Section 9 in Bangalore Mahanagara Palike Building Bye-laws 2003

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Greater Bengaluru City Corporation -

Section 9 in Bangalore Mahanagara Palike Building Bye-laws 2003

9. OPEN SPACES, COVERAGE AND FLOOR AREA RATIO.

9.1Open spaces – Every room intended for human habitation shall abut on an interior or exterior open space or open verandah open to such interior or exterior open space.

9.2Exterior open spaces/ set backs, coverage, floor area ratio, numbers of floors and heights - The set backs required on all the sides of building/s, maximum plot coverage, maximum FAR, maximum number of floors, maximum height of buildings that are permissible for different dimensioned sites and widths of roads are set out in Tables 4, 5 and 6 given below.TABLE 4(Bye-law 9.2)EXTERIOR OPEN SPACES/SETBACKS IN METRES FOR RESIDENTIAL, COMMERCIAL, PUBLIC & SEMI-PUBLIC, TRAFFIC & TRANSPORTATION AND PUBLIC UTILITY BUILDINGS UPTO 9.5 MTRS. IN HEIGHT

T & T. P.U.							T & T. P.U.
Depth of site in mtrs.	Residential		Commercial		Public and Semi-Public		Width of site in mtrs.	Residential		Comercial		Public and Semi Public
	Front	Rear	Front	Rear	Front	Rear		Left	Right	Left	Right	Left	Right
Upto 6	1.00	-	1.00	-	1.50	-	Upto 6	-	1.00	-	-	-	1.50
Over 6 upto 9	1.00	1.00	1.50	-	1.50	1.50	Over 6 upto 9	1.00	1.00	-	1.50	1.50	1.50
Over 9 upto 12	1.50	1.50	1.50	1.50	3.00	1.50	Over 9 upto 12	1.50	1.50	1.50	1.50	1.75	1.50
Over 12 upto 18	3.00	1.50	3.00	1.50	3.00	1.50	Over 12 upto 18	1.50	3.00	1.50	3.00	2.00	3.00
Over 18 upto 24	4.00	3.00	3.50	3.00	4.50	2.00	Over 18 upto 24	2.50	3.50	2.50	4.00	3.00	3.00
Over 24	5.00	3.50	4.50	3.00	6.00	3.00	Over 24	3.00	4.00	3.00	4.50	3.50	4.50

Abbreviations T & T = Traffic & Transportation, P.U. = Public utility.TABLE 5(Bye-law 9.2)EXTERIOR OPEN SPACES/SET-BACKS FOR RESIDENTIAL, COMMERCIAL, PUBLIC AND SEMI-PUBLIC, TRAFFIC & TRANSPORTATION, PUBLIC UTILITY BUILDINGS - ABOVE 9.5 MTS. IN HEIGHT

Sl. No.	Height of Building in mtrs.	Exterior open spaces / set-backs to be left on all sides (Front, Rear and Sides) in mtrs.
1.	Above 9.5 upto 12	4.5
2.	Above 12 upto 15 5.0
3.	Above 15 upto 18	6.0
4.	Above 18 upto 21	7.0
5.	Above 21 upto 24	8.0
6.	Above 24 upto 27	9.0
7.	Above 27 upto 30	10.0
8.	Above 30 upto 35	11.0
9.	Above 35 upto 40	12.0
10.	Above 40 upto 45	13.0
11.	Above 45 upto 50	14.0
12.	Above 50	16.0

TABLE 6(Bye-law 9.2 and 9.10)COVERAGE AND FAR FOR RESIDENTIAL, COMMERCIAL, PUBLIC AND SEMI-PUBLIC, TRAFFIC & TRANSPORTATION, AND PUBLIC UTILITY BUILDING

Plot Area in Sq. mtr.	Residential		Commercial		Public & SemiPublic T&T & Public Utilities		Road width (Mtrs)
	Plot Coverage	F.A.R. Max	Plot Coverage	F.A.R. Max	Plot Coverage	F.A.R. Max
A – INTENSELY DEVELOPED AREA
Upto 240	65%	0.75	65%	1.00	60%	1.00	Upto 6
Over 240 Upto 500	60%	0.75	60%	1.00	55%	1.00	Over 6 upto 9
Over 500 Upto 750	60%	1.00	60%	1.25	50%	1.00	Over 9 upto 12
Over 750 Upto 1000	60%	1.00	60%	1.25	50%	1.25	Over 12 upto 15
Over 1000	60%	1.25	55%	1.50	45%	1.25	Over 15
B – MODERATELY DEVELOPED AREA
Upto 240	65%	1.00	65%	1.25	60%	1.00	Upto 9
Over 240 Upto 500	60%	1.25	60%	1.50	55%	1.25	Over 9 upto 12
Over 500 Upto 750	60%	1.25	60%	1.50	50%	1.25	Over 12 upto 15
Over 750 Upto 1000	60%	1.50	60%	1.75	50%	1.50	Over 15 upto 18
Over 1000	60%	1.75	55%	1.75	45%	1.50	Over 18
C - SPARSELY DEVELOPED AREA
Upto 240	65%	1.00	65%	1.25	60%	1.25	Upto 9
Over 240 Upto 500	60%	1.25	60%	1.50	55%	1.50	Over 9 upto 12
Over 500 Upto 750	60%	1.50	60%	1.75	50%	1.50	Over 12 upto 15
Over 750	60%	1.50	60%	1.75	50%	1.80	Over 15 upto 18
upto 1000 Over 1000	60%	2.00	55%	2.00	45%	1.80	Over 18

Note 1: The dimensions in British system if any, adopted for the dimensions of plotsmay be interpreted as follows in Metric system and set backs may beapplied accordingly.

20’-0”	6.0 m
30’-0”	9.0 m
40’-0”	12.0 m
50’-0”	15.0 m
60’-0”	18.0 m
80’-0”	24.0 m

Note 2 : The open spaces to be provided shall conform to the height necessary to consume the permissible FAR.Note 3: (a) The front and rear set backs shall be with reference to the depth of the site.

(b)The left and right set backs shall be with reference to the width of the site.

(c)If the height of a building exceeds 9.5 metres, the set backs to be provided shall be higher of the set backs specified in tables 4 and 5.Note 4 : Building lines have been prescribed to certain roads by the Bangalore Development Authority in Table 33 of the Zoning Regulations. This table is appended as Schedule X to these bye-laws. In such cases, the front set back or the building line which is higher of the two shall be provided.Note 5 : In the case of corner sites both the sides facing the road shall be treated as front side and regulations applied accordingly to maintain the building line on these roads and to provide better visibility.Note 6 : In the case of a building facing more than two roads, the plot should be considered as corner plot taking two wider roads into consideration.Note 7 : In the case of sites facing roads both in front and rear, both the sides facing roads should be treated as front and other two sides not facing roads should be treated as right and the setbacks be applied accordingly.Note 8 : In case where the plinth of the building is not parallel to the property line, the setbacks shall not be less than the specified setbacks at any given point on any side.Note 9 : In case of irregular plots the set-backs are to be calculated according to the depth or width at the points where the depths or widths are varying. Average set-backs shall not be considered in such cases.Note 10 : The left and right set-backs may be interchanged by the Authority in exceptional cases due to existing structures like; open well and also considering the topography of the land. However, this shall be resorted to by the Authority only as an exception.Note 11: Set-backs should be provided in the owner’s plot. Public open space or conservancy should not be considered as set-backs.Note 12: In case of two or more buildings proposed on a single site, the set-backs shall be applied by considering them as a common building. In such cases, the distance between the two buildings shall be minimum of half the height of the taller building.Note 13: For plots with an area of more than 750 sqm. bell mouth entrance shall be provided.Note 14: The front set back mentioned above are minimum. The building shall be shifted back to the building lines, if any declared by any competent authority.

9.3High rise buildings.

9.3.1In the case of ‘high-rise buildings’ the minimum set-back all-round the building shall be as in Table 5.

9.3.2Minimum depth or width of a site for high rise buildings shall be 21 mtrs.

9.3.3Minimum road width facing a high rise building shall be 12mts.

9.4Garages

9.4.1For the buildings upto a height of 9.50 metres, one garage may be permitted in the rear right hand corner of the plot without right and rear set backs, if the following requirements are fulfilled, namely

(a)height of the garage does not exceed 3.00 Metres from the ground level;

(b)not more than one upper floor is proposed over such a garage;

(c)height of the garage and the upper floor, if any, is limited to 6.50 Metres from the ground level;

(d)no other structure is proposed over upper floor of the garage;

(e)no openings are provided in the garage and its upper floor towards the neighbouring buildings;

(f)the upper floor is accessible only from lower floor;

(g)not exceeding one side door is provided to the garage at the ground level towards the rear setback of the building;

(h)no other structures except one lumber room and a stair case are provided in the rear side of the garage;

(i)depth of the lumber room does not exceed 1.25 Metres;

(j)length of the garage including the lumber room and stair case does not exceed one third of the length of the site or 6 Metres, whichever is less;

(k)width of the garage does not xceed 4 metres;

(l)the distance from the outer surface of the garage to the plot boundary is not less than 4.50 metres;

(m)in the case of corner plots, the garage is located at the rear corner diagonally opposite to the road intersection.

9.4.2A Garage not exceeding 3.00 metres width may be permitted as part of the main building with minimum setbacks applicable to such a building, provided such a garage is not located at the intersection of roads in the case of corner sites. The length of the garage shall not exceed one third of the length of the corresponding side of the site or 6.00 metres, whichever is less.

9.5Provision of ramp in setback : A ramp provided from surface level of the site to the basement floor shall have a minimum width of 3.50 meters and slope of not more than 1 in 10. The ramp shall have a margin of two meters kept free from the adjacent properties. The gradient of a ramp shall start after leaving a minimum distance of one metres from the front boundary of the plot.In the case of high rise buildings, the ramp may be provided in the set back area without affecting the free movement of fire tenders.

9.6Application of land use :

9.6.1Where the nomenclature of a road differs from the one mentioned in the district maps of the development plan, the location of the site may be considered to determine the land use.

9.6.2In cases of permitted land use, the Zoning Regulations shall be applied to a building keeping in view the use of the proposed building without reference to the land use of the Zone. However, the front set back shall be the higher of the one prescribed for that particular zone or the one prescribed for the use permitted in the zone.Example: If residential permission is granted in a commercial zone, the regulations applicable to residential use only be adopted except maintaining the higher of the front set back applicable either to commercial or residential use.

9.6.3The land use indicated towards the road side of a property shall be the land use for the entire property (one property depth) without identifying it for different uses by measuring as per the scale of the maps.

9.6.4Different uses permitted in a given zone may be allowed in different floors of the building. In such cases, the regulations applicable to the use of the ground floor of the building shall apply to the entire building. When mixed land uses are permitted in the ground floor, the predominent use among them shall be considered as the use of the ground floor.

9.7Plots facing the roads proposed for widening: Where upper floors are permitted over the existing buildings which are sanctioned prior to the coming into force of these bye-law s and which are facing the roads proposed for widening in the development plan, the upper floors shall be limited to the proposed line of road widening or building line, if any prescribed.

9.8Additions, alterations and modifications :(i)Any additions, alterations & modifications to existing buildings shall be permitted in accordance with these bye-laws.(ii)In case of the buildings which are existing prior to coming into force of these regulations, upper floors may be permitted according to the existing set-backs only, but limiting the F.A.R. and the number of floors according to the present bye-laws, subject to production of the foundation certificate as prescribed in the bye-law no. 3.2 (9).

9.9Interior open spaces – The whole of one side of one or more rooms intended for human habitation and not abutting on any of the front, rear or side open spaces shall abut on an interior open space of minimum width of 3 m.

9.10Limitations of floor area and covered area

9.10.1The coverage, and FAR, for different sizes of plots with reference to existing road width as limiting factor are given in the table No.6 for various types of buildings like residential, commercial, public and semi-public, etc. The local planning area of Bangalore City is divided into A, B & C areas by the Bangalore Development Authority for the purpose of regulating building constructions as under:-(A) Intensely developed area. (B) Moderately developed area. (C) Sparsely developed area . Note: (1) A map showing the details of A, B and C areas is available in the office of the Bangalore Development Authority, Bangalore.A copy of this map is appended to these bye-laws.Note: (2) When two sides of the same road are included in two different areas like: A and B or A and C, then both the sides shall be treated as intensively developed area (‘A’ area) up to one property depth.Note: (3) When two sides of the same road are included in two different areas like: B and C, then both the sides shall be treated as moderately developed area (‘B’ area) up to one property depth.

9.10.2In respect of the following buildings, the maximum coverage shall be as prescribed below.

Building	Permissible maximum coverage
a. Hospital	25%
b. Health centre/nursing home	33.33%
c. Nursery school/primary school	33.33%
d. Secondary school	30%
e. College	25%

9.10.3(a)The floor area of a building shall be the aggregate area of the floors of all parts of the building including thickness of walls, parking area, staircase rooms, lift rooms, ramps, escalators, machine rooms, balconies, ducts including sanitary ducts, water tanks, lobbies, corridors, foyers and such other parts provided for common service.(b)The floor area ratio shall exempt the floor area used for the following purposes, namely:-(i)parking space(ii)staircase rooms(iii)lift rooms(iv)ramps(v)escalators(vi)machine rooms(vii)open balconies(viii)ducts including sanitary ducts and(ix)water tanks.(c)Parking area shall be exempted to the extent required for the building.(d)The area covered by the following structures on the roof are exempted from the floor area upto fifteen percent of the area of the roof over which they are erected, namely:-(i)staircase rooms(ii)lift machine rooms(iii)pent house(iv)water tanks(v)equipments for ventilation, air conditioning and similar services.(e)Lobbies, corridors provided in the plan shall be considered for F.A.R.(f)The nomenclature of certain roads may differ with those mentioned in the District Maps of the Revised C.D.P. In such cases, the location of the site may be considered to determine the land use.Note : One penthouse only is permissible for a building. The area of the penthouse with staircase room shall be limited to 19 sq.mtrs. If this limit is exceeded, the structures shall be considered for reckoning the FAR.

9.10.4When sites do not face the roads of required width noted against each, then the FAR applicable to the corresponding width of roads shall apply.

9.10.5When a site faces wider road than the one prescribed against it, the FAR shall be restricted only to the limit prescribed for the area of that particular site.

9.10.6When coverage is less than the maximum prescribed in Table 6, floors and height beyond the limits indicated in table 5 may be permitted to utilise the full FAR subject to the provision of minimum set backs prescribed in Tables 4 and 5, whichever is applicable.

9.10.7The set-backs and coverage shall be determined irrespective of the width of the road.

9.10.8Buildings for cinemas - Setbacks and other requirements for permanent or other cinema buildings shall be in accordance with the Karnataka Cinemas (Regulation) Act 1964 and the rules made there under. No building other than a cinema theatre shall be permitted on the sites of cinema theatres unless such buildings are permissible under the above said Act.

9.10.9Minimum Road Width for Kalyana Mantapas –

TABLE - 6A

Site Area	Minimum Road width
a) Upto 250 Sq.Mtrs.	9.00 Mtrs
b) Over 250 Upto 500 Sq.Mtrs	12.00 Mtrs
c) Over 500 Upto 1000 Sq.Mtrs	15.00 Mtrs
d) Over 1000 Sq.Mtrs	18.00 Mtrs

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Greater Bengaluru City Corporation -

Section 9 in Bangalore Mahanagara Palike Building Bye-laws 2003

9. OPEN SPACES, COVERAGE AND FLOOR AREA RATIO.