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Greater Bengaluru City Corporation -

Section 3 in Bangalore Mahanagara Palike Building Bye-laws 2003

3. BUILDING LICENCE

3.1Licence – Every person who intends to erect or re-erect a building or make material alterations or cause the same to be done, is required to obtain a licence from the Authority.
3.2Application and documents to be submitted with the application - Every person who intends to erect or re-erect or alter a building, including temporary structures for the purpose of exhibitions, trade fair or circus or execute any of the works other than repairs, as specified in Sections 299, 304 or 312, of the Act, shall give an application in writing to the Authority in the Form set forth in Schedule II and such application shall be accompanied by plans, documents and information as required hereunder.
(1)Title deed/possession certificate – A copy of the title deed or possession certificate of the property, issued a competent authority.
(2)Property card and latest assessment book extract – A copy of the property card along with the sketch issued by the Department of Survey and Settlement, and Land Records (City Survey) and latest assessment book extract issued by the Corporation indicating the measurements of the property .
(3)Upto date tax paid receipt – The receipt for having paid up to date property tax to the Corporation shall be enclosed.
(4)Previously sanctioned plan - Attested copy of the previously sanctioned plan if the application is for addition/ alteration/modification to the existing building. If the applicant for any reason cannot produce the previously sanctioned plan of the existing building, then in such cases the plan of the existing building along with site plan, etc., will have to be submitted.
(5)Drawings – The following drawings in ammonia prints. One drawing on tracing cloth/polyester tracing film shall be enclosed in addition to the ammonia prints.
5.1Key plan – A key plan drawn to a scale of not less than 1 in 10,000 showing the boundary locations of the site with respect to neighbourhood landmarks.
5.2Site plan – Site plan drawn to a scale of 1:500 for sites of area upto one hectare and 1:1000 for sites of area more than one hectare. The site plan shall indicate the following, namely:-
(a)title of drawing consisting of the property number of the site name of the block, street or road in which the site is situated, number of the site if situated in an approved layout, and reference number of such approval with the use of the building;
(b)the boundaries of the site and of any contiguous land belonging to the owner thereof;
(c)the north direction relative to the plan of the building;
(d)the name and description of the adjacent roads, street, or lanes, if any, with the width thereof;
(e)the position of the adjacent plots whether vacant or built up;
(f)the area to be occupied by the proposed building and the set backs proposed for proper air and ventilation;
(g)the nature of the ground on which the proposed building is to be erected, whether natural like, rocky, gravelly, clayey, sandy etc., or made up ground. In the case of made up ground, the time when it was so made up and the materials used in making it up shall be indicated. In case of sloping ground where the gradient exceeds 5% (1:20) block levels have to be furnished in the site plan;
(h)any physical features such as wells, drains, transmission lines, etc.;
(i)natural features like existing trees, ridges, valleys etc.,
(j)block levels in cases where basement/cellar floors are proposed below ground level;
(k)such other particulars, as may be specified by the Authority.
5.3Building plan – Building plan drawn to a scale of not more than 1:100 showing the following particulars, namely
(a)floor plans of all floors indicating north line and the various parts of the building, sizes of rooms, position of stair-cases and lifts, machine rooms, ramps etc., in detail along with street elevation;.
(b)use or occupancy of all parts of the building;
(c)exact location of essential services viz., water closets, baths, sinks, etc;
(d)sectional drawing showing sizes of footing, thickness of walls, spacing of columns, thickness of roof slab, height of rooms, height of parapet, drainage and slope of the terrace roof details of staircase showing tread, rise and landing width, railing, etc;
(e)details of ventilation of all rooms;
(f)open spaces or yards inside or surrounding the buildings;
(g)sewerage arrangements;
(h)the schedule of all doors, windows, and ventilators showing sizes and numbers;
(i)dimensions of projected portions beyond the walls like chajja, balcony, canopy, etc;
(j)in case of basement floor, position of the ramp with respect to the entrance, ground level and building, with a slope not exceeding 1 to 10, the drainage arrangements in the basement floor, etc;
(k)arrangements for vehicular parking as per standards laid down in bye-law 16.0 indicating the entry, exit of vehicles, drive way, etc;
(l)such other particulars like, site area, plinth area of all buildings, areas of each floor and total floor area, building coverage, total height of building, etc shall be indicated;
(m)The drawing must be fully dimensioned so as to have easy, quick and accurate measurements.
(6)Licence fee receipt – Receipt for having paid to the Corporation fund licence fee as prescribed in bye-law 3.7.1 and 3.7.2.
(7)Indemnity bond on stamp paper as prescribed by the Authority.
(8)Schedule II of the National Building Organisation duly filled in duplicate as per Schedule XIII of these bye-laws.
(9)Foundation certificate – Foundation certificate which certifies the fitness of foundation to bear the additional building load in respect of old buildings above which new floors are proposed to be added which is issued by a Registered Architect / Engineer / Supervisor specified in Schedule IV of these bye-laws.
(10)Other certificates – Certificates from the following authorities, wherever applicable. (Agency => In respect of)
10.1Bangalore Development Authority =>(a)Commencement certificate for the change of land use in the Development Plan of Bangalore as per section 14 & 15 of the Karnataka Town and Country Planning Act, 1961.(b)Bifurcation or amalgamation of plot as per Section 17. of KTCP Act 1961.(c)Approval in case of buildings permissible under special circumstances as per Schedule I.(d)Approval of layout plan in case of Group Housing Schemes where sital area of group housing exceeds 4,000 sq. mtrs.(e)In case of civic amenity site, leased out by the Bangalore Development Authority, commencement certificate under sections 14 and 15 of the Karnataka Town and Country Planning Act, 1961 for construction of the building.
10.2Bangalore Water Supply & Sewerage Board => N.O.C. in case of high rise building or group housing.
10.3BESCOM => N.O.C. in case of high rise building or group housing.
10.4Fire Services Department => N.O.C. in case of high rise building. (Bye-law 2.45 definition)
10.5Airport Authority of India => N.O.C. in case of high rise building.
10.6Telecommunication Department => N.O.C in case of high rise building above 7 floors.
10.7Karnataka Slum Clearance and Improvement Board => N.O.C. with regard to non-interference with improvement schemes, in respect of areas notified under section. 3 of the Karnataka Slum Areas (Improvement & Clearance) Act, 1973.
10.8District Magistrate => N.O.C. in case of permanent and/or semi permanent cinema theatres including drive-in-theaters, and petrol pumps.
10.9Director of Factories and => N.O.C. in case of industrial buildings Boilers
10.10Controller of Explosives => N.O.C. in case of buildings proposed for storage or sale of combustible articles.
10.11Railways => N.O.C. in case of buildings abutting railway margin.
10.11Supervision certificate => A certificate in the form given in Schedule III by the competent Registered Architect / Engineer / Supervisor who shall be undertaking the supervision.
3.3Preparation and signing of plans - All the plans shall be duly signed by the owner orhis legally authorised agent or attorney and also by the Registered Architect / Engineer /Supervisor, and shall indicate their names and addresses, qualification and theregistration number allotted by the Authority.
3.4Size of drawing sheets - The following sizes shall be adopted for the drawings to besubmitted.TABLE 1(Bye-law 3.4)SIZES OF DRAWING SHEETS
Sl. No. Standard Trimmed size (mm) Untrimmed size (min) in mm
1. A0 841 x 1189 880 x 1230
2. A1 594 x 841 625 x 880
3. A2 420 x 594 450 x 625
4. A3 297 x 420 330 x 450
5. A4 210 x 297 240 x 330
6. A5 148 x 210 165 x 240
Any of the above convenient standard sizes may be adopted considering the details to be shown.
3.5Colouring of plans – All the plans should be coloured as specified in Table 2 and folded toA4 size.TABLE 2(Bye-law 3. 5)Colouring of plans
      Site Plan     Building Plan  
Sl. No Item White Plan Blue Print Ammonia Print White Plan Blue Print Ammonia Print
1. Plot lines Thick Black Thick Black Thick Black Thick Black Thick Black Thick Black
2. Existing Street Green Green Green - - -
3. Future street if any Green dotted Green dotted Green dotted - - -
4. Permissible building line Thick dotted Thick dotted Thick dotted - - -
5. Open Space Colour No Colour No Colour No Colour No Colour No Colour No Colour
6. Existing Work Black outline White Blue Black White Blue
7. Work proposed to be demolished Yellow hatched Yellow hatched Yellow hatched Yellow hatched Yellow hatched Yellow hatched
8. Proposed work (see Note 1) Red filled in Red filled in Red Red Red Red
9. Drainage & Sewerage work Red dotted Red dotted Red dotted Red dotted Red dotted Red dotted
10. Water Supply work Black dotted thin Black dotted thin Black dotted thin Black dotted thin Black dotted thin Black dotted thin
Note: (1) Item No.8 does not apply, in case of an entirely new construction on the site.Note: (2) For land development, sub-division, layout, suitable colouring notations shall be used which shall be indexed.
3.6Registration of Architects / Engineers / Supervisors – Architects / Engineers / Supervisors referred to under these bye-laws shall be registered by the Authority as stipulated in Schedule IV.
3.7Building licence fee -
3.7.1Every person intending to construct or reconstruct or alter any building under sections 299, 304 and 312, of the Act shall pay to the Corporation fund, the building licence fee as prescribed by the Authority subject to a minimum of Rs. 300/- (Rupees three hundred only) Provided that no licence fee shall be payable by the Central and the State Governments for the construction of buildings by them on their lands.Note: The fixation of licence fee shall be governed by the following:(a)For re-erection of existing buildings, the fees chargeable shall be the same as for the erection of new buildings.(b)For additions and alterations in the existing buildings the fees shall be chargeable on the added portions only at the same rate applicable to the new building.
3.7.2\Part of the building licence fee which shall not be less than 5% of the licence fee and subject to a minimum of Rs. 50/- (Rupees fifty) only shall be paid together with the application for building licence, as scrutiny fee, which is not refundable. The balance amount of licence fee shall be paid on receipt of demand notice from the Authority.
3.7.3Licence fee for compound wall at Rs. one only per running meter shall be paid on receipt of demand notice.
3.8Ground rent - The ground rent for stocking of building materials on public land as prescribed by the Authority without causing obstruction to movement of vehicles and pedestrians subject to the permission of the Authority.Note: (i) The ground rent charges shall be based on the total floor area of all the floors in the buildings. The ground rent is valid for a period of two years only. If the building is not completed and the occupancy certificate is not obtained within the period of two years,further rent is to be paid at half the rate per annum or part thereof till the building is completed.Note: (ii) The ground rent applies only for the storing of building materials and not for any other purpose.Note: (iii) If the public land is utilised for storing of excavated materials and debris, separate charges will have to be paid at four times the rate fixed as ground rent.
3.9Ground rent for high rise buildings : High rise buildings are not exempted from payment of ground rent irrespective of the set backs and coverage.
3.10Exemptions for ground rent - Ground rent may be exempted in the following cases, namely
(1)individual residential bungalows with front set back of 6 metres and more with coverage of not more than 55 per cent.
(2)schools, colleges and other institutions with a front set back of 8 meters and more with coverage of not more than 33.33 per cent.
(3)religious and cultural buildings with a front set back of 8 meters and more with coverage of not more than 45 per cent.
(4)heavy industries and Government buildings with large extents of land capable of storing the building materials within the periphery of the property.Note: Exemption shall be granted only on production of undertaking from the applicant on a stamped paper of Rs. 30 that the Corporation land, footpath and road will not be used for stocking building materials as well as depositing debris and in case of violation of this condition, they shall be liable to pay the ground rent at the normal rates in addition to the penalty of 50 % of the amount specified which will be recovered as arrears of tax on land and buildings, etc.
3.11.1Construction of temporary shed - Temporary shed to be used as construction shed may be permitted in that plot (excluding public land) along with the sanction to a building and may be put up not earlier than a month before the commencement of the work and shall be removed immediately after the completion of the work. Occupancy certificate for the building shall be issued only after the removal of the temporary shed.
3.11.2Temporary Structructres – Temporary Structruers used for running establishments of commercial in nature, Religious and Cultural Programmes etc,., shall be permitted according to the purpose for which these are used by the special permission of the authority for a limited period and subject to such conditions as may be imposed in the permission. Such temporary structrues shall be completely removed on the expiry of period specified in it.
3.12Demand notice -The demand notice for the payment of licence fee, ground rent and such other fee for the issue of building licence will be valid for a period of forty five days only from the date of issue of the notice. After the expiry of the above period, fees shall be paid as per the revalidated demand notice. The revalidation shall be subject to the then in force at the time of such revalidation.
3.13Revision of licence fee and ground rent - The Licence fee and ground rent are subject to revision from time to time by the Commissioner without notice.