Master Plan Part 1

Master plan (Revision-II) 2021 final
Mangalore
CHAPTER I INTRODUCTION
History of Mangalore dates back to the fourteenth century, when Alupas ruled the kingdom, which was divided into two divisions. The region around Mangalore was called Mugaru nadu, where as the northern region around Baindoor as Baindura nadu. For a short period, the region was under the rule of Hoysalas. From about the middle of the fourteenth century to the end of the sixteenth century, the district was part of the Vijayanagara Empire. The administration of the region of South Canara was transferred to Keladi rulers by the Vijayanagara Emperor, .around 1554 A.D. The region passed into the hands of Hyder Ali in 1763 A.D. and later to his son Tipusultan. Later it was annexed by the British after the fall of Tipu sultan in 1799 A.D.. Under the British rule, the South Canara was part of the Madras presidency. The South Canara district (later called Dakshinakannada district) had 8 taluks within its jurisdiction. A new district was created by name Udupi District, in the year 1997 by including Udupi, Kundapur and Karkala taluks in it. The remaining part viz, Mangalore, Bantwal, Puttur, Belthangadi and Sullia formed the Dakshina kannada district. The district is bounded by Udupi and Chikkamagalore district in the north, Hassan and Kodagu (Madikeri) district in the east, by Kerala state in the south and by the Arabian Sea on the west.
Regional setting
Mangalore is the headquarters of the Dakshina Kannada district. The city is on the west coast of the state and is eccentrically located in relation to the district region. Mangalore is the largest of all the eight-urban centers of the district. Incidentally it is also the largest of all the urban centers in the entire west coast, in Karnataka.
Mangalore
Location
Mangalore, as already stated, is on the west coast and is located at 12. 52 North latitude and 74.53 East longitude. It is at a distance of 357 km from the state capital. Mangalore is a railway head, with broad gauge railway links to Kerala & Tamilnadu in the south and Goa & Maharastra in the north. The Mangalore Hassan railway line links the states Capital via Arasikere and Mysore. The city is on the national highway No. 17 and national highways 13 and 48 radiates from the city. The city is also connected to the state capital and other national major urban centers by air routes from Bajpe airport, which is located in the Mangalore local planning area. International link is also established now to gulf region of the Middle East. Mangalore is a major alweather harbour linked to other major harbours of the country and also international ports. The old bunder (port) is a relatively small-scale freight and fishing harbour. It also links areas served by the inland transport facility in Netravathy and Gurpur Rivers
Hinterland
The influence of Mangalore is a variable considering the various functions of the city (or the facilities the city is providing). The day-to-day service has a relatively small area around the city, confining to Mangalore and the neighbouring taluks of Buntwal and Belthangady taluks. Higher order and specialised facilities in the field of health and education influences a much larger area extending to the neighbouring districts of Chikkamagalore, Madikeri and even parts of Kasargod district in Kerala state. Similarly, the area of influence, attracting the labour and specialized trained personal in various establishments located in the city extend beyond the Mangalore district. In so far as the area of influence, in regard to the export and import products is concerned, Mangalore Harbour has greater part of the states geographical area, as its hinterland, with particular reference to iron and other ores exported and also the petroleum products, fertilizers etc
Mangalore
Structure of the city

Mangalore city shows a north south direction growth, parallel to the sea coast. Ribbon type developments are common all along the transport corridors with narrow approaches from the main road to interior development. The old town is thickly built The growth of the city, unlike other closely continuously built developments of the maidan situations has a special character, guided by the topography. The topography is undulating with hillocks with steep terrain and draining towards the two main rivers, namely Gurupura and Netravathy. The circulation has followed the ridges and developments have occurred all along, ribbon type, with isolated thick developments depending upon availability of land for devalopment. The valleys and low-lying areas are either agriculture or garden in-between the developments. Narrow approach roads or paths takes off from the main roads to individual enclosers or compounds, having a number of separate buildings or building blocks (some times flat type multiple dwellings) are observed. The major circulation radiates from the heart (Hampanakatte) like the spokes of a wheel in all directions. The North South running NH-17 intercepts these radiating roads and also the NH-48, NH-13 and the state highway (SH-67). Developments along the sea Coast i.e. the south sand spit (Ullal & Someshwara) and the north sand spit (Bengre & Tannirubavi) very close to the coastline are also observed. As we move towards the east, away from the coast, East of the NH-17, the development is mainly confined to the main roads and isolated pockets in the interiors with approaches from the main corridors.
Mangalore
Climate
The climate in Dakshina kannada district is observed to have heavy rainfall, high humidity and very hot summer. The year is divided into four seasons. The hot summer from March to May. This is followed by the rainy season (south west monsoon) from June to September. October and November is the retreating monsoon or post mon-soon season. December to February is the north-east monsoon, although the rains cease by December and the remaining period is dry. The rainfall data in the recent past i.e last ten years, reveals that generally the rain fall in Mangalore taluk is relatively less than the district normal rainfall. There was an exception to this observation during 2001 and 2002, during which the actual rainfall was larger than the district average normal rainfall. A taluk-wise rainfall table for the period from 1997 to 2006 is noted below.
Taluks Buntwal Belthanga di Mangalor e Puttur Sullia District Total Average
Normal rainfall mm 3819 4589 3707 3946 4095 20156 4031
Actual rainfall (MM) 1997 4445 5134 3861 4688 3814 2194 2 4388 1998 4334 4627 4001 4605 3879 2144 6 4289 1999 3742 4756 3585 3807 3349 1923 9 3848 2000 2939 4042 3124 3257 3141 1650 3 3301 2001 3778 3868 3781 3394 3320 1814 1 3628 2002 2961 3617 3413 2894 2748 1563 3 3127 2003 3582 4008 3268 3185 3388 1743 1 3486 2004 3590 3538 3124 3440 3345 1703 7 3407 2005 3255 4247 2819 3445 3571 1733 7 3467 2006 4234 5192 2887 4077 4062 20452 4090
(Source: Dist. Statistical officer, D.K. dist, Mangalore).
There are nine rainfall gauges in Mangalore taluk. The normal number of rainy days was observed to be 120 days in Mangalore taluk. But during 2006, the actual number of rainy days was only 110 days.
Mangalore
Temperature
The seasonal variations in temperature are small. The southwest monsoon is the coolest part of the year, with the mean daily maximum temperature of 29o C (84o F). April and May are considered to be the hottest months of the year. Day temperatures remain high even during the period December to February. Often the oppressive heat is relived by the comparatively cool Sea breezes, which blow in the afternoons. The highest maximum temperature ever recorded at Mangalore was 37.8o c (100o F) on February 28th, 1920 and the lowest minimum was 16.7o c (62o F) recorded on January 13th, 1911, February 8th, 1911 and December 10th, 1950. The air is highly humid all through the year, partially so in the southwest monsoon season. Skies are generally cloudy or overcast during the monsoon.
Winds
Winds are strong and are mainly westerly and south - westerly in the southwest monsoon months. In the rest of the year, winds are mainly from directions between north and east in the fore-noons and westerly and northwesterly in the afternoon.
Mangalore
CHAPTER II DEMOGRAPHIC STUDIES 1. Population

The population of Mangalore city local planning area was as indicated in the table below, during 1981, 1991 and 2001 census.
Administrative Administrative limits in the L.P.A. 981 a) Mangalore city corporation and its out growths
1 3, 14,139 3 2,977 1 2,098
b) Ullal Town Municipal council c) Mulki Town Municipal council
d) Other urban Rural areas within the L.P.A of 1, Mangalore 02,372 Total population in the local planning area. 4, 61,586 61,586
Census Year 199 200 1 1 3,94,772 4,16,262 (25.66 (5.44 %) %) 40,925 49,895 (24.10 (21.91 %) %) 14,100 16,389 (16.50 (16.23 %) %) 1,63,388 1,22,737 (33.12 (19.89 %) %) 5,72,534 6,46,434 (24.03 %) (12.91 %)
(Note: figures in brackets indicate Percentage Growth rates) On perusal of the growth pattern during the period 1981 and 2001, the overall growth of population in the L.P.A show 24.03 % growth during 1981-91 and 12.91% growth during 1991-2001. Mangalore City Corporation and its out growths showed a growth of 25.66% where as Ullal municipal area showed 24.10% growths during 1981-91. But during 1991-2001, these growth rates are respectively 5.44% and 21, 91% . The old city part has achieved a near saturation. It is observed that the other urban and rural areas in the L.P.A. showed 33.12% growths during 1991 2001.
Mangalore
It is also observed that some of the out growths have shown marked high rates of growth during 1981-91, where as some have shown moderately high growth rates of growth during 1991-2001. For example Suratkal, Panambur and Mudushedde showed very high growths during 1981-91. Moderately high growth rates were observed in Bajal, Kannur, Munnur and Kotekar during 1981-91. Growth rates of some of these areas cannot be assessed during 1991-2001, as these areas were ennumerated with city corporation areas and not seperately during the 2001 census operations. However Kotekar and Someshwar showed high growth trend during 1991-2001 also. It may be observed that further population growth possibilities within core city limits and T, M, Cs are limited. We may observe a tendency of residential uses giving way for more remunerative uses due to high land cost. A detailed study of change of uses in the city core may yield interesting information. This process of change of uses to a more remunerative uses result in shift of the residential growth to outer areas, near work centres, as has been observed in Someshwar, Kotekar, Suratkal, Panambur, Mudushedde etc. The estimation of population for the proposed plan period i.e. up to 2021, for the purpose of design of the Master plan is based on the potential that the city commands during the coming years. Various aspects of growth within the connurbation, like the various economic developments expected, the services in the tertiary sector that the city provides for itself and to the hinterland (region) and the public and semipublic facilities the city houses, are the basis for arriving at the future population. Industrial activity such as Mangalore Refinery Petrochemicals limited (M.R.P.L), Mangalore Chemicals & Fertilizers (M.C.F), Kudremukh Iron Ore Company limited (K.I.O.C.L), B.A.S.F (India), industrial estate development by K.S.S.I.D.C, Canning & Cashew Industries, Ceramic industries (Tiles industries), Ice factories for fish storage etc, have already developed. Growths of ancillary industries are also expected. A special economic zone (S.E.Z) is already declared by the Government in the Local planning area. The city has
Mangalore
higher order health and education facilities with particular reference to Medical, Engineering and Management are already established. The information technology sector has taken interest for development here. The Infosys, a leading. I.T Giant has already acquired land (through K.I.A.D.B) in Pajeer, Kairangala and Kurnad village adjacent to the L..P A limits for their I.T. project.Further, good communication network is already established through rail, road and air routes.Mangalore is a major harbour with its Export and Import activities increasing rapidly. It is in this contexts, the prospective population, for purposes of design of the Master plan, has to be determined. This exercise cannot be merely based on any mathematical formulae, which rely heavily on the past trends of growth only. They have their own limitations. The trend of urbanization occurring in the state, which include prime cities of the state and other class I cities of high potential like Bangalore, Mysore, Hubli- Dharwad and other major cities, can be a guide which can be considered to meet a higher trend of growth. It is observed, during 1991-2001, a decimal growth of 28.85% was recorded in urban areas of Karnataka. (This amounts to an annual exponential growth of 2.53%) Hence, it is thought that this trend may be considered for adoption in Mangalore L.P.A. also, to meet the growing potential. This means that the prospective population for 2011 may be taken as 8.30 lakhs and for 2021may be taken as 10.70 lakhs.
2. Sex Ratio
The sex ratios observed in Mangalore taluk urban areas are highly in favour of fair sexes in the census years 1991 and 2001. It is observed that the sex ratios in Mangalore taluk (urban), during 1991 was 1007 and in 2001, it was 1009. These ratios are observed to be higher than the Dakshinakannada districts figures of 998 and 1005 during census periods. Sex ratios of urban areas at taluk, district and state levels are given below for comparison. The sex ratios of child population (0-6 Age group), at these levels are also given.
Mangalore
Year
Mangalore Taluk Urban population Total population 1041 1031 955
Dakshinakannada District Urban population 998 1005 Total population 1020 1022 952
Karnataka state Urban population 930 942 Total population 960 965 946
1991 2001 2001 (child populati on age group 0 6)
1007 1009 -
(Source: C.O.I population Tables. 1991 and 2001.) It is observed that the trend of male out migration is seen generally, both at taluk level and district level. This general trend was observed even during 1971, in Coastal areas in particular (Including South canara district). The sex ratio of south canara district during 1971 was 1057 (including the present Udupi district also). The high level of literacy among the people, their enterprising nature and the probable attraction of Bombay and Gulf countries (for employment opportunities) and readily available linkage (via the sea, a cheep travel) had an impact on the male population, in the working age group, to migrate. Probably this is the reason for the imbalance of the sex ratios. This general trend is seen even today. A comparison of the sex ratios of population in the working age group and the non working younger age group will throw light upon the extent of the migration trend, In the age group of 0-6 during 2001, the sex ratios, in Dakshina kannada district was 952, where as the over all sex ratios was 1022 (These sex ratios at taluk level were 955 and 1031). Such comparison can be made even at the state level, where the sex ratios of children were 946 and that of the total population was 965. This trend, however has a reduced impact in Mangalore urban area due to rapid urbannisation (i.e. the sex ratio was 1009 in urban areas of Mangalore taluk compared to the figures at district level, i.e. 1022). This also indicates a rural -urban movement, in spite of the general trend, due to the rapid growth of the Mangalore urban agglomeration. 9
Mangalore
3. Literacy
The Dakshina Kannada district stands favorably in regard to literacy of population. During 1991 census period, 76.74% of the district population was literate as against the state level literacy of 56.04 %.. The urban population had 85.14% literates at district level and Mangalore taluk level (urban) had 85.99% literate population. During the 2001 census operation, the literacy further improved, both at the district level and at taluk level. At district level it was 83.4 % and at taluk level it was 87.3 % The Mangalore taluk (urban) population had 89.7% literates. The table below gives the literacy level in relation to state level figures during 1991 and 2001.
Mangalore Taluk Census Year Urban Male 1991 92.02 Total 89.34 75.45 82.21 92.60 82.10 87.30
Dakshinakannada District Urban 91.39 78.92 85.14 93.80 84.50 89.10 Total 84.88 68.84 76.74 89.70 77.20 83.40
Karnataka state Urban Total 67.26 44.34 56.04 76.10 56.90 66.60
Female 89.78 Total 85.99 Male 94.10
2001
Female 85.40 Total 89.70
(Source C.O.I.Tables / Dist. At a glonce D.K.Dist. (2006-07)
4. Function of the city

A study of the primary census abstracts of Mangalore urban agglomeration, during 1991 census, in regard to industrial classification of workers reveals that the tertiary sector and secondary sector activities dominated over the primary sector activity. Out of 1,72,257 main workers, tertiary sector accounted for 81007 workers, which is 47.03 % of the total main workers. .In the secondary category of workers 78534 main workers were enumerated, which accounted for 45,99 % of total main workers. Only 7.38% of the main
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Mangalore
workers were in the primary sector. As for the participation, 64.6 % men 35.4% women participated in the main worker category. It was also observed that nearly 60 % of the main workers in category V (b) (i.e. manufacturing, processing, services & repairs) in other than household industries were woman. In the category other services the proportion of women were substantial i.e. 34.48 % were women. Mulki, another important urban area in the agglomeration, within the local planning area, was in a similar situation, during 1991. Tertiory sector accounted for 45.84% and secondary sector accounted for 36.01% of the main workers. Here again in category V(b) manufacturing, processing, services & repairs in other than household industries 66.61% of main workers were women and also in other services category their participation was 29.33%. Thus, both Mangalore urban agglomeration and Mulki town can be classified as a bifunctional urban area with Tertiary and secondary sector activities. During the 2001 census, there were 2,30,032 workers (main + marginal) in Mangalore urban agglomeration. Out of this 98.3 % were in the category of house holds industries and other workers category. Men participation was 66.48% and women participation was 33.52 %. In the household industries category women participation was 92.52%. In the other workers category women participation was 20.3%. In Mulki town area similar situation existed. In the Household category 90.14% main workers were 22. 26 %. women.In the other workers category their participation was
Thus Mangalore Urban agglomeration and Mulki town are basically bi functional in tertiary and secondary sector of activity. It is most likely that this character continues in the plan period also
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Mangalore
(AgePopulation Composition (Age-Sex Structure)

The age sex composition of the population of the Mangalore taluk (urban) was observed to be as in the following table. Population composition Mangalore Taluk (Urban) 2001 Population Male Female Total % to % to % to Population Population Population total total total 24340 4.05 23106 3.84 47446 7.89 25213 28502 30636 33522 28061 23720 23427 19900 18037 13619 9171 7587 5732 3811 2059 1623 272 299232 4.19 4.74 5.09 5.57 4.67 3.94 3.89 3.31 3.00 2.26 1.52 1.26 0.95 0.63 0.34 0.27 0.04 24694 28043 32145 32296 28564 23699 23287 17663 16298 13233 9898 9237 7577 5581 3205 3059 262 301847 4.11 4.66 5.35 5.37 4.75 3.95 3.88 2.94 2.71 2.20 1.65 1.54 1.26 0.93 0.53 0.51 0.04 49907 56545 62781 65818 56625 47415 46714 37563 34335 26852 19069 16824 13309 9392 5264 4682 534 601079 8.30 9.40 10.44 10.94 9.42 7.89 7.77 6.25 5.71 4.46 3.17 2.80 2.21 1.56 0.87 0.78 0.08 100.00 Elderly Aged Group Working Age Group Women fertility age group
Age group (years) 0-4 5-9 10-14 15-19 20-24 25-29 30-34 35-39 40-44 45-49 50-54 55-59 60-64 65-69 70-74 75-79 80+ Age not stored All ages
Remarks Child group Primary & secondary school group Pre. Uni. & Collage group
Assuming that the age structure of Mangalore taluk (urban) can be adopted for the Mangalore urban agglomeration and the L.P.A. also and that a similar age structure is likely to stay even during the planning period also, we can work out the population of the city by 2011 and 2021, in the different age groups, which have their own planning requirement. An assessment of population in different age group for 2001 is done below. 12
Mangalore
Sl no 1 2 3 4 5 6
Age group 0-4 child group 5-9 Primary & 10-14 secondary age group 15 19 collage (general) age group. 20 59 working age group 60+ elderly age group Total population of L.P.A.Special group (Women in fertility age group. 20 34 2001
% to total 7.89 8.30 9.41 10.44 55.61 8.32
Population 2001 51000 53600 61000 67500 359500 53800 646434
14.07
91000
Note: population figure are rounded off. (Totals do not agree). In the above table six groupings of population are available along with a special women group (in fertility age group i.e. 20-34 age group). These groupings represent the population in the respective age group, which demand childcare, requirement of education infrastructure and availability of human resource. The special women group gives us an idea as to the maternity care requirement.
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Mangalore
CHAPTER III EXISTING SITUATION 1. HOUSING

On perusal of the census data during 1991, there were 97187 households living in 95287 occupied residential houses in Mangalore local planning area. A cursory glance shows a shortage of 1900 houses. In Mangalore city urban agglomeration, which includes the city corporation area, its outgrowths and two Municipal Councils, there were 76254 households occupying 74740 residential houses. In Mulki town 2741 households lived in 2702 residential houses. The housing requirement has to take into consideration the need to make available the required quality housing, under various income groups and also a factor of housing vacancy, which may be about 3 to 5% . For this purpose detailed investigation of the housing requirement has to be worked out. The actual position during 2001 census was that there were 1,28,705 households in the local planning area. This amounted to an increase of 31518 households during 1991-2001 period. It is observed that many Government departments, the City Corporation, the state electricity department, various industrial establishments, University etc have made efforts to provide residential quarters for their employees.
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Mangalore
Housing effort made in the Mangalore local planning area by various agencies are listed below. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 Government quarters P.W.D. quarters City corporation Police Department Commercial tax department Health Department Central excise Department Police housing corporation Karnataka power transmission corporation ltd (K.P.T.C.L) Karnataka housing board National institute of technology KARNATAKA (NITK) New Mangalore port trust (NMPT) project Kudremukh iron ore company limited (KIOCL) Mangalore chemical & fertilizer (MCF) Mangalore refineries petrol chemicals ltd (MRPL) Rehabilitation scheme. Post and telegraph Department. Urban development authority 1350 99 96
160 268 houses and 548 sites
(a) Following residential schemes were completed by the Urban Development authority 1. 2. 3. 4. 5. 6. 7. 8. 9. Mangala nagra, Attavara Pragathinagar Kankenadi Netravathy nagara, Kankanadi Mahatma nagara Markada Prashantha nagara, Derebail Sadashiva nagara, Kankanadi Somanath nagara Ullal Abbakka nagara Derebail Dr. Shivarama Karantha Nagara Padavu 10. Lalabahaddur nagara, Padavu 11. Maruthy nagara, Hosabetlu 101 55 70 63 98 86 326 56 sites sites sites sites sites sites sites sites
58 sites 41 sites 68 sites Total :1022 sites
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Mangalore
(b) The following residential schemes have been proposed to be taken up. (1) Padavu (2) Suratkal (3) Konaje
Slum Areas
A few slum developments noticed in the following areas of the city are proposed to be taken up for improvements by the Mangalore city corporation, under A.D.B assistance. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. Urva near Urva Market C.P.C compound Harijian colony, near cremation ground, Boloor Kodiyala guttu Harijian colony, Dongarakeri (behind hotel Tej Bhavani) Harijian colony (Pandeshwer) Kanduka (Behind D.Cs office) Hampanakatta (Behind B.N.S. bar) Gatty Hithlu & C.B. compound, Bhavanti Street . Harijian colony, Kudukori Gudda(north) Harijian colony, Kudukori Gudda(south) Jappinamogaru (Fisherman Colony). Mudushedde Harijian colony, Kodical Harijian colony, hoige Bazar Harijian colony, Shantha Alva compound Chapathy nagara, kavoor Kudukori Gudda bye pass road A Block Kudukori Gudda bye pass road B Block
Further, there is a proposal for construction of residential dwellings for PouraKarmikas, house-less and EWS of society by the Mangalore city corporation.
2. Economic Base of city

As has already been stated in chapter II (4), while discussing functional classification of the city, tertiary and secondary sectors of employment are dominating in Mangalore urban agglomeration. The tertiary sector slightly gaining an upper hand. It is observed from the data (as on 31-3-07), furnished by the industries department, Mangalore taluk has the major share of industrial activity in the entire district, employing about 83.00% of the total industrial employees of the district, in various industrial units. (Out of 31976 industrial employees in dakshina Kannada District 26536 industrial
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Mangalore
employees are in Mangalore taluk). A major portion of this industrial employee of Mangalore taluk are in Mangalore urban agglomeration only. Further, there were 8235 small-scale industrial units in Mangalore taluk employing 81905 workers. Major share of this appear to be in Mangalore urban agglomeration. There are Eighteen Mangalore. The tertiary sector accounted for 47.03 % of the total main workers during 1991 census. Trade and commerce and other services accounted for nearly 40.00 % of the total participation. A glance of the taluk plans statistics, as on 31-03-2007, reveal that trade and commerce, in Mangalore taluk is dominating in Dakshina Kannada district. Mangalore taluk itself is dominated by Mangalore Urban agglomeration which include almost all the urban areas of the taluk. (Except two small urban centers, namely Moodabidri with a population of 25700 and Mulur with a population of 5056 during 2001 census). Commercial bankings share of Mangalore taluk is 67.10% and urban co-operative bankings share of deposits in Mangalore taluk is 58.17 % of the total deposits in the district. In regard to vehicles population, Mangalore taluk has 66.67% of total vehicles in the district. Transport vehicles, both passenger and cargo Transport account for 70.00% of the districts Transport vehicles. The Government has notified a Special Economic Zone (S.E.Z) in the north eastern part of the L.P.A (and partly out side the LPA). An investment of nearly Rs 23,500 crores is expected. The K.I.A.D.B has already initiated action in this regard. Further the IT Giant Infosys has proposed and acquired about 424 acres of land in Pajeer, Kerinangala and Kurnad villages of Buntwal taluk, abutting the L.P.A, in the south east, near the Mangalore university. One dental collage is also coming up in the adjacent locality. (18) medium scale industries and four (4) large scales industries in
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Mangalore
These aspects make it clear that the city has a strong economic base, with particular Emphasis to industrial and tertiary sectors activity. The soft were Technology Park is a booster for the growth. Therefore, the city is bound to grow into an important major urban center in the state.
3. Civic amenities and public users

Civic amenities include all those uses that are necessary to keep the population of the city comfortable, in all aspects of their life. These are necessary to meet the social obligations, like maintaining the health, provide basic education to their children, besides providing the educational infrastructure for capacity building of its population, meet the requirements of the various sections of the society for peaceful and satisfied life in regard to their belief and faith, adequate facilities for active and passive recreation for the people.
Health
Health constitutes the most important requirement the population with out which the population cannot lead a happy and comfortable life. Mangalore city is observed to have higher order health facility, which besides serving the city also serve a much larger region. It is observed that there are eight major hospitals in Mangalore city, they are (a) (b) (c) (d) (e) (f) (g) (h) Government headquarters hospital (Wenlock hospital) 705 beds Lady Goshan hospital for women. (260) Beds Father Mullers hospital, Kankanady (750) beads T.B. Sanitorium, Mudushedde (100) beds K.M.C. Hospital (750) beads A.J. Medical hospital K.S. Hegde Medical College Hospital Yenapoya Medical College Hospital.
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Mangalore
The Mangalore city corporation has maintained seven (7) dispensaries in the city. Private nursing homes and hospitals are playing a very important role in the city. The number of private hospitals and nursing homes registered in the District Health office is forty six (46). The total number of beds in these exceeds 1500. Besides these a number of unregistered nursing homes dispensaries and clinics exist in the city. A glance of the taluk plans statistics of the Dakshina Kannada district (2006-07), as on 31-03-2007, also give a similar picture. Mangalore taluk, dominated by the Mangalore urban agglomeration, shares a higher percentage of health facilities in the district. Four (4) Alopathic hospitals have 1025 beads. (91.00% of the districts strength), six (6) Indian system hospitals (31 beads) (100.00% of the district), sixty seven (67) private hospitals & nursing homes, with a total bed strength of 6465 beds (80.45 % of the district strength), 21 primary health centers with 87 beds (29.00% of the district strength) There are two community health centers (80 beds) 528 Alopaty dispensaries, 123 Indian system dispensaries, 21 family welfare P.H. centers and 129 sub centers in the taluk. There are 251 drug stores (out of 376 in the district), nine blood banks (out of 11 in the district) in the Mangalore taluk. There are four (4) Veterinary hospitals 12 Veterinary dispensaries, 11 primary vet centers and one mobile Vet. dispensary in Mangalore taluk.
Education
As already reported in chapter II (3), while discussing the literacy of population, it is observed that the Dakshina kannada district stands in relatively better position in the state in regard to general literacy. This is a reflection of the facility that exist. The urban literacy of Mangalore taluk is 94.10% as against the state literacy of 66.60%. The education infrastructure that exists corroborates this position. A total number of 188 high schools (out of 384 in the district) and 61 Prer- university colleges (out of 128 in the district) are located in Mangalore taluk. Mangalore urban agglomeration dominates the scene here.
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Mangalore
In regard to higher education Mangalore taluk has 61 general colleges (these include general and professional colleges like business management course, hotel management course, education training and nursing collages), 7 medical (Alopathy & Indian Medicine), 2 Engineering collages, 4 dental collages and 3 libraries. Out of these, 6 medical collages, one engineering collage, 3 polytechnics and all the dental collages are with in the Mangalore urban agglomeration. During 2006-07, 4740 (2484 Male and 2256 Female) medical, 1809 (720 Male, 1089 Famale) dental, 2781(2426 Male, 355 Female) Engineering and 1361 (1100 Male, 261 Female) polytechnic students, were on the rolls of the respective professional collages. In regard to other professional courses, it is observed that there are 23-business Management, 4 Hotel management, 7 bachellor in education (B.Ed) and a number of nursing colleges (about 23) exist in Mangalore city.
Recreation
Recreation facilities play a significant role in the life of the urban population. The people are generally absorbed, most of the time, in their urban activities and they need change for a while to refresh themselves, so that they can return back to their routine. For this purpose they need active and passive recreational facilities accessible to them. The active recreational facilities like play grounds, swimming pools etc and well maintained parks play a very important role in this regard. They are also the lung spaces in the urban areas.
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Mangalore
The educational institutions themselves are supposed to be equipped with the play spaces with in their premises. Some of the large educational institutions have their own playgrounds some of them are a) b) c) d) e) f) University college, Hampanakatta St. Aloysius college, Mangalore. St. Agnes college, Mangalore. Canara college, Mangalore. Suratkal Engineering college Karnataka polytechnic, Mangalore.
The important playgrounds maintained in Mangalore are (1) The Nehru Maidan (2) Mangala Stadium. (A new stadium is under constriction and is yet to be named.) The important open spaces maintained by the local Authorities are a) b) c) d) e) f) g) h) i) The Tagore park, at Light House Hill near Hampanakatta Urva Maidan, Gandhi park, Rajaji park in front of Town hall Children park at Nehru Maidan Bharat Maidan park, Bolar Mathias Park, Kaprigudda. Padil park, Maroli road, Kadri park Deer park adjacent to Circuit house.
There are a few other open spaces maintained by the city corporation. Mangalore city is gifted with the Arabian Sea coast, which has a few beautiful beaches. These are godgifted recreational spots. Some of the famous beaches are located in a) b) c) d) e) f) Someshwar Ullal sand spit Tannirubavi Panambur Suratkal Sasihitlu
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Mangalore
Community Buildings
The Town hall adjacent to the Nehru Maidan is the central community hall in the heart of the city. There are a few other community buildings. They are a) b) c) d) e) f) g) Puthushet hall Don bosco hall Acharyas hall C.V. Nayak hall P.V.S. Kalakunja . .T.M.A.Pai convention hall Catholic club
There are a few clubs formed by the local community for their recreation. They are a) The officers club b) The ladies recreation club c) The catholic club
Cinema and Drama theatres

There are ten cinema theatres in the city and five in the sub-urban areas. Drama and Yakshagana Melas are common in Dakshina kannada district, which are conducted on open lands. (Dusk to dawn melas are very popular during festival time and on special occasions).
Religious and Historical Buildings

There are a number of important Religious Buildings of Historical importance in the city. A few important of them are noted below 1. Mangala Devi temple. 2. Kadri Manjunatha Swamy temple 3. Gokernanatha temple, Kudroli 4. Venkataramana temple, Car street, 5. Anantha padmanabha temple, Kudupu 6. Marikamba temple , Urva Market 7. Sadashiva temple Suratkal 8. Somanatheshwar temple Someshwar 9. Jain basdi, Mulki 10. St Sabastian church 11. Millageres church, Hampanakatta 12. Jeppu seminary church 22
Mangalore
13. St. Aloysius church 14. C.S.I. Church 15. Syed Madani Darga, Ullal Sultan Batheri is an ancient monument is part of the Tippu Fort and is declared as a protected monument. This was built by Tippu sultan in the 18th century. This is located on the eastern bank of Gurupur River, facing the Arabian Sea, in Boloor.
Public uses
Many important public offices are located around Nehru Maidan. The revenue offices, the R.T.O, P.W.D offices, Forest and police offices are located here. The city corporation offices are located in Lalbagh. Some of the other important administrative offices are i. The New Mangalore port trust (NMPT) offices ii. The Kudremukh Iron are company (K.I.O C.L) offices iii. The Mangalore Chemical & Fertilizers(MCF) Offices
4. Traffic and transportation

The circulation system in any urban area is analogous to the blood circulation system of the human body. The only difference that we find in any major urban areas is that there will be more than one central area. It is also our endeavour to have more than one nodal area in a city, so that the congestion and traffic problems are reduced in the central areas. People mobility in a city is related to there living, working and pastime activity. In a city, the distances are long to activity areas, which requires use of fast moving mode of traffic to cover the distances. Mobility, has increased in cities. Mangalore city and the region is well connected by roads, with the national highway (NH17) passing through the city and national highway (NH 13 and NH- 48) originating from the city. Mangalore city is the terminal point from which the rail links to the Southern and the Northern parts of the country is established. The rail link to the state capital is also upgraded now. The Bajpe Airport is being upgraded to facilitate International flights.
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Mangalore
Domestic links are already well established. Flights to Gulf counties have been started. The Mangalore harbour is the only all weather Harhour in Karnataka. The major export item is the Iron ore from the Kudemukh project. Harbour is being further expanded to meet the further demands on account of the industrialization in the region.
Traffic Road Traffic

Vehicle population in Mangalore taluk, in the last two years has increased substantially. The number of vehicles in Mangalore taluk, registered with the R.T.O Mangalore, for the years 2004-05 to 2006-07 is given below. During 2006-07 (as on 31-3-2007 ), there were 1,89,729 vehicles of all types. There was an increase of nearly 30000 vehicles in two years. Statement of various types of vehicles registered with R.T.O Mangalore taluk (2004-2007). Vehicle Type Year 200420052004-05 2005-06 as on As on 313131-3-05 31-3-06 101453 111667 Motor cycle 27675 31375 Cars 2760 2824 Maxi cabs 11499 Autorickshas 10844 Omni Buses 1961 1869 Tractors & Trailers Ambulance Goods vehicle Others Total 195 80 8565 6462 232 85 9080 7369 Increase
Annual growth
20062006-07 as on 3131-3-07 (10.0%) 116088 (13.38%) 33426 (2.32%) 3334 (6.07%) 14414 (- 4.69%) 1786 (18.97%) 409 (6.25%) (6.00%) 109 11598
Annual growth
Decrease Decrease (3.96%) (6.52%) (18.05%) (25.35%) (-4.44%) (76.29%) (28.23%) (27.73%) (16.23%) ( (
(14.03%) 8565
1,59,995 1,76,004 (10.00%) 1,89,729 (7.81%)
It is observed that tractors and trailor vehicles have grown at a rapid rate of 76.29% during 2005-07, where as it was only 18.97% during 2004-06. Only Auto Rickshaws, Ambulance goods vehicles and maxi cabs have shown growth. 24
Mangalore
It is observed that there is reduction in the rates of registration of personalized transport like motorcycles and cars, where as the goods transport vehicles like tractors & trailers, goods vehicles, and passenger shared transport vehicles like maxi cabs and Auto Rickshaws have increased. But the only strange observation is that there is reduction in the growth of omni buses. May be that this is due to the already saturated situation of the private bus system in the city, which is being analyzed in the following paragraphs. It may indicate that there is emphasis on the dependency of the mass transportation system (M.T.S) over the personalized transport and also speaks of the efficiency of the M.T.S. This is the healthy trend of a growing city.
Bus transport (city service & Moffusil service)

The city transport is managed by the private bus owners. There are 336 buses plyiing on the city roads (city services). Further, 263 other private buses along with the state owned KSRTC buses enter and leave the city, everyday which serve this region and links the city with other part of the state and also out side it. Everyday the total number of round trips by the city buses is reported as 3427 and 332 trips by the moffusil buses (privately managed only). The total number of passengers served by the city transport is reported to be about 4,11,000. The table given below is the abstract extract of the data collected from the R.T.O, Mangalore, in respect of the city bus transport and Moffusil bus service (privately managed).
City service Moffusil service 1) Number of 3427 332 round trips per day 2) Total number of 336 263 buses Note: Number of passengers served per day (About 4,11,000).
Total 3759 599
It is observed that most of the bus routes originate from the Nehru Maidan area & the State Bank of India circle. Most of the buses are destination oriented.
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Mangalore
The state owned, KSRTC, has its own network established to different part of the district and also other parts of the state and to other states. The KSRTC, bus station is located at Bejai. The KSRTC bus depot is located at Kadri. There is a bus stand at Kankanady, used by the city bus services. The following are the important roads of Mangalore city, which links prominent locations in the city. 1. 2. 3. 4. 5. 6. 7. Hampanakatta Kankanadi link via Bendoor well Hampanakatta Derebail Via lalbagh, Hat hill, Lady hill Hampanakatta Kulur Ferry Hampanakatta Morgangate, Via Nandi Gudda Hampanakatta Balmatta - Kankanadi Hampankatta - Bunder Car street
The traffic in the three national Highways and the State Highways, which pass through the city limits have increased considerably, as observed in the recent traffic census conducted by the P.W.D (during 2007). The following ten locations were selected for counting the traffic volume. The observations made at these points are noted below.
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Mangalore
Traffic census 2007

Location No 1 2 3 4 5 6 7 Traffic Volume (in Existing road width P.C.U.) per hour at junction in meters. NHSHNH-13 & SH-101 junction at NH 2500 15.0m Kaikamba SH 1200 12.0m Tot. 3700 NH- &SHNH-13 &SH-101 junction at Polali NH 1800 15.0m SH 980 12.0m NHSHNH-17 & SH-67 junction at KPT NH 4900 15.0m (Polytechnic collage) SH 850 12.0m NHBondel-Vamanjoor NH-13 and Bondel-Vamanjoor road junction. NHVamanjoorNH-13 and Vamanjoor-Mudushedde road junction NHNH-13 and Neermaga Kalpana road junction NHNH-17 and Hole Pavanje road NH 1450 MDR 350 NH 1450 MDR 510 NH 1450 MDR 831 NH 1450 MDR 220 (pavanje (pavanje Road) MDR 430 (Haleyangadi) NH 1450 MDR 840 NH 1450 MDR 4200 NH 1450 MDR 470 15.0m 10.0m 15.0m 10.0m 15.0m 10.0m 15.0m 10.0m 10.0m 15.0m 10.0m 15.0m 10.0m 15.0m 10.0m Type of road
8 9 10
NH17& Bukkasssihitlu road. NHNH-17 & Mane Ullal road NH 17 & Kotekar Puttur road
Some of the roads in the central business district (C.B.D) are narrow and they cannot cope with the increased traffic flow. The city corporation has plans to widen some of these roads with the assistance of the A.D.B. through K.U.I.D.F.C.. Following are some of the roads proposed for widening in Mangalore city.
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Mangalore
Sl no
Name of the roads 1 Pump well circle to Karavali circle via jyothi.
Length Kms.
in Cost of development 2.65 2.93 2.05 1.98 2.41 1.77 13.8 Rs. 11.28 crores.
3 2 Kankanadi circle to signal point via Falnir, K.S.R.road P.V.S. circle, K.S.R.road 0 3 Nantoor to Bendoor well via St. Agnes road 0 4 M.C.C to Circuit House via KSRTC, Bijai Church road 7 5 Vamanjoor junction to T.B. Sanitorium via 0 Pilikula main gate. 6 Jyothi to Kadri junction via Bunts Hostel Malli road, Malli katta 5 Total length of roads 15
The following are the important junction which are to be include to decongest the traffic at these places. Authorities. 1. Nanthoor Junction.: Flyover with at grade junction, flyover is along NH only. 2. Kaikamba Junction : Flyover with at grade junction. Flyover from Kaikamba junction to Nanthoor jnction. The upgrading of the Maroli Road from Kaikamba junction to Padil junction is already takenup. 3. Improvement of junction at Karnataka Polytechnic. 4. Kuntikan junction :Flyover along National Highway. 5. Kulur junction : Flyover and at grade junction. 6. Kottara-chowki : Flyover and at grade junction. 7. Panambur Circle (NMPT Circle) : Improvement of circle, at grade junction. 8. Surathkal junction improvement : (Flyover along NH and junction at grade) Some of this project are already takenup by the National Highway
Railways
Mangalore city rail junction has become very important, as it connects the Northern and Southen states and also the state capital. The railway station yard and the goods yard occupies an area of 255 hectare of land in the central part of the city. The upgraded Mangalore- Hassan (Bangalore) broad gauge line is now put into service and regular passenger and goods monument has started.
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Mangalore
The rail traffic from Mangalore city to different destinations is noted below. Toward Bombay Toward Bangalore Toward Cochin Rail sidings have been provided to NMPT areas MRPL and the old Bunder area. There are five sub urban railway stations within the LPA limits. They are Ullal, Kotekar, Kankanadi (Mangalore junction), Suratkal and Mulki. The rail link potential, which covers the city in the north- south and west east directions is very useful in working out a mass / rapid transportation system which can meet the future transport requirements.
Harbour
Mangalore is the only all whether harbour in Karnataka and is located almost midway between the major ports of Murma Goa and Cochin on the west coast. The hinterland of Mangalore harbour is over 37000 sq kms, which is approximately 6% of the states total area. The main export from this harbour is iron ore (by the MMTC) to the East European and other countries and also export of the Dolerite stones. The main imports are the petroleum products food grains, fertilizes and timber. The total capacity of traffic is 25 lakhs tones; excluding the iron ore concentrates from the Kudremukh project. There is a proposal to expand the harbour to meet the demand of the industrialization in the region.
Airways
The existing Airport was commissioned in 1951. The airport is located on the National Highway (NH-13) on the Mangalore Karkala route and is 22.0 kms from Mangalore. The airport occupies an area of 151 Acres. Initially, it was catering to light
29
Mangalore
aircraft only. The airport in now augmented to cater to regular flights connecting Mumbai, other parts of the country and also some of the International flights. The airport authority has taken up the expansion project at a total cost of 80 crores. The existing runway is 1625.0 meters and is proposed to be increased to 2452.5 meters. It is proposed to increase the handling capacity from the present 70 tones to 165 tones, which include the airbus. The new terminal is planned to accommodate 310 aircrafts and also to handle cargo. The airport is equipped with Category Eight fire station to handle 310 airbuses. An additional land of 191 acres is proposed for acquisition. The airport authority has sent a proposal to state Government to allocate 131 acres of land in Kenjar, Adyapadi village just out side the L.P.A limits but with in the Mangalore taluk to setup a new airport terminal. At present there are regular daily flights to Bangalore and Mumbai by various domestic airliners. Flights to gulf cities has become regular. It is observed that atleast to 30 trips, every week, carry passengers to places like Quatar, Sharja, Doha and Abudabi
5. Utilities and services

Life in an urban society can be comfortable only when we have satisfactory services like potable water of adequate quantity, suitable disposal system of the sullage, sewage and solid waste that get produced in various parts of the city.
Water supply
The source of water supply to Mangalore city is Netravathy River. The first water supply scheme to city was commissioned in 1956. The scheme was, intake works at Thumba on the right bank of Netravathy at 17km from Mangalore. The scheme was designed for 1.42 lakhs population at 70 liters per capita. The treatment works was at Bendoor. Two rectangular over head tanks (ten lakhs liters capacity) and two ground level
30
Mangalore
service reservoirs (36.32 lakh liters capacity) were constructed at Bendaor water treatment plant. The scheme served only the old Municipal limits (2.5 sq, kms). In 1966, the Mangalore water supply system served a population of 1,42,000 at 68 lit. Per capita (15 gallons per capita) .A separate water supply system was commissioned in 1971 in two phases. The first phase with 40.86 MLD (9MGD) from Netravathy River with head works at Thunbe. The scheme was designed for 2 lakhs population and also for major industries such as M.C.F,.N.M.P.T and Fishing harbour. The scheme included among other allied works, a treatment plant of 27.24 MLD capacity at Panambur. In the second phase, in 1986, the scheme was enhanced to its full capacity of 81.72 MLD (18MGD) by providing various augmentation works including remodeling of existing system. The overhead reservoirs are located at 16 places in the city; with a total storage capacity of 100.50 lakhs liters and ground level service reservoirs located at 6 places with a total capacity of 180.5 lakhs liters. The total storage capacity of all the existing reservoirs is 354 lakh liters. The A.D.B. assisted Karnataka urban development and coastal management project taken up by K.U.I.D.F.C. has considered Mangalore for inclusion under its development project. It is proposed to include a comprehensive water supply scheme for the growing demand for drinking water. The proposal provides for a separate water supply scheme from Nethravathi at Thumbe and integrate it with the existing water supply system, by providing water transmission mains, storage reservoirs providing equitable water supply to the public. The proposed scheme is designed for a population of 6.8 lakh projected for the year 2026. The demand of Mulki, Ullal towns and enroute villages and industrial units that are likely to come enroute are to be met. and distribution network for
31
Mangalore
The requirement for the year 2026 is worked out as 160 MLD as follows. 1. 2. 3. 4. 5. Mangalore city (Including the existing 81.72 MLD) Industries Enroute villages (between Thumbe & Padil) Ullal town panchayat Mulki town panchayat 103.0 MLD 37.0 MLD 8.0 MLD 10.0 MLD 2.0 MLD
Total :160.0MLD
The total estimated cost Works out to Rs 1150.8 Million.
Sewerage system
A comprehensive sewerage scheme was introduced in the year 1961. The old city is divided into several sewerage zones based on topography of the area. The north sewerage district consists of five sewerage zones and these are connected with a treatment plant, at Kavoor with a capacity of 5. MGD. The south sewerage district consists of three sewerage zones and are connected to the treatment plant at Jeppinamogaru. The present UGD facility is serving only 20 to 25 % population. The Karnataka urban development Coastal Environmental management
programme (K.U.D.C.E..M.P) has taken up the U.G.D scheme for Mangalore at an initial cost of the Rs 157 corers with the financial assistance of the A.D.B. The scheme is proposed to benefit the population growth upto 2026. In this proposed scheme about 400km of sewer lines are proposed to be laid. At present the individual houses are connected to their own sump pits and is very popular. The new areas, like the housing colonies at Suratkal, harbour project area, Panambur, rehabilitation colony at Katipalla and Ullal town has no comprehensive sewerage scheme.
Electric Electric power supply

The electric network in the L.P.A. consists of light E.H.T. substations located at Kavoor, Kulashekara and Panambur. Kavoor is the biggest electric sub station in the 32
Mangalore
district with 220 k.v line. The installed capacity of the existing station and the peak load is given in the table below. Power supply station and peak load of power Sl no Transmission line 220 K.V 110 K.V. 33 KV (SOURCE: KPTCL) Name of the station S.R.S Kavoor M.U.S.S. Kulashekara M.U.S.S. panambur Installed capacity 100 x 3 MVA 10 x 2 + 20 x 1 MVA 5 x 2 MVA Peak load 134 M.W 24 MW 9.4 MW
The sub stations located at Kavoor and Panambur; take care of the power needs of fertilizer plant, K.I.O.C.L project and the industries that are likely to come up in this area in future.
Street lighting
The old Mangalore city and the areas in Padavu, Ullal, Suratkal and 80% of the villages in the LPA are having streetlights. Mangalore City Corporation had installed, by June 2003, a total number of 29658 streetlights, out of which about 4000 were sodium vapour lamps. The power consumption, by nature of use In Mangalore in noted below Sl No Nature of use Average daily consumption (KWH ) 1 Domestic 15227 Commercial 30020 2 Industrial 26685 3 Irrigation 842 4 Street lighting 3292 5
Solid waste management

Solid waste disposal is an important day-to-day service of the local body. Everyday the Mangalore city generates about 300 metric tonnes of solid waste from domestic and other wastes. The city corporation has its own infrastructure and staff to handle the situation. The Mangalore city corporation has identified lands as land fill areas for dumping the solid wastes. For this purpose a total extent of 98 Ac.83 cents of lands in
33
Mangalore
Kudupu, Thiruvail and Pachnadi villages has been identified. An extent of 40 acres 61 cents have already been acquired. The Ullal municipality and the Mulki town panchayat have identified suitable lands for dumping of solid waste. Ullal town municipal council has acquired 11Ac-38 cents of land in Manjanadi village and the Mulki town panchayat has acquired 2Ac-46 cents of land in Yelaturr village limits for solid waste dumping.
Other services
The Mangalore City Corporation is maintaining eight crematoria located at Bolur, Nandigudda, Kulur, Shakti nagar, Kadri, Jappinamogaru and Surutkal (2 nos). Besides cemetries attached to some of the churches and kabarstans are under private holding.
6. EXISTING LAND USES 2001 A D

The land use pattern is the platform for all the human activities, which reflects the character of the urban area. The pattern of land uses in the Mangalore local planning area, as in 2001, is noted below.
Sl no 1 2 3 4 5 6 7
Land uses Residential Commercial Industrial Public & semi public Parks, play grounds & other open spaces Public utility Transportation & communication Total built area Agriculture (Including water sheet) Grand total
Area in Ha
% to total built % to area L.P.A 6794.72 57.18 325.64 2.74 1302.75 10.96 831.97 7.00 262.35 47.98 2.21 0.41 19.50 100.00 -
total
2317.44 11882.85 118717.15 30600.00
38.83 61.17 100.00
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Mangalore
The agriculture (including water bodies) forms a major portion of the L.P.A. Agriculture accounts for 52.51% and water bodies account for 8.66% of the total local planning area. The various urban uses account for 38.83% of the L.P.A. As for as the various urban uses are concerned, residential use is 6794.72 Ha, which works out to 57.18 % of the total built area. Next in order is the transportation and communication use which is 2317.44 Ha (19.05 % of the built area). Industrial use area is 1302.75 Ha (10.96 % of built area). Next in order are the publics and semipublic uses (7.00 %), commercial (2.74 %), open spaces (2.21 %) and public utility (0.41%). As already stated, the land use pattern is a reflection of the functional character of the city, the two major functions i.e. tertiary sector and the secondary sectors of economy is clearly reflected here. Tertiary uses account for 29.65% and the secondary activity uses is 10.96%. This observation is similar to the conclusion arrived at, while discussing the occupational character of the working population in chapter II (4).
1 Residential uses
The total existing residential use area in the LPA is 6794.72 Ha (57.18% of built area). Mixed land uses are observed in the old city area and also in Ullal, Suratkal and other eastern parts of the city. The village settlements are scattered throughout the LPA. The pattern of development is, residential houses surrounded by agricultural land. The tendency is scattered development connected by small lanes or footpaths or cul-de-sacs. Large compounds enclosing areas of all shapes with residential individual buildings in the enclosures, with no definite individual approach or frontage, resulting in low dense development. Individual approach is also not possible in many cases due to the undulating character of the land.
35
Mangalore
2. Commercial uses
The total commercial use area is 325.64 Ha (2.74% of built area). The Hampankatta and the old Bunder area are the major commercial use area in the city. Commercial activity exists in the M.G. Road, Balmatta Road, K.S. Rao Road, Falnir Road, junction of Suratkal municipal market and Ullal main road. The regulated market yard is in Panambur.
3. Industrial uses
The industrial use area covers 1302.75 Ha (10.96% of built area). The major industrial establishments are the Mangalore Chemicals and Fertilizers (MCF), the Kudremukh Iron Ore company limited (KIOCL), the Mangalore Oil Refineries (MRPL). Tile factories on the riverbanks of Nethrvathy & Gurupur, cashewnut factories, ice manufacturing factories.
4. Public and Semipublic uses

The total public and semipublic uses is 831.97 Ha (7.00% of built area). Most of the public and semipublic uses are located in the Hampankatta area and around Nehru Maidan. The University Campus, educational, and religious institutions and Administrative offices come under this use. Many are located along the various radial roads, NH-17 and NH 48.
5. Parks play ground and other open spaces

The total area under this use is 262.35 Ha (2.21 % of built area). The major are the Nehru Maidan, Tagore Park, Deer park, Padil Park, Pilikula Nisargadhama and Mangala stadium. small parks exists in different parts of the city.
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Mangalore
6. Public utility uses

The public utility uses cover an area of 47.98 Ha (0.41 % of built up area). The water treatment plants, the sewerage treatment plant, Garbage disposal land fill areas, electric sub station are included under this use.
7. Transportation and communication uses

The total land under this use is 2317.44 Ha (19.50% of built area). These uses include the roads, railway yards (including goods yard and other railway property), the harbour (NMPT area), old Bunder area, truck terminals, bus stands and Depots, transmission towers, etc.
8. Agriculture and water bodies

The agriculture and water bodies constitute a major chunk of the L.P.A. This account for 61.17% of the total planning area. (In the analysis, to Asses the proportion of the urban uses in relation to built area, the agriculture land, which includes the water sheet also, is not included).
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Mangalore
Salient features of planning districts Planning district no. 1

The existing land use analysis of this district is given below.
Sl no Land uses Residential 1 2 3 4 5 6 7
Area in Ha % To total built area % To total L.P.A 34 69.30 0.25 Commercial 7.2 1.47 2 Industrial 5.6 1.14 0 14.19 Public & semi public 69. 14.19 71 Parks, Playgrounds & 1.2 0.25 other open spaces 2 Public utility 0.0 0.00 0 Transportation 66. 13.65 95 Total built area 49 100.00 23.54 0.95 Agriculture 15 76.46 (Including water sheet) 94.81 Grand total 20 100.00 85.76
This is the Southern most planning district, bounded by the L.P.A boundary on the East and South and NH 17 on the West and Planning District no 2 in the North. Agriculture (including water sheet) use covers an area of 1594.81 Ha (76.46% of Planning District area). Residential use 340.25 Ha (69.30 of built area) is the major use. The important public and semipublic uses are Justice K.S.Hegde Medical, V.M.K. College (homeopathic) science complex, Dental college Yanepoya medical college, K.S. Hegde law college, Medical academy and religious institution (Parashakti Kshetra) in Kotekar village limits. Sharada vidyaNiketan and a Convent school (in Talapady village limits).
38
Mangalore
Planning District no. 2

The existing land use analysis of this planning district is noted below. Sl no 1 2 3 4 5 6 7 8 Land uses Residential Commercial Industrial Public & semi public Parks, Playground & other open spaces Public utility Transportation Total built area Agriculture (Including water sheet) Total area of plg. Dist. Area in Ha 644,01 27.10 4.20 34.64 7.07 1.04 159.76 877.82 1197.90 2074.72 % To total built % To total L.P.A area 73.36 3.08 0.48 3.94 0.80 0.12 18.22 100.00 -
42.31 57.69 100.00
This Planning district is bounded by Planning district 1 & 3 on the East, The L.P.A boundary on the South, the Arabian sea coast on the west and Netravathy River on the North. Ullal T.M.C and Someshwar Town panchayat are included in this Planning. Dist. The NH 17, a major Dist. Road (MDR) to Deralakatti, the Mangalore- Cochin railway line with Railway stations at Ullal and Kotekar are located in this planning District. Residential area account for 644.01 Ha (73.36% of built up area) Commercial uses exist at the junction of NH 17 and the M.D.R. leading to Deralakatte.The famous Madani Mosque Darga (in ullal town) and Somanatha temple on the Someshwara beach and a branch of Yenepoya Medical Collage are located in this planning district.
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Mangalore

The existing land use analysis of this planning district is noted below. Sl no Land uses Residential 1 2 3 4 5 6 7 Area in Ha % to total built area % to total L.P.A 23 87.31 4.20 Commercial 6.3 2.35 1 Industrial 2.2 0.82 1 Public & semi public 9.7 3.63 4 Parks playground & 0.9 0.34 other open spaces 2 Public utility 0.0 0.00 0 Transportation 14. 5.55 84 Total Built area 26 100.00 21.40 8.22 Agriculture 98 78.60 (Including water sheet) 4.72 Total 12 100.00 52.94
This planning district is bounded by planning district 4, 1 and 2 on the East, south and west respectively and by Netravathy River on the north. The district has its western part built closely. Where as in the East, scattered development is observed. Agriculture (including water sheet) account for 78.60% of the total area and only 21.40% is built area. In the built up area 87.31% is residential. A Government school is located in Munnur village limits and a cremetoria is located to the north of the school. Commercial activity is seen at Kuttar Padava junction. A major Dist. Road passes through this district along the Southern boundary.
40
Mangalore

The existing land use analysis of this planning district is noted below. Sl no 1 2 3 4 5 6 7 8 Land uses Residential Commercial Industrial Public & semi public Parks Playground & other open spaces Public utility Transportation Total built area Agriculture (Including water sheet) Total Area in Ha 121.04 1.41 2.12 140.55 1.12 4.40 34.88 305.52 305.52 1285.37 1590.88 L.P.A % To total built %To total L.P.A area 39.62 0.46 0.69 46.00 0.36 1.44 11.43 100.00 -
19.20 80.80 100.00
This planning district is bounded by the L.P.A boundary on the East and South and by the planning district 1 & 3 on the West and by Netravathy River on the North. The built up area is only 19.20% of total area. The remaining 80.80% constitute agriculture (including water sheet). The major built up area is Residential (39.62 %). The important public and semipublic uses are the University Campus, the K.S.R.P. Abayashrama, Pre-university College (Vishwamangala) and schools (one HrPr. School & one secondary school)
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Mangalore

The district is bounded by Planning district 13, 15 and 16 on North, East and West respectively and on the South by the River Netravathy. The existing land use analysis of this planning District is noted below. Sl no Land use Area in Ha % to total built % to total L.P.A area 71.45 1.61 1.95 1.30 0.00 0.01 23.68 100.00 -
1 2 3 4 5 6 7 8
Residential Commercial Industrial Public & semi public Parks & open spaces/ play ground Public utility Transportation Total built area Agriculture (Including water sheet) Total
303.56. 6.83 8.29 5.54 0.00 0.05 100.56 424.83 817.57 1242.40
34.19 65.81 100.00 100.00
The built up area is only 34.19 % of the total area. Residential use (71.45%) is the major built area. The NH-48 and the railway lines viz Mangalore-Bombay and MangloreHassan pass through this planning dist. Commercial activity is observed on either side of the National highway.
42
Mangalore

This planning district is bounded by planning district 13, 15, 2 and district 7 and 10 on North, East, South and West in the same order. Netaravathy River passes through the district. The existing land use analysis of this planning district is noted below.
Sl no Land use 1 2 3 4 5 6 7 8 Residential Commercial Industrial Public & semi public Parks playground & other open spaces Public utility Transportation Total built area Agriculture (Including water sheet) Total
Area in Ha 305.07 20.12 6.90 36.84 3.97 1.34 84.58 458.82 496.63 955.75
% to total built % to area L.P.A 66.50 4.38 1.50 8.03 0.86 0.29 18.44 100.00 -
total
48.00 52.00 100.00
The built up area constitute 48.00% of the total area and the remaining 52.00 % is agriculture and water sheet. The major built area is residential (66.50 %). The NH-17, NH 48, the Nantur-padil road and the railway track Mangalore Hassan-Bombay line pass through the district. 43
Mangalore
Commercial activity is seen along the NH-17 & NH-48 and also at the junction point. The importent public and semipublic uses are Fisheries college, University college of agricultural sciences, Diocesan pastor institute, guardian angels church and convent schools. The MESCOM receiving station is located along Nantoor Padil road.

This planning district is bounded by planning district 10, 6, 2 on North, East South and West respectively The existing land use analysis of this planning district is noted below. Sl no 1 2 3 4 5 6 7 8 Land use Residential Commercial Industrial Public & semi public Parks playground & spaces other open spaces Public utility Transportation Total built area Agriculture (Including water sheet) Total Area in Ha 328.14 14.54 29.09 46.88 14.09 0.00 53.87 486.61 40.39 527.00 % to total built % to area L.P.A 67.43 2.99 5.98 9.63 2.89 0.00 11.08 100.00 total
92.33 7.67 100.00
The built-up area constitute 92.33% of the total area .The major built up area uses are Residential (67.43%) Public and semipublic (9.63%) and Industrial use (5.98%). This is a closely built area dominated by Residential, Public and semipublic and Industrial uses. The important public & semi public uses include the famous Mangala devi temple, a number of missionary schools & convents, Government & private schools, St. Vincent velencia Ferres church, Joseph Asylum church, Father Mullars hospital, Father Mullars college, K.M.C hospital, Ramakrishna Ashram and Geological survey of India office.
44
Mangalore
There are a few industrial establishments like tile factories, Basal Mission works, & St. Morgans Coffee works, Malnad Coffee works, Joseph Industrial works, Ice factory etc. The other important uses are the Corporation Grave yard at Nandigudda and cemeteries attached to church. The railway track from Mangalore central station to Cochin, Hassan and Bombay pass through the district.

This Planning district is bounded by districts 9, and 10, 7, 2 on North, East and South respectivily and by the Arabian Sea coast on the West. The Gurpur River pass through this district and joins Netravathy at the south-west corner before it joins the sea.
The existing land use analysis of this planning district is noted below. Sl no 1 2 3 4 5 6 7 8 Land use Residential Commercial Industrial Public & semi public Parks, playground & other open spaces Public Public utility Transportation Total built area Agriculture (Including water sheet) Total Area in Ha % to total built % to area L.P.A 104.30 42.36 30.04 12.20 17.44 7.08 37.65 15.29 9.34 3.79 0.00 47.43 246.20 230.97 477.17 0.00 19.28 100.00 total
51.59 48.41 100.00
The built up area of this district 51.59% and remaining area (48.41 %) is mainly % Gurupura River. The dominant uses are Residential, Commercial, Industrial and Public and semipublic uses. The Old Bunder area, wholesale commercial activity, marine transport facility, loading and unloading areas, the Railway sidings and the rail track, Mangalore central railway station and yard are located in this district. There are a few tile factories and other industries on the banks of Netravathy and Gurpur Rivers.
45
Mangalore
The important public uses are, the Revenue offices (Dy. Commissioner Office), the R.T.O,.I.T. office, Mangalore electric power house, the Town Hall, the Travelers Bangalow, . the Wenlock hospital, Vishwvidyalaya College and the Head post office. The famous Millagres church with cemetry attached to it is located in the North-Eastern part of this district. There are a few educational uses also. The central open space Nehru Maidan and the Town hall adjacent to it are located in this district. The North sandspit on the West bank of Gurupur River has residential built area (Bengre) with large open space (beach) facing the Arabian Sea coast.

This Planning district is bounded by the districts 11 and 12, 10 and 8 on North, East and South respectively and by the Arabian Sea coast on the West. The land use analysis of this planning district is noted below. Land use Area in Ha % to total built % to total area L.P.A Residential 420.02 65.39 Commercial 73.91 11.51 Industrial 28.08 4.37 Public & semi public 38.43 5.98 Parks, playground & 20.96 3.26 other open spaces Public utility 0.82 0.14 Transportation 60.05 9.35 Total built area 642.27 100.00 63.13 Agriculture 375.10 36.87 (Including water sheet) Total 1017.37 100.00 The built area is 63.13% total area and the remaining area is the Gurupur river and Agriculture area, (36.87%) which passes through the district, between the thickly built area and the North Sandspit, which separates the river from the sea coast line. This is one of the central business districts. Apart from the major use i.e. the residential use (65.39%), the other major uses are Commercial (11.51 %), Public & semipublic (5.58 %) and Industrial use (4.37%).
Sl no 1 2 3 4 5 6 7 8
46
Mangalore
Commercial activity is dominant in the Southern (Golikatta) and southeastern parts (Hanpanakatta area) and also along the roads radiating from Hampanakatta. A number of Industries exist on the eastern bank of Gurupur River.
The important public & semipublic uses are the post office, a number of educational institutions, Government offices including the City Corporation and U.D.A offices, religious institutions like temples and churches, and famous Sultan Batheri on the eastern bank of Gurpur River. Mangala stadium and the sports complex, the TMA Pai Convention Hall are located in this district.

This planning district is bounded by planning district 12, 13 and 6, 7, & 8, 9 on North, East, South and West in the some order. The existing land use analysis of this planning district is noted below. Area Sl no Land use Area in Ha % to total built % to total area L.P.A 1 Residential 525.30 67.05 2 Commercial 66.76 8.52 3 Industrial 2.48 0.32 4 Public, & semi public 73.74 9.42 5 Parks, playground & 24.26 3.09 other open spaces 6 Public utility 3.81 0.47 Transportation 7 Transportation 87.05 11.12 Total built area 783.40 100.00 98.43 8 Agriculture 12.43 1.57 (Including water sheet) Total 795.83 100.00 The total built area is 783.40 Ha (98.43%) of the total built area. This is one of the central business districts. Residential is 67.05% of the built area. The other important uses are the parks, playground and other open space (3.09 %), public & semipublic
47
Mangalore
(9.42 %) and Commercial (8.52%). Commercial activity is present along all the major roads radiating from Hampankatta, Bunts hostel road, Bejai road & Kankanady. The important public & semipublic uses are St. Aloysius college & church, Kasturba medical college, st Agnes convent & college, Teachers Training Institute, Govt. polytechnic and I.T.I., District Courts, Veterinary hospital S.D.M. Law College, Cannara College, the District Jail, Kadri Manjunatha temple, Ladyhill Church, Museum, other Govt. offices and educational institution and Idga in Light House Hill. Important open spaces include, the Tagore Park and Kadri park. The transport and communication uses which is 11.12% of total built area includes the KSRTC bus stand, the Microwave station, and the Telephone Exchange, bus depot on (NH-17) and bus stand in Kankanady. The NH-17 and NH-13 pass through this district. The water treatment plant is also located in this district.
Planning District no.11A and 11B

This planning district is bounded by planning districts 18, 12, 9 and the Arabian Sea coast on the North, East, South and West respectively, The existing land use analysis of this planning district is noted below. Sl no 1 2 3 4 5 6 7 8 Land use Residential Commercial Industrial Public & semi public Parks, Playground & other open spaces Public utility Transportation Total built area Agriculture (Including water sheet) Total Area in Ha 152.38 10.91 19.05 3.76 0.43 0.11 214.46 400.90 615.12 1016.02 48 % to total % to built area L.P.A 38.01 2.72 4.75 0.93 0.10 0.02 53.47 100.00 total
39.45 60.55 100.00
Mangalore
The built up area of this planning district is only 39.45% of total area. The remaining area is agriculture (60.55 %), a major part of which is Gurupur River. The major built area includes Residential (38.01 %) and the Transport & Communication (53.47%) which includes the NMPT area. A few industrial establishments are observed like the Tannirubavi barge mounted power plant, Yenapoya Saw Mill, Oil & Rice Mill. Commercial activity is observed on the NH 17 and Kulur- Kavoor road.

This planning district is bounded by planning districts 17 and 16, 13, 10, & 11A & 11B on North,, East, South and West respectively. The existing land use analysis of this planning district is noted below.
Sl no 1 2 3 4 5 6 7 8
Land use Residential Commercial Industrial Public & semi public Parks, Playground & other open spaces Public utility Transportation Total built area Agriculture (Including water sheet) Total
Area in Ha 541.44 17.07 8.10 43.13 5.97 5.76 114.29 735.76 735.76 900.80 1636.56
L.P.A % to total built % to total L.P.A area 73.59 2.32 1.10 5.86 0.81 0.78 15.54 100.00 -
44.95 55.05 100.00
The built up area in this planning district is only 44.95% and Agriculture constitutes 55.08%, which includes Gurupur River. The Residential (73.59%) is the major use. Important uses in the district are, A.J Medical College & hospital, Mary Hill Convent, Government womens Polytechnic, a few other educational institutions, including Pre
49
Mangalore
University & junior colleges. The KSRTC Bus Depot, the Helipad adjacent to DIG bunglow are the other important features.
Planning district no. 13A & 13B

This planning district is bounded by planning district 16, 14 and 15, 5 & 6 & 10 & 12 on North, East, South and West respectively, The existing land use analysis of this planning district is noted below. Sl no 1 2 3 4 5 6 7 8 Land use Residential Commercial Industrial Public & semi public Parks, Playground & other spaces open spaces Public utility Transportation Total built area Agriculture (Including water sheet) Total Area in Ha 448.24 8.23 38.62 22.53 0.24 11.50 106.28 636.64 714.49 1350.13 % to total built area 70.51 1.29 6.07 3.54 0.03 1.81 16.75 100.00 % to total L.P.A
47.08 51.71 100.00
The built area is 47.08 % of the total area. The remaining area is Agriculture (including water sheet). Residential (70.51%) is the major urban use. The Residential use is concentrated in certain pockets & such pockets are scattered in the district. Concentration of the development is seen in the Southern part of the district along the main roads (with pocket of large agricultural 13 & Kulshekara. Important public uses include Ramashakti Mission (with Hospital,) Meteriogical Department Buildings, Karavali police building, Veera Narayana Temple, Venktaramana Temple, Kulashekara Church & few other churches Govt. & private schools. lands surrounding the built area), such as Bondel road, Pachanady- Vamanjur road, Shaktinagar road, Neethinagar, Preeti nagar, NH
50
Mangalore
Industrial Development (6.07%) include KIADB Industrial Estate at Yeyyadi, Karnataka Govt., Press, Canara Wire & wire industry, Hindustan tin fabricators, Fertilizers Factory, Sherelekar Steel Industry, Tyre & Mozaic & a few Cashew Industries. The Karnataka Milk Federation (KMF) at Kulashekar and the Compost yard of the city corporation are located in the district. Commercial uses are seen at a few places like Bondel junction, Bejai- Bondel road and along the NH-13 in Kulasheakara. The Konkan railway track pass through the district.

This planning district is bounded by the LPA boundary on North and East and planning districts 15 and 13 on the South, and West respectively. The existing land use analysis of this planning district is noted below. Sl no 1 2 3 4 5 6 7 8 Land use Residential Commercial Industrial Public & semi public Parks, Playground & other open spaces Public utility Transportation Transportation Total Built area Agriculture (Including water sheet) Total Area in % to total built % to Ha area L.P.A 195.43 46.70 4.76 1.13 0.89 0.21 25.42 6.07 32.18 134.69 11.20 46.07 418.46 1006.17 1424.63 2.67 11.04 100.00 total
29.37 70.63 100.00
The built up area is only 29.37% of the total area. Residential use (46.70%) is scattered in the district, with pockets of concentration at several places like Subramanya, Kudupu Hadomane, Kudupu, Vamanjoor village, Santhoshnagar, Tiruvail (Amrntanagar) & Mudushedde village. The Nisarga Dhama Pilikula is located in this District and is part of the open space in this district.
51
Mangalore
Important developments in the district are the Prasara Bharati Station, Ambedkar Bhavan, T.B. Hospital, Veterinary hospital, a few Govt. and private schools & convents,
Amusement Park, a few churches & temples. The National highway (NH-13) passes through the district.
Planning district no. 15

This Planning district is bounded by the Planning districts No. 14 on the North, LPA boundary along East and South, bounded by districts 15, 13 and 14 on the West. The existing land use analysis of the district is noted below. Sl no Land use 1 Residential Commercial 2 3 4 5 Area in Ha % to total built area % to total L.P.A 215.14 63.78 6.5 1.94 7 Industrial 2.9 0.87 3 Public & semi public 23.98 7.11 Parks, Playground & 4.8 1.44 spaces other open 7 Public utility Transportation Total Built area Agriculture (Including water sheet) Total 0.0 8 83. 73 337.30 17 49.06 2086.36 0.02 24.84 100.00 16.16 83.84 100.00
6 7
The built up area is only 16.16 % of the total area. Residential area (63.78%) is the only major use in the built area, with scattered development observed in the Western part of the district. The NH -48 and the Mangalore-Hassan Railway track pass through the district. The other important developments are St.Joseph Engineering College, Karavali Engineering
52
Mangalore
college (A building proposed to house a new Engineering college is under construction). A few private schools & Religious institutions are located in the district.

This planning districts is bounded by the LPA boundary on the North and East and by the planning district 13 &12 on the South and planning district 17 on the west.
Sl no 1 2 3 4 5 6 7 8.
The land use analysis of this planning district is noted below. total Land use Area in Ha % to total built % to L.P.A area Residential Commercial Industrial Public & semi public Parks, & open spaces/ play ground Public utility Transportation Total Built area Agriculture (Including water sheet) Total 390.00 5.77 46.63 26.49 4.88 6.39 205.49 685.65 2261.79 2947.44 56.88 0.84 6.80 3.86 0.71 0.93 29.98 100.00 -
total
23.26 76.74 100.00
The built up area in this district is only 23.56 % of the total area. The remaining area (76.74%) is Agriculture (including water sheet i.e. Gurupur River). In the built area Residential area is 56.88% and is concentrated at a few places along the SH-48 at Bajpe, kenjaru kolam and along the SH-101 at Kalavar junction and at Shaktinagar. Elsewhere, the Residential uses are scattered throughout amidst Agricultural land. Important developments are the Bajpe Airport and Aerodrome, KPTCL Receiving station, a few educational institutions like schools and convents, St. Joseph PU collage and a few religious institutions like temples, churches and an idga (a prayer ground).
53
Mangalore
Playgrounds at two places and Burial grounds at five places are part of the open spaces in the district. Commercial activity is observed along SH-48 in Bajpe urban limits.
Some portion of the MRPL industrial area is also included in the northwestern part of the district. The Konkan railway track pass through the district.

This planning district is bounded by LPA boundary on the North, planning districts 16, 12, 18 & 19 on the East, South and West respectively. The existing land use analysis of this planning district is noted below. Sl no 1 2 3 4 5 6 7 8. Land use Residential Commercial Industrial Public Public & semi public Parks, Playground & other open spaces Public utility Transportation Total Built area Agriculture (Including water sheet) Total Area in Ha 145.09 4.92 658.26 4.50 2.86 0.05 31.08 846.76 896.11 1742.87 % to total % to total built area L.P.A 17.13 0.58 77.74 0.53 0.34 0.01 3.67 100.00
48.58 51.42 100.00
The built up area in this district is 48.58%. The dominant use in this planning district is Industrial (77.74%), which includes the MRPL and a few other industries. Residential use is concentrated at MRPL colony, H.P.C.L colony and a few other places. The remaining residential use is scattered in the district. The other important uses are a public hospital, schools (both Govt. and private) and a telephone exchange.
54
Mangalore
The Konkan railway track and the rail track to the railway sidings to the Port area and Industrial area pass through the district.

This planning district is bounded by the planning districts 19, 17 and 11 on the North, East and South respectively and by the Arabian Sea coast on the West The existing land use analysis of this planning district is noted below. Sl no Land use Area in Ha % to total built % to total area L.P.A 1 Residential 244.30 21.00 2 Commercial 38.01 3.27 3 Industrial 396.47 34.09 4 Public & semi public 22.55 1.94 open 5 Parks, & open spaces 5.69 0.49 play ground 6 Public utility 0.68 0.06 7 Transportation 455.23 39.15 Total Built area 1162.93 100.00 71.18 8 Agriculture 470.69 28.82 (Including water sheet) Total 1633.62 100.00 The built up area is 1162.93 Ha (71.18 %) of the total area. The major use in this district is the Traffic & Transportation use (39.15%), Which includes the NMPT area which houses the Harbour and other allied transport uses. The next major use is the industrial use (34.09 %) of the built area, which include the industrial estate, MCF and other industrial establishments. The commercial uses (3.27 %) include the APMC market yard, Commercial activity along the NH-17 and in NMPT colony.
55
Mangalore
The residential uses (21.00%) of the built area includes the residential development in the northern part of the district, along the sea coast and the NMPT housing colony, Kulumbur and Angalgundi colony, which is located in the Industrial use area. The other important uses are the Administrative offices, Kendriya Vidyalaya and a few other publics uses like schools and temples. The NH-17 and the Konkan Railway track pass through the district and a separate railway siding connects the harbour and the Industrial area.

This planning district is bounded by the planning district No 20 on the North, the LPA boundary and planning district No 17 on the East and dist. No 18 on the South and the Arabian Sea coast on the West. The existing land use analysis of this planning district is noted below. Sl no 1 2 3 4 5 6 7 Land use Residential Commercial Industrial Public & semi public Parks, Playground & other open spaces utility Public utility Transportation Total Built area Agriculture (Including water sheet) Total Area in Ha 706.96 27.63 5.60 123.63 3.50 0.77 169.44 1037.53 1403.23 2440.76 % to total built % to area L.P.A 68.13 2.66 0.54 11.91 0.33 0.07 16.36 100.00 total
42.51 57.49 100.00
The built area is 1037.53 Ha (42.51% of total area). The Residential use is 68.13% the total built area, with concentrated development in Katipalla area, Hosabettu, along the Seacoast at Guddekopal, Mitrapatha and at Chellairu. In the remaining area the residential developments are scattered.
56
Mangalore
The other important uses are the NITK (KREC) Engineering College and another college on NH-17 in Hosabettu and a few other Public and semipublic uses like Government & private schools and temples and churches. Commercial activity is observed along the NH-17 at the junction with the SH-101 and a few other places along the state highway.The NH-17 and the Konkan railway track pass through this planning district.

This planning district is bounded by the planning district 21 and LPA boundary on the North & East and by district No. 19 on the south & by the Arabian Sea coast on the West. The existing land use analysis of this planning district is noted below. Land use Area in Ha % to total built % to total area L.P.A Residential 147.43 80.30 1.01 Commercial 1.01 0.55 Industrial 1.21 0.66 Public & semi public 10.03 5.46 Parks, playground & 0.01 0.00 other open spaces Public utility 0.00 0.00 Transportation 23.91 13.03 Total Built area 183.60 100.00 25.44 Agriculture 537.92 74.56 sheet) (Including water sheet) Total 721.52 100.00 The built up area is only 25.44% of the total area. The remaining land is Agricultural which includes the Pavanje River. Residential uses occupies 80.30 % of the built area. The residential use is developed all along the NH-17 in a scattered manner in Haleyangadi, Padupanambur and all along Seacoast in Sashihitlu.
Sl no 1 2 3 4 5 6 7
57
Mangalore
Public and semipublic uses include a few educational institutions like Govt. and private schools (higher primary and high schools), two junior colleges, religious buildings including a few temples, Bhoothasthana, Mosques and a Jain Basdi. The NH-17 & the Konkan railway track passes through the district.

The planning district is bounded by the LPA boundary on the North & East and by the L.P.A boundary and the planning district No. 20 in the South & by the Arabian Sea coast on the West. The existing land use analysis of this planning district is noted below. Sl no Land use Area in Ha % to total built area 1 2 3 4 5 6 7 8 Residential Commercial Industrial Public & semi public Parks, Playground & other open spaces Public utility Transportation Total Built area Agriculture (Including water sheet) Total 300.40 16.52 19.48 32.20 16.26 0.00 68.82 453.68 1126.60 1580.28 66.22 3.64 4.29 7.10 3.58 0.00 15.17 100.00 -
% to total L.P.A L.P.A
28.70 71.30 100.00
The built up area is only 28.70% of the total area. The remaining area is Agricultural including Water sheet. Residential use (66.22%) of the built area in the district. The northern part of the planning district is the Mulki Town area. The residential development is concentrated on both sides of the State Highway with a few pockets of vacant land. Residential concentration is seen in Karnad, along Haleangadi Chitrapu road, Karekadu and a few other places.
58
Mangalore
Commercial activity is present at the Junction of the NH-17 and the town main road and also along the town main road.. The Industrial use (4.29% of the built area) includes the Industrial estate located on NH-17.
The public and semipublic use includes a few educational institutions like Government and private school, junior colleges (Vijaya college & Nityanada college and Govt. junior college). The Municipal office, a few religious institutions like a few churches, a masque, a few temples and a divine call center are the other public & semipublic uses. There are two burial grounds and a play ground in the heart of the Mulki Town. The NH-17 and the Kankon railway track passes through this planning district and Mulik town has a railway station.
59
Mangalore
CHAPTER IV PLAN PERIOD REQUIREMENT AND PROPOSALS OF PLAN 1. Population size 2021
A study of the population in the Mangalore urban agglomeration and the LPA of Mangalore city was discussed in chapter II (1). The past trends of growth of population and the potentials of growth of population in the LPA were discussed. It was made out that mere past trends observed was not adequate to determine the prospective population of a growing city. The various inputs for development in the area, proposed policies of government, the market forces and the availability of the various infrastructure that prompt the new investors and globalization trend have to be considered. It is in this context, it was opined that the population of the Mangalore local planning area, by 2011 would probably be 8.3 lakhs and by 2021,it would be around 10.70 lakhs.
Therefore it would be appropriate to assume the prospective population of the Mangalore city LPA, for the purposes of working out the various planning requirements by 2011, as 8.50 lakhs and by 2021 as 10.75 lakhs.
As already discussed in chapter II, while discussing population composition, the population structure worked out for 2001 can be adopted for the planning period also. An 60
Mangalore
assessment of the probable population in the different age groups is worked out below, for 2011 and 2021.
Sl no 1 2 3 4 5 6 7
Age group % to total ( in years) 0 4 child group 7.89 59 primary & High 8.30 10 14 school age 9.41 groups 15 1519 college (general) 10.44 20 59 working age 56.63 group 60 and above 8.32 Figures are rounded off (Total do not agree) Special group (women in 14.07 % fertile age group (20 34)
Population (prospective) By 2011* By 2021* 67100 84900 70000 89000 80000 1,01,00 0 89000 1,12,00 0 4,73000 5,9800 0 72000 89500 8,50000 10,75,000 1,20,000 1,53,00 0
The existing level of educational infrastructure in the city is observed to be encouraging. The data available in regard to primary and secondary education infrastructure reveal that there were 121 primary schools, 35 higher secondary schools in the Mangalore urban agglomeration. This means for population assessed above for 2011 every primary school served about 5300 populations and a higher secondary school served about 18500 populations, which fairly agree with the neighborhood standards adopted in the sub-division regulation. The existing level of health services in the Mangalore urban agglomeration also appear to be very good. There were inall ten (10) Govt. hospitals (Both Allopalhy and Indian 61
Mangalore
system) and 67 private hospitals including nursing homes, with total bed strength of 7521 beds, in Mangalore taluk. Most of these are in Mangalore urban agglomeration only. This means that there are nearly 9 beds for every 1000 population (for the prospective population by 2011) and nearly 7 beds for every 1000 population (for the prospective population by 2021).
Adopting the sub division standards adopted in the regulations the additional educational and health facilities required is given below.
By 2011 1. 2. Primary school (Basic PS & Higher PS) school Higher secondary school 45 14
By 2021 49 15
In regard to the health, the total bed strength in hospitals (Govt. & private) appears to be adequate. Here, since the private hospitals & nursing homes are playing a very important role in meeting the requirement, the matter is taken careof in the zoning Regulations while permitting the private hospitals & nursing homes. It may be noted here that maternity hospitals for catering to an additional women population (fertile group) of 20500 by 2011and 32000 by 2021 is required. This is again, as stated above, taken careof by the hospitals & nursing homes. 2) Land requirement for various uses are worked out, after a detailed study of the existing land use data, from the provisionally approved Master Plan. Descripencies are observed in the existing land use area computations, in regard to their extent in the various planning districts. Based on the actual areas under various uses in each planning districts, the land zoning regulation, while regulating the private
62
Mangalore
available in the District for reallocation and the future planning requirement, the proposed land use plan is drawn up. It is observed that the built area density, during 2001 was 50.46 Persons Per Hectare., where as the residential density was 95.13 persons per hectare. These densities, at residential level and the city level are observed to be satisfactory, considering the special character of the Mangalore terrain. Hence, these densities are suitable for adoption. Mangalore, as already observed, is a bifunctional urban centre, with tertiary and secondary sector activities dominating the scene. Hence, it is appropriate that the secondary sector and Tertiary sector activities have a major say in the land allocation. The proposed land use pattern has to reflect this consideration. Hence, this aspect is kept in view, while working out a land use pattern for the city upto 2021. The land use pattern for the Mangalore Local Planning Area is proposed to include a total residential area of 11317.59 Ha in a total built up area of 24255.73 Hectare. This area do not include spotted developments of 468.07 Hectare. This is likely to yield a
residential density of about 91 Persons Per Hectare. And a built up area density of 44.0 Persons Per Hectare. (At city level). The proposed land use analysis is noted below. Proposed land use analysis for Mnagalore Local Planning Area - 2021. Sl. No. Land use category Area in Hectare 11317.59 892.97 2790.71 1047.64 2005.74 63 % to total % to total conurbation Proposed Area 46.66 54.59 3.68 4.31 11.51 13.46 4.32 5.05 8.27 9.68
1 2 3 4 5
Residential Commercial Industrial Public & Semi public Parks, playgrounds & other
Mangalore
6 7
open spaces. Public utility Transportation & Communications Proposed developed area Agriculture & Water sheet Total Outside connurbation a) Spotted Developments b) Agriculture Water c) Water Sheet Grand Total
45.80 2629.48 20729.93 3525.80 24255.73 468.06 5372.62 503.59 30600.00
0.19 10.84 --14.53 100.00 ---------
0.22 12.69 100.00 -----------
Residential uses proposed accounts for 11317.59 Ha. Within the conurbation and 468.07 Ha of land in various spotted developments distributed through out the local planning area. Residential area accounts for 54.59% of the proposed developed area. (The spotted developments are not included here). The proposed land use analysis shows a dominance of industrial and transport uses. Industrial use accounts for 2790.71 Ha, which is 13.46 % of the total proposed developed area. The major industrial establishments are M.C.F., K.I.O.C.L., B.A.S.F., M.R.P.L., several tiles cashew nut and Ice factories. The industrial uses also include the area reserved for the Special Economic Zone (S.E.Z) notifies by the Government in Kuthetur, Bala, Permude, Bajpe, Kalavar, Kenjar and Kulai villages. Proposals of Industrial development is also suggested in Harekala and Konaje villages very close to the land proposed to be acquired for I.T. Park (Infosys) by the K.I.A.D.B (just out side the L.P.A). The Ttransport and communication uses include the New Mangalore Part Trust (N.M.P.T) area, the Old Bunder area, the Bajpe Airport and four proposed truck terminals. These truck terminals are (1) A truck terminal at the junction of the proposed bye pass road and NH 48 in Kannur Village, (2) One truck terminal near Bajpe Airport on an existing road proposed to be widened to 24 metre width in Bajpe Village limits, (3) One truck terminal on NH-17 in Kulai and Hosabettu villages, (4) One existing private truck terminal is proposed to be retained in Baikampadi village limits.
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Parks, playgrounds and other open spaces forms another major use area. The total area under this use is 2005.74 hecteres. , which is 9.68% of the proposed developed area. Important open space uses are the Plikikula national park, Kadri park, Tagore park, Mangala Stadium and vast area of land reserved for maintaining the special Costal Regulatory Zone (CRZ I,II & III) and also Costal Management Zone (CMZ) notified under Environmental (protection) Act 1986. The open spaces also include a number of burial grounds, Graveyards, Cemetries and Kabarstans maintained by the local bodies and religious institutions.
The commercial activity accounts for 892.97Hectare. Of land which is 4.31% of the total proposed developed area. The central business district is in the old part of the city centre (i.e. Hampankatta and Bunder area). The major commercial activity include, the A.P.M.C yard in panambur and along all important roads of the city. Public and Semi public uses account for 1047.64 hecteres, which is 5.05% of the proposed developed area. Various health and educational institutions in the city are included under this use. A number of Educational Institutions, Religious Institutions of the city and sub urban area, the N.I.T.K Engineering College (Surathkal), Mangala University in Konaje are important under this category. Public Utility uses account for 45.80 hectares, which is 0.22% of the Total developed area. This include the water supply treatment works, storage reservoirs, U.G.D. treatment works, Electric power substations and dumping yards identified for dumping the solid wastes collected in the city.
proposals: Salient Features of the proposals: (A). Residential Areas: (A). Areas:
While allocating lands for various uses, besides considering the existing situation in regard to the present land use, the action plans by various agencies under their act
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provisions are incorporated. They are the layout scheme of Kankanadi, Padavu, Marakada, Kunjathbail, Shakthinagara, Ullal and Tiruvail. The Ashraya layout at Karnadu & Kilpady which were not included are now incorporated in the land use plan. Change of land use have been approved by Government and also by the Planning Authority in several cases. Some of the land owners have obtained permission for conversion of their lands for non agricultural purposes from the Revenue Authorities (Either from the Deputy Commissioner or Thahasildar) and some of the land owners poses Khata from the Mangalore City Corporations.
In some cases layouts have been approved by the Urban Development Authority. Therefore, these cases have been considered for inclusion in the plan. Further, there is need for inclusion of some of the area for contiquity. These areas have also been included for development.
(B) Uses: (B) Industrial Uses:

The Government has notified a special Economic Zone (S.E.Z) in Kalavar, Bala, Kulai, Kenjar, Permude, Bajpe and Kuttetur villages. These notified area have been included as Industrial uses in the Plan. Further, the K.I.A.D.B has proposed to acquire lands infavour of the Infosys for their I.T. Park expansion project, in an area abutting the Local Planning Area in South East of the city near the Mangala University. Additional areas for ancillary Industrial development, very close to this area is suggested inside the Local Planning Area, in Harekala, Marakada, Padupanambur and Chitrapu villages.
(C) Transportaion Uses: i)Truck & Bus Terminals:

In order to meet the need to provide adequate facilities for the lorry traffic that enter the city through various highways and to obviate their entry into the city, three new truck terminals and one Bus Terminal are proposed at suitable places. They are 66
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(i) (ii) (iii) (iv)
A truck terminal at the junction of NH 48 and the proposed 45 meter wide byepass in Kannur village (Planning District 5) A Truck Terminal along an existing road (proposed to be widened to 24 meter width) near SEZ area in Bajpe Village (Planning District - 16) A Truck terminal along NH-17 in Kulai Village (Planning District - 18) A Bus terminal at Maroli in Kadri village (Proposed by the Mangalore City Corporation) on NH-17
(ii) Byepass Road:

A Byepass road,45metre in width is proposed for the National Highway 17.This Byepass is proposed to run starting from the southern point at the junction of 17 Kotekar beeri cross and runs along the existing Kotekar beeri road, pass through the Eastern outskirts,crosses the Netravathy river, connects the NH-48,runs further North in the Eastern outskirts of the city , connects the NH-13 ,runs along the Southern banks of Gurupur river , crosses the river, connects S.H 48 at malavoor and runs further North along the Konkan Railway line and and on the North of it and joins the NH-17 to Surathkal junction.This Byepass road is intended to meet traffic demand and reduce the traffic volume in NH-17 passing through the city. It also passes very close to the S.E.Z area.
(iii)Open Space Use:

Areas Have been earmarked as open spaces as Coastal Regulatory Zones(C.R.Z I,II&III) and also Coastal Management Zones(C.M.Z)as required under Environmental(protection) Act 1986. This has been done in consultation with the Regional Director for Environmental Coastal Regulatory Authority for Dakshina Kannada district, Mangalore.
(iv). Transportation Network: Existing network: As already observed in chapter III some of the roads have been
proposed for widening. Proposals of road widening and regulation of building lines have been proposed on all important roads to reduce the conjestion of traffic, these have been indicated in the Circulation Map. A list of the roads for which building lines are suggested for each one of them is appended (Annexure - ). All state highways are proposed to widened to 30metre width.
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New Roads; A network of roads have been worked out, as shown in the Circulation Map
to link the areas not connected. New roads have been suggested in areas lacking proper approach and also to provide the desired road network for the area.
New Important Roads.

As already stated, a 45meter wide Byepass road to NH-17 is proposed to connect the NH -48, NH -13 and S.H. 67. Existing important roads are proposed to be widened (or upgraded) or new links established to give link to the state and National Highways with the proposed by pass Road. These are clearly indicated in the proposed circulation plan.
Proposals of land use in various Planning Districts of Mangalore Local Planning Area. Area
Planning Dist No.1

The proposed land use analysis of this planning District is given below. Sl. No. 1 2 3 4 5 6 7 8 Land use category Area in % to Total proposed Hectare Area 722.92 72.70 26.27 2.64 5.94 0.59 79.86 8.03 19.75 1.99 55.25 5.56 84.32 8.49 994.31 100.00 --44.53 --1028.26 --18.68 --2085.78 ---
R Residential Commercial Industrial Public & Semi Public Parks, playgrounds & other open spaces. Public utility Transportation & Communications Agriculture and water sheets. Total Outside connurbation Developments a) Spotted Developments b) Agriculture C) Water Sheet Grand Total
The major proposed development in this Planning District is residential. The areas contiguous to the existing residential developments, leaving the fertile and garden land are suggested for residential developments. Some of the spot developments in the middle of the agricultural lands are retained.
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The area proposed for development by the St. Allcious Educational Institutions is proposed for Public and Semi Public uses. The existing Kotekar road is proposed to be widened to 45 meter width to act as a bye pass road and link, N.H-48, NH-13 etc. starting from the junction at Kotekar Beeri cross in the South and run on the Eastern outskirts of the city and join NH-17 again in the north. The existing K.C. Road is proposed to be widened to 24 meter width. suitable roads suggested as per provisionally approved plan are retained commercial activities are suggested along NH-17, Kotekar main road and Konaje main road, as shown in the District map.
Planning District No: 2

The proposed land use analysis of this Planning District is given below. Sl.No. Land use category Area in % to Total proposed Hectare Area 912.44 43.98 56.06 2.70 3.32 0.16 60.76 2.93 225.93 10.89 1.03 0.05 174.60 8.42 640.30 30.87 2074.44 100.00
1 2 3 4 5 6 7 8
R Residential Commercial Industrial Public & Semi Public Parks, playgrounds & other open spaces. Public utility Transportation & Communications water Agriculture and water sheet. Total area of Planning District.
This Planning District is predominantly a residential district, commercial uses are suggested along the NH-17 and along Chervatur Someshwara road along with the existing commercial uses. Public and Semipublic uses are suggested at suitable places as shown. The C.R.Z zones (I,II and III) are notified in parts of this district as indicated. The Thokkotu B.C. Road is proposed to be widened to 30 meter since it is notified as a state highway.
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Planning District No:3

The proposed land use analysis of this Planning District is noted below
Sl.No.
Land use category
Area in Hectare 352.83 14.91 2.21 18.40 92.48 67.47 229.86 778.16 71.42 400.91 2.47 1252.96
1 2 3 4 5 6 7 8
R Residential Commercial Industrial Industrial Public & Semi Public Parks, playgrounds & other open spaces. Public utility Transportation & Communications Agriculture and water sheet. Total connurbation Outside connurbation a) Spotted Developments b) Agriculture c) Water Sheet Grand Total
% to Total proposed Area 43.34 1.92 0.28 2.36 11.88 8.67 29.55 100.00 -----------
Residential in the major urban use in this Planning District surrounded by large chunks of Agricultural land. The C.R.Z zones are notified along the River Nethravathy, as shown. A 45 meter wide bye-pass road along with a bridge across Nethravathy river is proposed. The State Highway, which forms part of the proposed bye-pass road between Deralakatte and the proposed junction with the bye pass road is also proposed to be
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widened. Thokkotu B.C. road is proposed to be widened to 30 meter width. (As it is notified as a State Highway).

The proposed land use analysis of this Planning District is noted below. Sl.No. Land use category Area in Hectare 329.47 11.93 74.11 150.02 22.17 4.39 64.09 64.26 720.44 10.57 804.57 55.30 1590.88 % to Total proposed Area 45.73 1.66 10.28 20.82 3.08 0.61 8.90 8.92 100.00
1 2 3 4 5 6 7 8
R Residential Commercial Industrial Public & Semi Public Parks, playgrounds & other open spaces. Public utility Transportation & Communications Agriculture and water sheet. Total Outside connurbation a) Spotted Developments b) Agriculture c) water sheet Grand Total
The major Urban uses in this Planning District are the Residential and the Public and Semi public uses (Mangala University Area) These uses are surrounded by large chunks of agricultural land. The land adjacent to the University administrative offices is earmarked for Public & semi public uses as the same is reported to be required for expansion of the University. The land in S.No: 85 of Konaje is acquired for developing a
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residential development by the Urban Development Authority. The land North of Konaje Harekala road and East of Harekala-Pavoor road is proposed for Industrial use, as the same is adjacent to the area proposed for acquisition for the Infosys organizations through K.I.A.D.B (This proposal of Infosys is observed to be just outside, the L.P.A and abuting to it). The Thokkotu B.C. Road is proposed to be widened to 30 meter width as this is notified as State Highway. A belt of land parallel to Nethravathy river is notified under C.R.Z zone, as indicated in the maps.
Planning District:5:
The proposed land use analysis of this Planning District is noted below. Sl.N o. 1 R 2 3 4 5 6 7 8 Land use category Residential Commercial Industrial Public & Semi Public Parks, playgrounds & other open spaces. Public utility Transportation & Communications Agriculture and water sheet. Total area of Planning District. Area in Hectare 680.16 31.31 6.89 20.01 76.07 0.07 108.90 319.01 1242.42 % to Total proposed Area 54.74 2.52 0.55 1.61 6.12 0.01 8.77 25.68 100.00
Residential use is dominant in this District. The proposed 45 meter Bye-pass road is continued from Nethravathy bridge to Link the N.H-48. New 18 meter roads are proposed to link proposed residential areas parallel to Nethravathy river and also parallel to the railway lines. A truck terminal is proposed at the junction of the proposed Bye-pass road with the NH-48. Commercial uses are proposed along the N.H- 48 in continuation of the existing commercial developments. CRZ I, II & III are notified as indicated on the District maps.
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The proposed land use analysis of this Planning District is noted below. Sl.No. 1 2 3 4 5 6 7 8 Land use category R Residential Commercial Industrial Public & Semi Public Parks, playgrounds & other open spaces. Public utility Transportation & Communications Agriculture and water sheet. Total area of Planning District. Area in % to Total Hectare proposed Area 405.64 42.44 39.12 4.09 4.51 0.47 40.16 4.20 65.93 6.90 0.12 1.11 0.12 107.95 11.29 291.34 30.49 955.76 100.00
The major Urban use in this Planning District is Residential. The Pumpwell circle, which is an important junction of the NH-17 and N.H. 48 is located here. Commercial activity exists along N.H. 48 & N.H. 17 commercial activity is also proposed along Thandoligegudde Nagabana road in Jappinamogaru. A Bus terminal is propsed by the Mangalore City Corporation on the NH- 17 in this Planning District. CRZ zones are notified for areas along Nethravathy River in this Planning District, as indicated in the map.
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The proposed land use analysis of this Planning District is noted below. Sl.No. 1 2 3 4 5 6 7 8 Land use category Area in Hectare 338.86 28.01 21.24 49.34 24.18 62.41 2.98 527.02 % to Total proposed Area 64.30 5.31 4.03 9.36 4.59 11.84 0.57 100.00
R Residential Commercial Industrial Public & Semi Public Parks, playgrounds & other open spaces. Public utility Transportation & Communications Agriculture and water sheet. Total area of Planning District.
This Planning District is predominantly residential in character. Important Public and Semi public institutions and the famous Mangaladevei Temple are located here. The CRZ is marked all along Nethravathy river bank as indicated in the proposed land use map.

The proposed land use analysis of this Planning District is noted below. Sl.No. Land use category Area in Hectare % to Total proposed Area
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1 2 3 4 5 6 7 8
R Residential Commercial Industrial Public & Semi Public Parks, playgrounds & other open spaces. Public Public utility Transportation & Communications Agriculture including water sheet. Total area of Planning District. This is one of the central business district
109.67 28.21 10.36 39.17 29.84 58.37 210.56 477.18
22.98 5.91 2.17 8.21 6.25 12.23 42.25 100.00
with Commercial and Public and
Semipublic uses dominating. The old bunder area, the Railway station and the goods yard are located here. The CRZ are notified along the Gurupur river coast and also on the sand spits as indicated on the map.
Plannig District No. 9

The proposed land use analysis of this planning district is noted below Sl.No. 1. 2. 3. 4. 5. 6. 7. 8. Land use category Residential Commercial Industrial Public & semipublic Parks, playgrounds and other open spaces Public Utility Transportation & Communication Agriculture including water sheet Total Outside connurbation a) Spotted developments b) Agriculture c) Water sheet Grand Total Area in Ha. 366.96 73.71 20.34 35.68 28.41 28.41 0.79 107.89 5.57 639.35 33.18 52.49 292.36 1017.38 % to total 57.40 11.53 3.18 5.58 4.44 0.12 16.88 0.87 100.00 ---------
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This is one of the central business district with commercial activity dominating in its southern parts. Closely built residential developments and some of the important Public and Semipublic uses are located here. An 18mtr wide road is proposed to link Sultan Batheri to NH 17.
Planning District No. 10

Sl.No. 1. 2. 3. 4. 5. 6. 7. 8. The proposed land use analysis of this planning district is noted below. Land use category. Area in Ha. % to total Residential Commercial Industrial Public & semi public Parks, playgrounds & other open spaces Public Utility Transportation & communication Agriculture including water sheet Total area of planning district 479.97 94.77 0.87 73.17 26.77 3.81 107.56 8.92 795.84 60.31 11.91 0.11 9.19 3.36 0.48 13.52 13.52 1.12 100.00
This is one of the central business districts with commercial uses dominating in the South-West and Western part of the district. Commercial activity is seen along all the main roads. Important public and semi public uses also exist in this district.
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The proposed land use analysis of this planning district is noted below Sl.No. 1. 2. 3. 4. 5. 6. 7. 8. Land use category Residential Commercial Industrial Public & semipublic Parks, playgrounds and other open spaces Public Utility Transportation & Communication Agriculture including water sheet Total area of the planning district Area in Ha. 335.54 37.86 18.47 7.78 139.08 0.11 227.14 250.05 1016.04 to % to total 33.02 3.73 1.82 0.77 13.69 0.01 22.35 22.35 24.61 100.00
The coastal area all along the Gurupur river and along the sea coast is notified under the CRZ.Commercial activity is proposed along the NH 17 and along the Kulur Kavoor road. Residential use is proposed in Panjimogaru and Bangrakuluru village limits. A 18mtr. Wide road is proposed along Gurupur river to link Sultan Batheri to NH 17. Similarly,a 24mtr. Wide roads is proposed from Thannurbavi to NH 17
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The proposed land use analysis of this planning district is noted below. Sl.No. Land use category Area in Ha. % to total 1. 2. 3. 4. 5. 6. 7. 8. Residential Commercial Industrial Public & semipublic Parks, playgrounds and other open spaces Public Utility Transportation & Communication Agriculture including water sheet Total Outside conurbation a) Spotted developments b) Agriculture c) Water sheet Grand Total 1016.61 87.21 27.56 57.59 74.63 8.96 111.35 226.62 1610.53 2.57 19.39 4.09 1636.58 63.12 5.42 1.71 3.58 4.63 0.56 6.91 14.07 100.00 -------
This planning district is dominated by Residential developments.
Commercial
activity is proposed along Derebail Konchady road (SH-48) Bejai Bondel road, and along Kulur Kavoor road. The State Highway SH 48 is proposed for widening to 30 mtr width. Industrial use is proposed in Markada village near Gurpur river to support the proposed S.E.Z which is located in the area North of Gurpur river.
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The City Corporation has acquired lands in Kavoor for U.G.D treatment plant and hence this is earmarked for utility purposes. All along the Gurpur river the southern bank is notified under CRZ as indicated in the district plan.

The proposed land use analysis of this planning district is noted below. Sl.No. 1. 2. 3. 4. 5. 6. 7. 8. Land use category Residential Commercial Industrial Public & semipublic Parks, playgrounds and other open spaces Public Utility Transportation & Communication Agriculture include water sheet Total Outside conurbation a) Spotted developments b) Agriculture c) Water sheet Grand Total Area in Ha. 731.12 27.98 36.87 36.87 29.92 33.04 11.45 100.20 61.98 1032.56 46.38 258.76 12.44 1350.14 % to total 70.81 2.71 3.57 2.90 3.20 1.11 9.70 6.00 100.00 ---------
Residential use is dominant in this planning district. A portion of the Southern bank of Gurpur river is zoned for open space use under CRZ I. The land allotted to the Police department and the Materiological department are earmarked for Public and semipublic use. The Govt. land available at S.No. 19/3 is earmarked for Park & open space. A request is made to the Revenue Authorities to allot this Govt. land to the Urban Development Authority for this purpose.
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The Shaktinagar main road is obsereved to be an important road and is therefore proposed to be widened to 15mtr Width.

The proposed land use analysis of this planning district is noted below. Sl.No. 1. 2. 3. 4. 5. 6. 7. 8. Land use category Residential Commercial Industrial Public & semipublic Parks, playgrounds and other open spaces Public Utility Transportation & Communication Agriculture including water sheet Total Outside conurbation a) Spotted developments b) Agriculture c) Water sheet Grand Total Area in Ha. 426.84 28.12 0.84 41.06 41.06 179.61 11.10 121.03 2.31 810.91 % to total 52.64 3.47 0.10 5.06 22.15 1.37 14.93 0.28 100.00
32.09 517.41 64.23 1424.64
---------
The major non residential use in this planning district are the open space uses and the public utility area. The Pilikula National park occupies a substantial area. The Municipal dumping yard is also located in this planning district. All along the southern bank of Gurpur river a belt of open space as CRZ III is notified.
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The proposed byepass road pass through this planning district on the eastern and the northern part of the district connecting the NH 13 link roads (24 mtr Width) are proposed to link NH 13 and the byepass road at three places namely Kudupu, Thiruvail and Mudushedde.
Planning District No 15
Sl.No. 1. 2. 3. 4. 5. 6. 7. 8. The proposed land use analysis of this planning district is noted below. Land use category Area in Ha. % to total Residential 455.21 52.35 Commercial 17.47 2.01 Industrial 19.83 2.28 Public & semipublic 40.58 4.67 playgrounds Parks, playgrounds and other open 29.22 3.36 spaces Public Utility 0.05 0.01 Transportation & Communication 100.63 11.57 Agriculture including water sheet 206.56 23.75 Total 869.55 100.00 Outside conurbation --a) Spotted developments 71.33 Agriculture b) Agriculture 1136.6 --c) Water sheet 11.90 --Grand Total 2086.38 --Residential use is dominant in this planning District. A portion of land along the northern bank of Netravathy river is notified as CRZ I, II & III. The proposed byepass road pass through this district. A 24 mtr Wide link road is proposed to link the NH 13 with the proposed byepass road here.
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The proposed land use analysis of this planning district is noted below. Sl.No. Sl.No. Land use category Area in Ha. % to total 1. Residential 759.87 27.22 2. Commercial 23.09 0.83 3. Industrial 1290.28 46.22 4. Public & semipublic 35.89 1.29 5. Parks, playgrounds and other open 161.76 5.79 spaces 6. Public Utility 0.00 0.00 Transportation 7. Transportation & Communication 207.96 7.45 8. Agriculture including water sheet 312.65 11.20 Total 2791.50 100.00 Outside conurbation a) Spotted developments 52.43 --b) Agriculture 103.55 --c) Water sheet --Grand Total 2947.48 --The important uses in this planning district are the Industrial uses. The special economic Zone notified by Govt. is the major proposed Industrial use. The proposed Truck Terminal on existing 18 mtr Wide road is located here and is linked by a proposed 24 mtr. Road to the proposed bye pass roads ,which is on the south of it, running parallel to the
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Konkan railway line. On the northern bank of Gurpur river a belt of CRZ I & III zones and a C.M.Z area is earmarked as required under coastal regulation authorities notification.

The proposed land use analysis of this planning district is noted below. Sl.No. 1. 2. 3. 4. 5. 6. 7. 8. Land use category Residential Commercial Industrial Public & semipublic Parks, playgrounds and other open spaces Public Utility Transportation & Communication Agriculture including water sheet Total Outside conurbation a) Spotted developments b) Agriculture c) Water sheet Grand Total Area in Ha. 330.19 13.57 753.42 4.50 163.44 0.04 103.71 42.01 1410.88 1410.88 41.40 290.60 --1742.88 % to total 23.40 0.96 53.40 0.32 11.59 0.00 7.35 2.98 100.00 ---------
Industrial use dominate in this planning district. The M.R.P.L and BASF Industrial areas are located here. The area all along the northern bank of Gurpur river is notified under CRZ and CMZ zones. planning district. The proposed 45 mtr. Bye pass road pass through this
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The proposed land use analysis of this planning district is noted below. Sl.No. 1. 2. 3. 4. 5. Land use category Residential Commercial Industrial Public & semipublic playgrounds Parks, playgrounds and other open spaces Public Utility Transportation & Communication Agriculture including water sheet Total Area in Ha. 395.09 51.27 427.31 26.29 90.86 0.02 479.86 162.94 1633.64 % to total 24.19 3.14 26.16 1.61 5.36 29.37 9.97 100.00
7. 8.
The important uses in this planning district are the transportation uses and the Industrial uses. The New Mangalore Port Trust area (NMPT),The proposed Truck Terminal are the important transport uses. The important Industrial uses are the M.C.F, Baikampady Industrial Estate are, Special Economic Zone (Industrial) area. CRZ belts have been identified along Gurpur river and Kudumbu rivers. An 18mtr. wide road is proposed to link the NH 17 and the Bajpe Airport road. Also an 18mtr. Link road is proposed to connect the proposed 45mtr. Wide road.
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District Planning District No. 19 :

The proposed land use analysis of this planning district is noted below. Sl.No. 1. 2. 3. 4. 5. 6. 7. 8. Land use category Residential Commercial Industrial Public & semipublic Parks, playgrounds and other open spaces Public Utility Transportation & Communication Agriculture including water sheet Total Outside conurbation a) Spotted developments b) Agriculture c) Water sheet Grand Total Area in Ha. 1491.50 135.35 5.39 158.46 104.12 0.36 165.12 110.23 2170.53 29.00 29.00 222.34 18.91 2440.78 % to total 68.71 6.23 0.25 7.30 4.80 0.02 7.61 5.08 100.00 ---------
Residential use dominate this planning district.
The Karnataka Regional
Engineering College (NITK) at Suratkal is an important Public & semipublic use in this planning district. The coastal land along the sea coast is notified as CRZ zone in Iddya
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village. The State highway 101 is proposed to be widened to 45mtr. Width from the junction of the proposed bye-pass road up to NH 17.

Sl.No. 1. 2. 3. 4. 5. 6. 7. 8. The proposed land use analysis of this planning district is noted below. Land use category Area in Ha. % to total Residential 255.83 37.25 Commercial 12.70 1.85 Industrial 0.57 0.08 18.73 Public & semipublic 18.73 2.73 Parks, playgrounds and other open 207.83 30.26 spaces Public Utility Transportation & Communication 5.26 0.77 Agriculture including water sheet 185.87 27.06 Total 686.79 100.00 Outside conurbation developments a) Spotted developments 1.96 --b) Agriculture 31.71 --c) Water sheet 1.06 --Grand Total 721.52 --Residential use is the major developable use in this planning district. Large chunks of lands are notified under the CRZ belt all along the Pavanje river (on both sides), the Pavanje island and the area between the Pavanje river and the sea coast line till the
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confluence point of the river with sea. The existing 18mtr wide road is proposed to be linked to NH 17 and link Padupanambur and Chitrapu villages.

The proposed land use analysis of this planning district is noted below. Sl.No. 1. 2. 3. 4. 5. 6. 7. 8. Land use category Residential Commercial Industrial Public & semipublic Parks, playgrounds and other open spaces Public Utility Transportation & Communication Agriculture including water sheet Total conurbation Outside conurbation a) Spotted developments b) Agriculture c) Water sheet Grand Total Area in Ha. 420.87 54.05 60.38 60.27 210.62 2.51 92.73 116.45 1017.88 31.20 509.03 22.15 1580.26 % to total 41.35 5.31 5.93 5.92 20.69 0.25 9.11 11.44 100.00 ---------
Residential use account for 41.35% of the planning district. Industrial areas include the Karnataka Industrial area development board estate and a new industrial area in NH 17 are important industrial uses. Commercial activity is proposed along NH 17 and the SH
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70. Large areas of land all along Shambavi river is reserved for openspace under CRZ-I and CRZ-III The state highway SH 70 is proposed to be widened to 30mtr width
CHAPTER V ZONAL REGULATIONS 1. INTRODUCTION

1.1 In order to promote public health, safety and the general social welfare of the community, it is necessary to apply reasonable limitation on the development of land and buildings. This is to ensure that most appropriate, economical and healthy development of the city takes place in accordance with the land use plan, and its continued maintenance over the years. For this purpose, the city is divided in to a number of use zones, such as residential, commercial, industrial, public and semi public etc. Each zone has its own regulations, as the same set of regulations cannot be applied to the entire city. 1.2 Zoning protects residential areas from the harmful invasions of commercial and industrial uses and at the same time promotes the orderly development of industrial and commercial areas, by suitable regulations on spacing of buildings to provide adequate light, air, protection from fire, etc. It prevents overcrowding in buildings and land and thus ensures adequate facilities and services. 1.3 Zoning is not retrospective. It does not prohibit the uses of land and buildings that are lawfully established prior to the coming into effect of these zonal regulations. If these uses are contrary to the newly proposed uses, they are termed as non-conforming uses, and are gradually eliminated over years without inflicting unreasonable hardship upon the property owner.
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1.4 The Zonal Regulations and their enforcement ensure proper land use and development control and form an integral part of the Master plan for Mangalore. It also ensures solutions to problems of developments under local conditions. 1.5 The present Zonal Regulations for Mangalore local planning area, are prepared under the provisions of Section 12(1)(a) of the Karnataka Town and Country Planning Amendment Act, 2004 and are detailed below.
1.6 Establishment of zones and zonal maps:

1.6.1. The Local Planning area is divided into use zones such as residential, commercial, industrial etc., as shown in the final Master Plan (Revision II) maps.
1.6.2. Zonal boundaries and interpretations of zonal regulations:

1.6.2.a. Where there is uncertainty regarding the boundary of the zones in the approved Master Plan (Revision II)-2021, it shall be referred to the Authority and the decision of the Authority in this regard shall be final.
1.6.2.b. For any doubt that may arise in interpretation of the provisions of the Zonal Regulations, the Director of Town Planning shall be consulted by the authority.
1.7
These regulations set out the various uses of land:
(a) that are permissible (b) that are permissible under special circumstances by the Authority in different zones. 1.8 These regulations set out minimum size of plot, maximum plot coverage, minimum front, rear and side setbacks, minimum road widths and maximum number of floors and heights of structures etc. 2. DEFINITIONS: 2.1 In these Zonal Regulations, unless the context otherwise requires, the expressions given below shall have the meaning indicated against each of them. 2.2 Act means the Karnataka Town and Country Planning Act, (K.T.C.P. Act) 1961. 2.3 Alteration means a change from one use to another, or a structural change such as an addition to the area or height, or the removal of part of building, or any change to the structure such as reconstruction or, cutting into or removal of any wall, partition, column, beam, joint, floor or their support, or a change to or closing of any required means of ingress or egress. 2.4 Amalgamation means clubbing of two or more authorized sites.
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2.5 Amenity includes roads, street, open spaces, parks, recreational grounds, playgrounds, gardens, water supply, electric supply, street lighting, sewerage, drainage, public works and other utilities, services and conveniences. 2.6 Apartment means suite of rooms, which are occupied or which is intended or designed to be occupied by one family for living purpose in an Apartment Building. This word is synonymous with residential flat. 2.7 Apartment building / multi dwelling units means a building containing four or more apartments / dwelling units, or two or more buildings, each containing two or more apartments with a total of four or more apartments / dwelling units for all such buildings and comprising or part of the property. 2.8 Applicant means any person who gives notice to the Authority with an intention to erect or re-erect or alter a building. 2.9 Auditorium means premises having an enclosed space to seat audience and stage for various performances such as concerts, plays, music, etc.
2.10 Authority means Urban Development Authority constituted for Mangalore under the Karnataka Urban Development Authorities Act 1987 (MUDA) for the local planning area. 2.11 Balcony means a horizontal cantilever projection with a handrail or balustrade, to serve as passage or sit out place. 2.12 Basement storey or cellar means any storey, which is partly / wholly below the ground level. The basement height should not project more than 1.20 M above the ground level / average ground level. 2.13 Bifurcation means bifurcation of a plot into two. 2.14 Building line means the line upto which the plinth of building may lawfully extend within the plot on a street or an extension of a street and includes the line prescribed, if any in the Master Plan or Town Planning scheme. No portion of the building may extend beyond this line except as prescribed in these rules. 2.15 Carriageway means the clear motorable width within the road right of way without any obstructions such as drains, trees, electric poles, etc. The carriageway surface may be or may not be paved. 2.16 Chejja means a continuous sloping or horizontal cantilever projection provided over an opening or external wall to provide protection from sun and rain. 2.17 Chimney means a structure usually vertical containing a passage or flue by which the smoke, gas, etc. of a fire or furnace are carried off by means of which a draught is created.
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2.18 Civic amenity means a market, a post office, a bank, a bus stand or a bus depot, a fair price shop, a milk booth, a school, a dispensary, a maternity home, a child care centre, a library, a gymnasium, a recreation centre run by the government or local authority, a centre for educational, religious, social or cultural activities or philanthropic service run by a co-operative society or society registered under the Karnataka Societies Registration Act, 1960 (Karnataka Act 17 of 1960) or by a trust created wholly for charitable, educational or religious purposes, a police station, fire station, an area office or a service station of the local authority or the Karnataka Urban Water Supply and Drainage Board or the Karnataka Electricity Board and such other amenity as the government may by notification specify. 2.19 Commercial building means a building or part of a building, which is used as shops, and / or market for display and sale of merchandise either wholesale or retail, building used for transaction of business or the keeping of accounts, records for similar purpose; professional service facilities, corporate offices, software services, offices of commercial undertakings and companies petrol bunk, restaurants, lodges, nursing homes, cinema theatres, multiplex, kalyana mantapa, community hall (run on commercial basis) banks, clubs run on commercial basis. Storage and service facilities incidental to the sale of merchandise and located in the same building shall be included under this group, except where exempted.
2.20 Common wall means a wall built on land belonging to two adjoining owners, the wall being the joint property of both owners. 2.20.1 If two adjoining owners build a dividing wall on their property, they are not common walls and no part of the footings of either wall shall project on to the land of the adjoining owner, except by legal agreement between the owners. 2.20.2 Any such common or dividing wall shall be considered for the purpose of these byelaws, as being equivalent to an external wall as far as the thickness and height are concerned. 2.21 Community Hall means congregational place to be developed by government or local bodies, trust, society, etc., having a maximum of 300 M2 carpet area of hall without separate kitchen and dining. No upper floor shall be permitted. 2.22 Convention center means premises having enclosed space for official meetings and discussions without cooking facilities. 2.23 Corner Plot means a plot facing two or more intersecting streets / roads. 2.24 Corridor means a common passage or circulation space connecting separate rooms or different parts of the same building including a common entrance hall. 2.25 Courtyard means a space permanently open to the sky either in the interior or exterior of a building within the site. 2.26 Covered Area means area covered by building / buildings immediately above the plinth level, but does not include the space covered by garden, rocky area, well and well structures, plant, nursery, water pool, swimming pool (if uncovered) platform around a tree, tank, fountain, 91
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bench with open top and unenclosed sides by walls cut outs and ducts which are open to sky and the like drainage, culvert, conduit, catch-pit, gully-pit, chamber gutter and the like, within the site, compound or boundary wall, gate, unstoreyed porch and portico, chejja, slide, swing, uncovered staircase, watchman booth, pump house. The area covered by watchman booth / pump house shall not exceed each 3.0 M2, sump tank, electric transformer and generator with enclosure, fire control room (maximum 4 M x 4 M) & security room (2 M x 2M) if provided outside the plinth of the building for plots of more than 4000 M2. 2.27 Cultural buildings means a building built by a trust, society, government or local body for cultural activities. 2.28 Density means concentration of population expressed in terms of number of persons per hectare in a particular area. 2.29 Detached building means a building, the walls and roof of which are independent of any other building with open spaces on all sides, except the portion covered by the garage
2.30 Development with its grammatical variations means the carrying out of building, engineering, mining or other operations in, or over or under land or the making of any material change in any building or land or in the use of any building or land and includes sub-division of any land. 2.31 Development Plan 2.31.1 Residential Development plan means a plan containing proposal for construction of one or more residential buildings on a plot measuring more than 10,000 M2. 2.31.2 Non Residential Development Plan means a plan containing proposal for construction of one or more buildings on a plot size measuring more than 6,000 M2. 2.32 Duplex means a residential apartment in two levels connected with an informal staircase. 2.33 Dwelling unit / Tenement means an independent housing unit with separate facility for living, cooking and sanitary requirements. 2.34 Flatted Factory means a premises having group of non-hazardous small industrial units as given in Schedule I and II having not more than 50 workers and these units may be located in multistoried industrial buildings. 2.35 Floor means the lower surface in a storey on which one normally walks in a building. The general term floor does not refer basement or cellar floor and mezzanine. 2.36 Floor Area Ratio (FAR) means the quotient of the ratio of the combined gross floor area of all floors, except the areas specifically exempted under these regulations, to the total area of the plot, viz. Floor Area Ratio = Total floor area of all the floors. 92
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Plot Area 2.37 Footing means the projecting courses at the base of a wall to spread the weight over a large area. 2.38 Frontage means the width of the site/land abutting the road. 2.39 Garage means a structure designed or used for the parking of vehicles. 2.40 Government means the Government of Karnataka. 2.41 Ground Floor means the Floor immediately above the level of the adjoining ground level on all sides or above the basement floor. 2.42 Hazardous Building means a building or part thereof used for:
2.42.1 Storage handling, manufacture of procession of radioactive substances or of highly combustible or explosive materials or of products which are liable to burn with extreme rapidity and/or producing poisonous fumes or explosive emanations. 2.42.2 Storage, handling, manufacture or processing of which involves highly corrosive, toxic or noxious alkalis, acids, or other liquids, gases or chemicals producing flame, fumes and explosive mixtures, etc. or which result in division of matter into fine particles capable of spontaneous ignition. 2.43 Head room where a finished ceiling is not provided the lower side of the joists or beams or tie beams shall determine the clear headroom. 2.44 Heritage building means a building processing architectural aesthetic, historic or cultural values, which is declares a Heritage building by the Mangalore Urban Development Authority within whose jurisdiction such building is situated. 2.45 Height of Building means the vertical distance measured in the case of flat roofs from the average level of the ground around and contiguous to the building whichever is at a higher level, to the top of the roof and in the case of pitched roofs up to the point where the external surface of the outer wall intersects a finished surface of the sloping roof and in case of gable facing the street, the midpoint between the eave-level and the ridge. Architectural features, services and other functions like that of decorations shall be excluded for the purpose of measuring height. Water tank, chimneys, lift room, stair case room, pent house and parapet are also excluded for the purpose of measuring height. 2.46 High density development this includes star hotels, shopping malls, multiplexes, commercial complexes, IT and BT. 2.47 High-rise Building means a building having height of more than 18 M including stilt floor.
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2.48 Industrial building means a building wholly or partly used as a factory, for the manufacture of products of all kinds including fabrication and assembly, power plant, refinery, gas plant distillery, brewery, dairy, factory, workshop etc. 2.49 Land use includes the purpose to which the site or part of the site of the building or part of the building is in use or permitted to be used by the Authority. Land use includes zoning of land use as stipulated in the Master plan and the Zoning Regulations. 2.50 Loft means a residual space above normal floor level, which may be constructed or adopted for storage purposes. 2.51 Lift means an appliance designed to transport persons or materials between two or more levels in a vertical or substantially vertical direction by means of a guided car platform.
2.52 Master Plan means Master Plan (Revision II) prepared for the local planning area of Mangalore approved by the government under the Karnataka Town and Country Planning Act, 1961. 2.53 Mezzanine Floor means an intermediate floor between the ground floor and first floor only. The area of mezzanine floor shall not exceed 1/3 of covered area of ground floor. Such floor is allowable non-residential uses only. 2.54 Multilevel Car Parking (MLCP) means multilevel R.C.C. structure used for car parking connected to all floors by means of ramps / mechanical elevators. MLCP can be an independent structure or part of a building with other land uses. 2.55 Open space means an area forming an integral part of the plot, left open to sky in a building. (same as setback) 2.56 Owner includes the person for the time being receiving or entitled to receive whether on his own account or as an agent, power of attorney holder, trustee, guardian, manager or receiver for another person or for any religious or charitable purpose, the rent or profits of the property in connection with which the work is used. 2.57 Parapet means a low wall or railing built along the edge of a roof. 2.58 Parking Space means an area enclosed or unenclosed, covered or open, sufficient in size to park vehicles together with a driveway connecting the parking space with a street or any public area and permitting the ingress and egress of the vehicles. 2.59 Penthouse means a covered space not exceeding 10M2 on the roof of a building. (To be included for FAR) 2.60 Plinth means the portion of a structure between the surface of the surrounding ground and surface of the floor immediately above the ground. 94
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2.61 Plinth Area means the built up covered area of the building / buildings immediately above plinth level. 2.62 Plinth Level means the level of the floor of a building immediately above the surrounding ground. 2.63 Plot or site means a parcel (piece) of land enclosed by definite boundaries. 2.64 Porch or Portico means a roof cover supported on pillars or cantilevered projection for the purpose of pedestrian or vehicular approach to a building without any structure above. 2.65 Premium F.A.R. Additional F.A.R. permitted by collecting additional fees as prescribed in the rules herein.
2.66 Public and semi-public building means a building used or intended to be used either ordinarily or occasionally by the public such as offices of state or central government or local authorities, a church, temple, chapel, mosque or any place of public worship, dharmashala, college, school, library, theatre for cultural activities, public concert room, public hall, hospital run by public institutions, public exhibition hall, lecture room or any other place of public assembly. 2.67 Pump room means the room provided below ground level adjacent to the sump tank to house various types of pumps with self priming mechanism. However, the entrance shaft of the pump room of maximum 2 M x 2 M may be permitted above the ground level. 2.68 Residential building means a building used or constructed or adopted to be used wholly for human habitation and includes garages, and other out-houses necessary for the normal use of the building as a residence. 2.69 Road Level the level of the road at the access to the property or in the event of more than one entrance to the property, the road level considered shall be at the center of the property frontage. The level of the road shall be taken at the center of the carriage way. 2.70 Road Width means the distance between the boundaries of a road including footways and drains measured at right angles. Note: In case of sites facing a T-Junction or at the intersection of a multiple roads, the width of the road parallel to the site shall be considered. 2.71 Room Height means the vertical distance measured between the finished floor surface and the finished ceiling surface. Where a finished ceiling is not provided, the underside of the joists or beams or tie-beams shall determine the upper point of measurement. 2.72 Service apartment means an apartment in which individual residential flats are let out on rental basis.
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2.73 Service Industry means an industry where services are offered with or without power. If power is used, aggregate installed capacity shall not exceed 10 HP & the sital area shall not exceed 240 Sq.m. Service industries shall be permitted in the Residential zone under special circumstances as give in Schedule I. 2.74 Service Road means a road / lane provided adjacent to a plot for access or service purposes as the case may be. 2.75 Setback means the distance prescribed under these Zonal Regulations between the plot boundary and the plinth of the building. 2.76 Stilt floor means open parking area provided at ground level. The height of the stilt floor shall be a minimum of 2.4M and it shall not exceed 3.0M. The height shall be considered for calculating the total height of the building. 2.77 Stilt parking means building constructed with stilt area of non habitable height (less than 3.0M) used for parking. 2.78 Storey means the space between the surface of one floor and the surface of the other floor vertically above or below. 2.79 Staircase Room means a room accommodating the stairs and for purpose of providing protection from weather and not used for human habitation.
2.80 T.D.R. Transferable Development Rights available for plots as prescribed under K.T.C.P. Act or as per government notifications as and when notified. 2.81 Zonal Regulations means Zoning of Land use and regulations prepared under the Karnataka Town and Country Planning Amendment Act, 2004 Section 12, prescribing the uses permissible in different land use zones, setbacks around buildings, plot coverage, floor area ratio, height of the building, building lines, parking, etc. Note: 1) For any items not covered above, the definitions in National Building Code shall apply. 2) Only definition is given above. For regulation refer the relevant chapters of the Zonal Regulations. 3. LAND USE ZONES: 3.1 Classification of Land into various zones: 1. Residential (R) 2. Commercial (Retail and whole sale business) (C) 3. Industrial (I) 4. Public and Semi Public (P & SP) 5. Public Utilities (PU)
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6. Open spaces, parks and playgrounds [including public recreation area] (O, P & PG). 7. Transport and Communication (T & C) 8. Agriculture land, water sheet (A , W) 3.2 Uses of land that are permissible and those that are permissible under special circumstances by the Mangalore Urban Development Authority, (which is the planning Authority for the Local planning Area of Mangalore) in different zones of the local planning area shall be as follows.
3.2.1 RESIDENTIAL ZONE: 3.2.1a. Uses that are permissible: - Dwellings, service apartments, hostels including working womens and gents hostels, paying guest accommodations, old age homes, orphanages, places of public worship, schools up to primary level and higher primary courses, with a Minimum sital area of 500 M2 for Nursery school, 1000 M2 for Lower Primary schools and 2000 M2 for Higher Primary schools, public libraries, audio/video libraries, STD booths/mobile phone service repairs, milk booths, HOP COM centres, compute institutes, neighborhood or convenience shops, doctors consulting room, office of advocates, other professions in public interest not exceeding 20.0 M2 in a building, state and central government offices including service counters, telecommunication tower and equipment subjected to structural stability certificate from registered structural engineer. Fee prescribed for commercial use shall be collected. 3.2.1b. Other uses that are permissible under special circumstances by the Authority: Integrated townships, ATM, sports and recreation grounds, cemeteries, golf clubs, banks, gas filling stations and storage, service industries (for the industries as per the list given in Schedule I), gas cylinder storage provided it satisfies all required norms of safety, convention centers, community halls, hard and software computer offices and I.T, B.T. related activities provided the site is abutting a road of minimum 9 M width.
Note: 1) For uses permitted under special circumstances, the site shall abut the road of minimum 9M width. 2) When Service apartments are permitted, fee under section 18 of K.T.C.P. Act, 1961 for commercial use shall be levied. 3) No Objection Certificate from the Deputy Commissioner of Dakshina Kannada district shall be obtained before permitting buildings for places of worship vide Government Order No.Kan.E.65:MuAaBi:2001, Dt. 24-12-2001. 3.2.2 COMMERCIAL ZONE: 97
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3.2.2a Uses that are permissible: - Offices, shops, Commercial Complexes and service establishments like hair dressing saloons, laundries, dry cleaning and tailoring shops, hotels, clubs, hostels, newspaper or job printing, offices, banks, nursing homes, places of amusement or assembly, restaurants, microwave towers and stations, advertising signs conforming to relevant building byelaws, church, temple and other places of worship, educational, medical/engineering/ technical and research institutions, parking lots, libraries, municipal, state or central government office, any retail business or services not specifically restricted or prohibited therein, fuel filling stations, neighbourhood shops, nursing homes, Service industries listed in Schedule I (power upto 20HP). Residential buildings including orphanages and old age homes, warehouses and cinema theatres, multiplexes, auditoriums, community centres, hardware and software computer offices and information technology related activities (Power required for air conditioners, lifts and computers are excluded from the HP specified above) and all uses permissible or permissible under special circumstances in residential use zone.
3.2.2b Other uses that are permissible under special circumstances by the Authority: - Cold storage, vegetable, meat and fish markets, automobile workshop, garages manufacturing establishments employing not more than ten laborers and manufacturing goods to be sold by the manufacturer in retail with more than 20 HP in district shopping centers (major business area), government and private hospitals, service industries, listed in Schedule II with power up to 20HP, truck terminals, truck parking, junk yard storages, storage of inflammable materials and vehicular parking weigh bridges, health centres and nursing homes, clinics. 3.2.3. INDUSTRIAL ZONE: 3.2.3a Uses that are permissible: - All Industries conforming to performance standard and those given in illustrative list in Schedule-II which would not cause excessive injurious or obnoxious fume, odour, dust, or any other objectionable effluents, etc. and employing not more than 100 workers with power or 100 workers without power (total aggregate installed power not exceeding 50 HP), ware housing and covered storage for industry, public utilities and related buildings, parking, loading and unloading requirements, junk yard, dairy and poultry farms, ice manufacturing plants, IT and BT industries, stock yards crushing units, sports and recreational uses, bus and truck terminals, fuel filling stations, taxi and scooter stands, canteen (ancillary to the industry), all uses permissible in the commercial use zone. Recreational facilities for employees, dwellings for managers and essential staff like foreman and watch and ward area not exceeding of 300.0 M2 or 5% of the total area whichever is lower.
3.2.3b Uses that are permissible under special circumstances by the Authority: All Uses and industries employing more than 100 workers, with aggregate illustrated power exceeding 50 HP and industries confirming to performance standards as given in illustrative list in Schedule II and III. Dwelling for essential staffs like foreman watch and ward and manages quarters not exceeding 1000 M2 or 5% of the total area which is lees. Integrated townships, slaughter houses, burial ground, crematoria, obnoxious and hazardous industries away from the predominant wind directions subjected to prior NOC from Karnataka State Pollution Control Board as per the 98
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provisions of Water (Prevention and Control of Pollution) Act 1874, Air (Prevention and Control of Pollution) Act 1981.
Note: Any Industry requiring clearance/ NOC from Karnataka State Pollution Control Board and Water (Prevention and Control of Pollution) Act 1974, Air (Prevention and Control of Pollution) Act 1981 or MOEF clearance is to be obtained prior to giving permission for industry. 3.2.4 PUBLIC AND SEMI-PUBLIC USES:
3.2.4a Uses that are permissible: - Government administrative centres, secretariats, district office, law courts, jails, police stations, governors residence and institutional offices, educational, cultural and religious institutions including libraries, reading rooms and clubs, medical and health institutions, cultural institutions like community halls, opera houses, etc. of predominantly non commercial in nature, utilities and services, water supply installations including disposal works, electric power plants, high tension and low tension transmission lines, sub stations, etc. gas installation and gas works subject to prior No Objection Certificate from Karnataka State Pollution Control Board, fire fighting stations, banking institutions and quarters for essential staff and all use that are permissible under parks, play grounds and open spaces zone. Note: Retail shops, restaurants, filling stations, clubs, banks, canteens, dwellings required for proper maintenance and functioning of public and semi-public uses may be permitted when they are run on non commercial basis in their own premises and ancillary to the respective institutions. 3.2.4b Uses that are permissible under special circumstances by the Authority: Government printing press, parking lots, parks, play grounds and recreational uses, stadium, cemeteries, crematorium, libraries, aquarium, planetarium, museum, horticultural, nursery and swimming pools, orphanages and old age homes. 3.2.5. PUBLIC UTILITIES: 3.2.5a. Uses that are permissible: - Water supply installations including treatment plants, storage reservoirs, over head tanks, drainage and sanitary installations, including treatment plants and disposal works, drying beds, dumping yards, electric power plants, high tension and low tension transmission lines substation etc. Gas installation, gas works subject to prior No Objection Certificate from Karnataka State Pollution Control Board, fire stations, milk dairies, SWM land fill sites and such other public utilities. 3.2.5b. Uses that are permissible under special circumstances by the Authority: - Canteen, banking counters, clubs, indoor recreational use in their own premises and as an ancillary the respective institutions not exceeding 5% of the total area. 3.2.6 PARKS, PLAYGROUNDS AND OPEN SPACES:
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3.2.6a Uses that are permissible: - Parks, play grounds, childrens play land inclusive of amusement theme parks such as Disney land type, toy trains, parkways, boulevards, cemeteries and crematoria, stadium, swimming pools. 3.2.6b Uses that are permissible under special circumstances by the Authority:- Open air theaters, recreational clubs, canteens ancillary to above permissible uses, libraries, aquarium, planetarium, museum, Balabhavan, art gallery, horticultural/nursery, swimming pools, milk booths, HOPCOM Centres. The area of such use shall not exceed 5% of the total area and shall not be more than ground plus one floor in any case.
3.2.7 TRANSPORTATION AND COMMUNICATION ZONE: 3.2.7a Uses that are permissible: - Railway lines, railway yards, railway stations, railway workshops and shunting, roads, road transport depot, bus stations and bus shelter in road margin, parking areas including MLCP, truck terminals, weigh bridges, dock yards, jetties, piers, airports and air stations, post offices, telegraph offices, telephones and telephone exchanges, television telecasting and radio broadcasting stations, microwave towers and stations and offices in their own premises and residential quarters for watch and ward, filling stations. 3.2.7b Uses that are permissible under special circumstances by the Authority: - Shops, canteens, restaurants, banks, clubs, godowns and indoor recreational uses in their own premises as an ancillary to the respective institutions not exceeding 5% of the total area, dwellings required for proper maintenance and functioning of the transport and communication uses in the zone not exceeding 10% of the total area.
3.2.8 AGRICULTURAL ZONE: 3.2.8a. Uses that are Permissible: - Agriculture, horticulture, childrens play land inclusive of amusement theme parks such as Disneyland type, toy trains farm houses and and their accessory buildings and uses not exceeding 200.0 M2 of built up area in a plot area exceeding 0.5 hectares and above only, quarrying, removal of clay upto 3.0 M depth, gardens, orchards, nurseries, brick kilns, highway amenities viz., filling stations, weigh bridges, vehicle parking and terminals and check posts, abutting national and state highways, sugarcane crushes (seasonal), rice mills, dairy and poultry farming, milk chilling centres, sugar mill, jaggery mills, decorticators and any ancillary activities to agriculture not transgressing any pollution norms and only which are suitable to local conditions. 3.2.8b. Uses that are permissible under special circumstances by the Authority: - Parks and open spaces, public and semi-public recreational uses not conducted for profit, cold storage, processing & sale of farm products on the property where they produce, places of worship, hospitals, libraries, sports clubs & stadiums, playgrounds, water sports, golf centres, cultural buildings, exhibition centres, graveyards/burial grounds, schools, Ashraya houses for economically weaker section, rehabilitated schemes of government, institutions relating to agriculture- like research centres, educational institutions, residential schools, colleges, technical institutions with hostels with enough land for play grounds, resorts and other tourism 100
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development projects subjected to a maximum ground coverage of 20% and limiting the number of floors to ground floor plus first floor only, truck terminal provided if the land is abutting National Highway/State Highway, helipads, agricultural supplies, orphanages and old age homes, residential building not exceeding 150.0 M2 inclusive of ground & first floor only in an agricultural land of minimum extent of 800 M2 (25 cents) with non-agricultural conversion permitted only for 200.0 M2 (5 cents) since there are no gramatanas in this region. For such portion of permissible land, minimum means of access shall not be less than 3.5 M which shall be in the owners land and it is excluded from non-agricultural conversion area. This access shall be private access (owners) and this means of access shall not be utilised for further subdivision/conversion of other portion of land or adjacent agricultural land. Number of floors to be restricted to ground plus one only.
GENERAL NOTE: 1) Before permitting any uses permissible under special circumstances, the authority shall publish the proposals calling for public objections in at least two leading local daily news papers giving stipulated time of fifteen days. The objections received within the stipulated period shall be placed before the authority and the reasons for accepting/rejecting the objections shall be recorded in the proceedings based on which the authority may take appropriate decision. 2) Power generators using any type of fuel with proper acoustic enclosures as substitute to power supplied by MESCOM may be permitted in any zone after obtaining NOC from Karnataka State Pollution Control Board. 3) Highway facilities include the activities specified in Government circular No.NaAaE:16:BemRuPra:2004, Dt. 20-12-2004.
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SCHEDULE I Illustrative list of service industries that are permissible in residential zone under special circumstances by the Authority and as well as that are permissible in commercial zone.
Sl. No. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38
Description Bread and bakeries Confectionery, candies and sweets Biscuit making Ice cream Cold storage (small scale) Aerated water and fruit beverages Flour mills with 5 HP in residential zone and 10 HP in retail business zone Automobile two wheelers and cycle servicing and repairs Furniture (wooden and steel) Printing, book binding, embossing, etc. Laundry, dry cleaning and dyeing facilities General jobs and machine shops Household utensil repair, welding, soldering, patching and polishing (kalai) Photograph, printing (including sign board printing) Vulcanizing Tailoring Handlooms (small scale) Velvet embroidery shops Art weavers and silk screen printing and batik work Jewelry, gold ornaments and silver wares Mirrors and photo frames Umbrella assembly Bamboo and cane products Sports goods and its repair shops Musical instruments repair shops Optical lens grinding, watch and pen repairing Radio, T.V., Mobile phones, Air Conditioner, Fridge, repair shops Rubber stamps Card board box and paper products including paper (manual only) Cotton and silk printing Webbing (narrow, fabrics, embroidery, lace manufacturing) Ivory, wood carving and small stone carving Coffee curing units Candles and wax products Household kitchen appliances Washing soaps small scale only Fruit canning and preservation Electric lamp fitting 102
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39 40 41 42 43
Shoe making, repairing Power looms (silk reeling unit up to 10 HP in retail business zone) Areca nut processing unit Beedi rolling Agarbathi rolling
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SCHEDULE II
Illustrative list of industries that are permissible in industrial zone
Sl. No. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39
Description Bread and bakeries Confectionery, candies and sweets Biscuit making Ice, ice cream Cold storage Aerated water and fruit beverages Flour mills with power up to 20HP Hats, caps, turbans including garments Hosiery including knitted garments Gold and silver thread Shoe lace making Toy making (earthen paper, wooden plastic metal and tin) Cotton and silk cordages, twine thread and thread ball making Velvet embroidered shoes Art wares and silk screen printing and batik works Jewelry, gold ornaments and silver wares Wood and stone carving Electroplating, mica plating, engraving Photographs, printing (including sign board and printing) Stone carving Mirrors and photo frames Umbrella assembly Bamboo and cane products Sports goods Card board box and paper products including paper Stationery items including educational and school drawing instruments Furniture making (wooden and steel) Musical instruments Printing, book binding, embossing, photograph, etc. Optical lens grinding watch and pen repairing Steel wire products Sheet metal works Metal polishing Laboratory porcelain wares Radio, T.V., Mobile phones, Air Conditioner, Fridge, assembly parts (small scale) Electric lamps, fittings, shades, fixtures, etc. Automobiles, scooters, cycle service and repair workshop Laundry and dry cleaners General jobbing machine 104
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40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76
Iron foundries (only when related to other industries using electricity) Biscuit making Brushes (household, sanitary and toilet) Shoe making and repairing Leather goods Black smithy Household utensils, repair, welding, soldering, patching, & polishing (kalai) Vulcanizing and tyre retreading Cement products Chalk, crayon artists colour Tobacco products (cigarettes and beedies) Cosmetics and hair oils Cutlery Cycle parts and accessories Door and window fittings Drugs and medicines Lantern, torches and flash lights Aluminium wires, cake and pastry moulds Padlocks and pressed locks Rope making (vegetable fiber) Mathematical instruments Builders hard wares Tin products Optical frames Button clips Wax polishing Upholstery springs and other springs Precision instrument of all kinds Safety pins Screws, bolts, nuts, pulleys, chains, gears Conduit pipes fabrication (not exceeding 2 diameter) Buckets and metal containers, plastic jugs and fixtures metal embossing Oil stoves and pressure lamps Paper mill (small scale) hand made Washing soaps Hand tools Electric, computer and software Industries
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SCHEDULE - III Illustrative list of industries that are permissible in industrial zone. (Under special circumstances) Sl. Description No. 1 Small domestic appliances and gadgets (room heaters, coolers, hot plates, iron lamps, etc.) 2 Manufacturing of trunks and metal boxes, suit cases, small containers 3 Scientific, educational and industrial precision instruments. 4 Clocks and watches, photographic equipments 5 Typewriters, Radios, T.V.s, Air Conditioner, Fridges, STD/Mobile sets 6 Electrical instruments (including transistors) 7 Calculating machines (small machines only) 8 Copper wired and utensils 9 Sewing machines 10 Sanitary fittings (excluding sanitary wares) 11 Electrical appliances (room heaters, iron and room air coolers, small transformers, electric fans, fractional HP motors, cooking ranges, water heaters, etc.) computers and electric goods. 12 Electrical fans and industries permitted in light industrial zone. Note: 1. Service industries permissible in residential zone are permissible in industrial zone also. 2. No Objection Certificate from Karnataka State Pollution Control Board should be obtained, wherever necessary. 3. Industry permitted is subject to performance characteristics viz. (a) air, water and noise pollution, (b) Vibration and sound pollution, (c) dust, (d) odour, (e) effluent, and (f) general nuisance.
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Sl. No. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21
TABLE 1 Space standards for various buildings / uses Existing Common to all permissible zones Min. road width (M) Kalyana Mantaps 12.0 Game centres, convention centres, truck 15.0 terminals Social clubs and amenities 12 Multi storey car parking, cold storage 12 Primary school 7.5 Middle school 9.0 High school with play ground, integrated 9.0 residential schools College & higher educational institutions 9.0 Petrol pumps / Fuel stations 12 Hotels and lodges 12 Service Apartments 12 LPG storages 9 Places of congregation 12 Public libraries 9 Conference 15 Community hall 12 Nursing homes / polyclinics 12 Star hotels (up to 3 star) 12 Star hotels (above 3 star) 15 R & D lab 15 Automobile workshop: a) 2 wheeler & L.M.V. 9 b) H.M.V. 12
Minimum size of plot (M2) 2000 4000 1000 2000 600 2000 5000 3000 750 1000 1000 500 1000 300 1000 2000 500 2000 8000 2000 400 750
4. SET BACKS 4.1 Front and rear setback is essentially of roads with reference to depth of the site and shall be provided in the owners plot. i Front setback should be provided beyond the width required to be provided for the road widening as mentioned in the Master Plan.
ii Front setback line shall be considered as the building line beyond which no portion of the building should be projected, either below the ground or above the ground except for balcony projections mentioned in the rules herein. However, cantilever porches and steps to ground floor entry may be permitted depending upon the site condition. However, such projection should in any case not be beyond 0.5 M from the road widening line.
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Such projections into the front setback area shall be permitted only after the owner gives his/her/their no objection to remove / demolish such projection in the event of any future road widening requirement. iii Setbacks should be provided in the owners plot. Public open space or conservancy lanes adjoining the plot should not be considered as setbacks. iv In case of irregular plots the setbacks are to be calculated according to the depth or width at the point where the depths or widths are varying and average setbacks shall not be considered in such cases. v Center of the existing road shall be generally considered as the center of the road. However, if a new horizontal alignment of the road is fixed by the Authority, the center of such new alignment shall be considered as the center of the road. The portion of the plot required for road widening has to be surrendered free of cost to the authority by executing a relinquishment deed, at the time of applying for Commencement Certificate/licence but FAR shall be permitted for the original sital area, however coverage shall be limited to the net area of the plot after deducting the road widening portion. T.D.R. for the portion of plot surrendered shall be applicable as per the provisions of the Act / Rules. vi In the case of corner sites, both the sides facing the road shall be treated as front side and regulations applied accordingly. vii In case of site facing roads both in front and rear, both the sides facing roads should be treated as front and other two sides not facing the roads should be treated as right the setbacks be applied accordingly. viii Open staircase may be permitted in the side setbacks, but there shall be a minimum open space of 0.50 M from the site boundary to the proposed staircase and 1.0 M from the front and rear boundary of the site. ix Toilets with minimum of 1.0 M x 1.5 M and not exceeding 1.4 percent of the plot area may be permissible in rear set back only. x When minimum set back of 1.5 M is left on the right side, a scooter garage may be permitted on this right set back at the back side limiting the depth of the garage to 2.5 M.
xi Table 2 shall be referred for Front, Rear and Side setbacks of building whose height is up to 10.0 M with reference to the proposed Road width mentioned in the Master Plan. xii Table 3 shall be referred for buildings which are more than 10.0 M in height to fix the setbacks.
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TABLE 2
Minimum Front, Rear and Side setbacks for all types of buildings upto 10 M height except industrial buildings
Sl. No. 1. 2. 3. 4. 5. 6. 7.
Proposed Road width Up to 6.0 M 7.5 M 9.0 M 12.0 M 18.0 M 24.0 M 30.0 M
Minimum Front setbacks 1.5 M 2.0 M 2.0 M 3.5 M 3.5 M 3.5 M 4.0 M
Building line from center of road 4.5 M 5.75 M 6.5 M 9.5 M 12.5 M 15.5 M 19.0 M
The Rear and Side setbacks shall be 10% of the depth and width of the plots respectively.
TABLE 3
Exterior open spaces/set backs for all types of buildings above 10 M in height except industrial buildings
Sl. No. 1 2 3 4 5 6 7 8 9 10 11 12 13
Height of Buildings (M) Above 10 upto 12 Above 12 upto 15 Above 15 upto 18 Above 18 upto 21 Above 21 upto 24 Above 24 upto 27 Above 27 upto 30 Above 30 upto 35 Above 35 upto 40 Above 40 upto 45 Above 45 upto 50 Above 50 upto 55 Above 55
Minimum exterior open spaces/set backs to be left on Front (M) Rear and Sides (M) 4.0 4.0 4.0 5.0 5.0 6.0 5.0 6.0 6.0 7.0 6.0 8.0 7.0 9.0 7.0 10.0 8.0 11.0 8.0 12.0 9.0 13.0 9.0 14.0 10.0 16.0
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Note:1) All the roads within M.C.C limits are surveyed and widening of roads is proposed for widths of 9 M and above in the Master Plan. Hence the front setbacks are proposed in accordance with the proposed road width. Wherever road widening is not proposed in the Master Plan or by the local body, the existing width shall be measured and if that width falls in between the road width in Table 2, the setbacks and building lines corresponding to the road width mentioned in Table 2 immediately higher to the existing road width shall be considered. 2) For more than one building on a given site, the distance between two buildings shall be half the height of the taller building if the height of both the buildings are upto 10 M and the distance between two buildings shall be one third the height of the taller building if the height of any one or both the buildings are above 10 M subject to a minimum distance of 5 M. 3) Height Exemption for the Structure on Roof: Water tanks and their supports, lifts rooms, roof structures like staircase room, chimneys, structures for air conditioning cooling towers, parapet walls and other architectural features shall not be included in the height of the building. However, for calculating the height limitation prescribed in the vicinity of Aerodromes, the overall height of the building including that of the above details shall be considered. 4.2 Constructions permitted within the set back area: 4.2.1 The following constructions shall be permitted within the set back area after providing a clear driveway of 6.0 M width around the building and 2.0 M minimum setback from the boundary with the height of such construction not more than 7.5 M from the driveway ground level. No setback restriction shall be made for sump tank, open well and bore well provision made at or below the ground level. a) Pump room outside the plinth of the building. b) Generator outside the plinth of the building with outdoor acoustic enclosure. c) Watch mans cubicle not more than 3.0 M2 and fire control room (maximum 4M x 4M) outside the plinth of the building (no setback from the boundary). d) Sump tanks outside the plinth of the building below the ground level. e) Sewerage Treatment Plant outside the plinth of the building and below ground level. f) Solid waste drying yard outside the plinth of the building but open to sky. g) Childrens play area outside the plinth of the building. h) Swimming pool outside the plinth of the building but open to sky. i) Transformer / power substation (no setback from the boundary is required if permissible under the rules of MESCOM). j) Open well & bore wells.
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k) R.C.C. ramps for vehicular movement around the building upto a width of 6 M may be permitted to be constructed within the side and rear setback if the natural ground is sloping and the vehicular entry to the parking areas within the building is not possible without the construction of such ramps. For buildings other than high rise, items a, b, c and g may be permitted touching the building with 1.0 M setback from the boundary. 4.3 The following shall be considered while enforcing the setbacks of all types of building: 4.3.1 No side setbacks shall be insisted upon only in the case of reconstruction of existing building where traditional row housing type of development exists. 4.3.2 In case of buildings sanctioned prior to coming into force of these regulations, upper floors may be permitted to utilise the prescribed FAR according to these regulations by providing the required setbacks of these regulations at the level of construction of the upper floors and also subject to the production of structural stability certificate. However such upper floors shall not be permitted if the existing building is projecting into the proposed road widening limit as prescribed in the Master Plan unless such projections into the proposed road widening limit is demolished. However such buildings should satisfy the car parking requirements. Further making use of this provision any existing building is likely to become a high rise building, then it should satisfy the set back and parking requirements for high rise buildings. 4.3.3 Such upper floors shall be permitted over the existing building to the extent of FAR prescribed in the Zonal Regulations after deducting the FAR utilised in the existing lower floors. The setbacks for such upper floors should be as prescribed in this Zonal Regulations. 4.3.4 Only authorized buildings constructed / commenced construction prior to coming into force of these regulations shall be treated as existing buildings. If the construction of a building has not commenced at the time of coming into force of these regulations, even though sanctioning for construction was availed under any previous provisions of the Zoning Regulations, such construction shall commence only after getting fresh sanction under these regulations. 4.3.5 For garages no side or rear setbacks are to be insisted. One upper floor not exceeding 3.0 M in height may be permitted provided no openings are provided towards neighboring buildings and at least one opening for light and ventilation is provided towards the owners property. 4.3.6 In case of more than one building, proposed on a single site, the set-backs shall be applied as if they are on single common site.
4.3.7 A cantilever portico of 3.0 M width (maximum) and 6.0 M length (maximum) may be permitted in the ground floor within the side set back. No access is permitted to the top of the portico for using it as a sit out. The portico when allowed shall have a clear open space of one meter from the boundary of the property and incase of high rise buildings, such portico should have a minimum clear height of 5.0 M and a vehicle passage width of 6.0 M. Portico shall be permitted on not more than two sides of the building.
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4.3.8 The projection of the balcony shall be measured perpendicular to the building up to the outermost edge of the balcony. Cantilever projection of the balcony shall be permitted not exceeding 1/3 of the setback subject to a maximum of 1.1 M in the first floor and 1.75 M in and above the second floor. No balcony is allowed at the ground floor level into the prescribed setbacks. 4.3.9 If more than 25% of the depth of the property is required to be surrendered for road widening, reduction in the rear side set back of 50% shall be allowed only for buildings other than high-rise subject to a minimum of 1.0M setback. 4.3.10 Only 50% of the rear and side setback provided in Table 2 or Table - 3 shall be required for independent MLCP or MLCP attached to any building subject to a minimum of 6 M in case of high rise buildings. 4.3.11 Every open space provided either interior or exterior shall be kept free from any erection thereon and shall be open to the sky and no cornice roof or weather shade more than 0.75 M wide or 1/3 of open space whichever is less shall over hang or project over the said open space. 5. FLOOR AREA RATIO: 5.1 The Local Planning Area is divided as A, B & C areas for the purpose of regulating residential, commercial, industrial and other buildings. 5.2 A map drawn to scale showing the details of A, B and C areas is made available in the office of Mangalore Urban Development Authority and also appended to the Master plan. 5.3 When two sides of the same road are included in two different areas like A and B or A and C, then the side of the other area shall also be treated as intensively populated area (A area) upto one property depth. 5.4 When two sides of the same road are included in two different areas like B and C, then the other area classification shall also be treated as moderately developed area (B area) upto one property depth. 5.5 The floor area ratio (FAR) shall be with reference to the combination of existing and proposed road widths mentioned in the relevant tables. 5.6 When sites do not face roads of required width noted against the size of the site in the respective table, then the FAR shall be considered according to the corresponding widths of roads facing the site. If the existing road width falls between two road widths mentioned in the tables, then FAR for such sites shall be considered corresponding to the lower road width mentioned in the table. 5.6 If a site abuts, two or more roads of different widths, then the FAR of the building shall be regulated according to the width of the wider road.
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5.7 When a site faces wider road than the one prescribed against the area of the site, the FAR and number of floors shall be restricted only to the limit prescribed for the area of that particular site. 5.8 In case of roads having service roads in addition to the main roads the width of road shall be aggregate width of service roads and main roads for determining F.A.R. and height of the building. 5.9 In case of roads with varying widths, the existing road width shall be the average width considered by taking measurements upto 100 m from the edge of the property or upto the end of the road whichever is lower. Such road should lead to another road having minimum road width for which F.A.R. is claimed. 5.10 Premium F.A.R. shall be allowed only if in addition 50% of the Premium F.A.R. is claimed as T.D.R. e.g. Permissible F.A.R. 2.00 Premium F.A.R. claimed 0.50 Compulsory T.D.R. to be claimed 0.25 -----Total F.A.R. 2.75 ------
5.11 Premium F.A.R. shall be calculated on permissible floor area @ 50% of the land cost. Land cost shall be the current market value fixed under the Karnataka Stamp Act. e.g. Extent of land 2000 M2 Permissible F.A.R. 2.5 Therefore Permissible Floor Area 2.5 x 2000 = 5000 M2 Cost of land (Assumed) Rs.4000 / M2 Cost of land / M2 x Total extent of land Cost / M2 of permissible floor area = -----------------------------------------------Total permissible Floor Area 4000 x 2000 = ---------------- = Rs.1600 / M2 5000 50% of land cost = Rs.800 / M2 Premium F.A.R. claimed 0.5 Therefore Premium Floor Area 1000 M2 Therefore 50% cost for premium Floor area of 1000 M2 =1000 x 800= Rs.8,00,000.00
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5.12 Additional F.A.R. by amalgamating 2 or more plots shall be provided as mentioned in Table 4. TABLE 4 Sl. No. 1. 2. 3. Total extent after amalgamating plots 8000 M2 and above 12000 M2 and above 20000 M and above
2
Additional F.A.R. for road widths of 18 m 24 m 30 m 0.2 0.3 0.4 0.3 0.4 0.4 0.5 0.5 0.6
5.13 Additional F.A.R. as mentioned in Table 4 shall be considered for amalgamated properties belonging to different owners only.
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TABLE 5 Maximum Plot Coverage and Floor Area Ratio for Residential buildings of different site areas
CLASSIFI CATION OF AREAS
Plot Size (M2) (1) Upto 240 Over 240 Upto 500 Over 500 Upto 750 Over 750 Upto 1,000 Over 1,000 upto 2000 Over 2,000 upto 4000 Over 4000 upto 6000 Over 6000 upto 10000 Over 10000 Upto 240 Over 240 Upto 500 Over 500 Upto 750 Over 750 Upto 1,000 Over 1,000 upto 2000 Over 2,000 upto 4000 Over 4000 upto 6000 Over 6000 upto 10000 Over 10000 Upto 240 Over 240 Upto 500 Over 500 Upto 750 Over 750 Upto 1,000 Over 1,000 upto 2000 Over 2,000 upto 4000 Over 4000 upto 6000 Over 6000 upto 10000 Over 10000
Plot Coverage Maximum
Permissible FAR
Premium FAR
Total FAR
Minimum Road Width (M) Existing Proposed
(2) 70% 65% 60% 55% 55% 50% 50% 50% 70% 65% 55% 55% 50% 50% 50% 50% 65% 60% 55% 50% 50% 50% 50% 45%
AREA C SPARSELY DEVELOPED
(3) (4) (5) (6) 1.25 --1.25 <6 1.50 --1.50 <6 1.50 --1.50 6 1.75 0.25 2.00 9 2.00 0.50 2.50 9 2.25 0.50 2.75 9 2.25 0.75 3.00 12 2.50 0.75 3.25 12 As per development plan (Table 18 ) 1.25 --1.25 <6 1.50 --1.50 <6 1.75 --1.75 6 2.00 0.25 2.25 9 2.25 0.25 2.50 9 2.50 0.25 2.75 9 2.50 0.50 3.00 12 2.75 0.50 3.25 12 As per development plan (Table 18 ) 1.25 --1.25 <6 1.50 --1.50 <6 2.00 --2.00 6 2.25 0.25 2.25 9 2.25 0.25 2.50 9 2.50 0.25 2.75 12 2.75 0.25 3.00 12 3.00 0.25 3.25 12 As per development plan (Table 18 )
(7) 6 6 9 12 12 12 18 18 6 6 9 12 12 12 18 18 6 6 9 12 12 18 18 18
AREA B MODERATELY DEVELOPED
AREA A INTENSELY DEVELOPED
Note: 1) The list of items which are excluded from the computation of FAR is as given in Table 7. 2) The minimum road width criteria should be a combination of existing and proposed road width in Table 5. Proposed road width shall be as in the Master Plan or as proposed by the local body. 3) Premium FAR shall be considered only when the Authority or the local body undertakes the road widening and in such an event, the amount to be paid to avail premium FAR shall be collected while providing premium FAR and such amount shall be used exclusively for the widening of the particular road and the road widening work shall be completed before the completion of the construction of the said building. 4) The proposed road width for any road may be considered for FAR if at least the required carriageway for the proposed road width is developed and the right of way of proposed road is cleared.
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TABLE 6 Maximum plot coverage and floor area ratio for Commercial buildings of different site areas
CLASSIFI CATION OF AREAS
Commercial
Plot Area (M2)
Plot Coverage Maximum
Permissible FAR
Premium FAR
Total FAR
Minimum Road Width (M)

Existing Proposed
(1)
Upto 240 AREA A INTENSELY DEVELOPED Over 240 Upto 500 Over 500 Upto 750 Over 750 Upto 1,000 Over 1,000 upto 2000 Over 2,000 upto 4000 Over 4000 upto 6000 Over 6000 Upto 240 Over 240 Upto 500 Over 500 Upto 750 Over 750 Upto 1,000 Over 1,000 upto 2000 Over 2,000 upto 4000 Over 4000 upto 6000 Over 6000 Upto 240 Over 240 Upto 500 Over 500 Upto 750 Over 750 Upto 1,000 Over 1,000 upto 2000 Over 2,000 upto 4000 Over 4000 upto 6000 Over 6000
(2)
75% 75% 70% 70% 65% 65% 60% 75% 70% 70% 65% 65% 65% 60% 75% 70% 70% 65% 65% 60% 60%
(3)
1.25 1.50
(4) -----
(5)
1.25 1.50
(6)
<6 <6
(7)
6 9 9 12 18 18 24 6 9 9 12 18 18 24 6 9 12 18 18 24 30
1.50 --1.50 6 1.75 0.25 2.00 9 2.25 0.50 2.75 12 2.25 0.75 3.00 12 2.50 0.75 3.25 18 As per Development Plan (Table 19 ) 1.25 --1.25 <6 1.50 --1.50 <6 1.75 --1.75 6 2.00 0.25 2.25 9 2.50 0.25 2.75 12 2.50 0.50 3.00 12 2.75 0.50 3.25 18 As per Development Plan (Table 19 ) 1.25 --1.25 <6 1.50 --1.50 6 2.00 --2.00 9 2.25 0.25 2.50 12 2.50 0.25 2.75 12 2.75 0.25 3.00 18 3.00 0.25 3.25 18 As per Development Plan (Table 19 )
Note:
1) The List of items which are excluded from the computation of FAR is as given in Table 7. 2) The minimum road width criteria should be a combination of existing and proposed road width in Table 6. Proposed road width shall be as in the Master Plan or as proposed by the local body. 3) Premium FAR shall be considered only when the Authority or the local body undertakes the road widening and in such an event, the amount to be paid to avail premium FAR shall be collected while providing premium FAR and such amount shall be used exclusively for the widening of the particular road and the road widening work shall be completed before the completion of the construction of the said building.
4) The proposed road width for any road may be considered for FAR if at least the required carriageway for the proposed road width is developed and the right of way of proposed road is cleared.
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TABLE - 7 Areas excluded from FAR computation The following constructions are excluded from FAR computation: 1. Staircase / staircase room. 2. Architectural features which are not usable for living or other purposes. 3. Chimneys. 4. Garbage shaft. 5. Ducts. 6. Parking areas including driveways and ramps. 7. Swimming pools in any floor open to sky. 8. Over head tanks. 9. Escalators. 10. Lift wells and lift machine room. 11. Air conditioning plant on terrace. 12. Watch mans cubicle not exceeding 2.5 M2 area. 13. Sewerage Treatment Plant as specified by KSPCB. TABLE - 8 Setbacks, coverage, floor area ratio, etc., for Industrial buildings Maximum Plot coverage 60% 60% 50% 40% 35% 30% Floor Area Ratio 1.25 1.50 1.50 1.75 1.50 1.25 Minimum Frontage (M) 3.0 12.0 18.0 24.0 30.0 30.0 Minimum Front setback (M) 1.00 4.50 6.00 8.00 8.00 15.00 Set backs on other sides (M) 1.00 3.00 5.00 5.00 6.00 12.00 Minimum road width (M) Upto 6.0 Over 6.0 Over 9.0 Over 12.0 Over 15.0 Over 15.0
Plot area (M2) Upto 230 231 to 1000 1001 to 2000 2001 to 4000 4001 to 8000 Above 8000 Note:
1) Whenever the minimum plot area is less than the one specified in the particular category, the Zonal Regulations prescribed for the previous category should be adopted. 2) The above norms for industrial buildings are indicated as per the directions of Government in circular No.HUD:189:TTP:94, Dt. 09-08-1995. 3) Front setbacks have to be provided beyond the proposed road widening line, if any.
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TABLE - 9 Regulations for flatted factories Table showing the minimum plot area, maximum floor area ratio and minimum setbacks permissible for flatted factories.
1. 2. 3. 4. Minimum plot area Maximum Plot coverage F.A.R. Minimum setbacks (M) 1000 M2 40% 1.5 For road width of upto 9M. 1.75 for road width of above 9 M. Front 8.0 Rear 6.0 Left 6.0 Right 6.0
Building height upto 10 M. Building height upto 15 M.
TABLE 10
Maximum Plot Coverage and floor area ratio for Public and Semi-public, Traffic & Transportation & Public Utility buildings of different site areas
CLASSIFIC ATION OF AREAS Public and Semi-public, Traffic & Transportation & Public Utilities Maximum Plot Coverage (2) 65% 65% 65% 65% 60% 60% 60% 65% 65% 60% 60% 60% 55% 55% 65% 60% 60% 55% 55% 50% 50% Permissible FAR (3) 1.25 1.5 1.5 1.75 2.0 2.5 2.75 1.25 1.5 1.75 2.0 2.25 2.5 3.0 1.25 1.5 2.0 2.0 2.0 2.75 3.0 Min. Road Width (M)
Plot Area in M
Existing (4) 6 6 9 9 9 12 12 6 6 9 9 12 12 18 6 9 9 12 12 18 18
Proposed (5) 6 9 9 12 12 12 18 6 9 9 12 12 18 24 9 9 12 12 18 24 30
(1) Upto 240 AREA A INTENSILY DEVELOPED Over 240 Upto 500 Over 500 Upto 750 Over 750 Upto 1,000 Over 1,000 upto 2000 Over 2,000 upto 4000 Over 4,000 Upto 240 Over 240 Upto 500 Over 500 Upto 750 Over 750 Upto 1,000 Over 1,000 upto 2000 Over 2,000 upto 4000 Over 4,000 Upto 240 Over 240 Upto 500 Over 500 Upto 750 Over 750 Upto 1,000 Over 1,000 upto 2000 Over 2,000 upto 4000 Over 4,000
Note: 1) The List of items which are excluded from the computation of FAR is as given in Table 7.
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2) The minimum road width criteria should be a combination of existing and proposed road width in Table 10. Proposed road width shall be as in the Master Plan TABLE 11
Sl. No. Limits of distance from the aerodromes reference point measured horizontally to building structure of installations International Civil Other Civil Airports Airports or their alternate and Aerodromes Between 8534 M and 22224 M Between 7315 M and 8534 M Between 6095 M and 7315 M Between 4877 M and 6096 M Between 4267 M and 4877 M Between 3658 M and 4267 M Between 3048 M and 3658 M Between 2438 M and 3048 M Below 2438 M Between 7925 M and 22324 M Between 6706 M and 7925 M Between 5486 M and 6706 M Between 4267 M and 5486 M Between 3658 M and 4267 M Between 3048 M and 3658 M Between 2438 M and 3048 M Between 1829 M and 2438 M Below 1829 M
Difference between the elevation of the top of the building structure or installations and elevation of the aerodromes (aerodrome reference point) Less than 152 M Less than 122 M Less than 91 M Less than 61 M Less than 49 M* Less than 37 M* Less than 24 M* Less than 12 M* Nil except with the concurrence of the Civil Aviation Authorities
1 2 3 4 5 6 7 8 9
Note: 1. * Height limits shall be applicable for tree heights. 2. Irrespective of their distance from the aerodrome, (even beyond the 22 Km. limit from the aerodrome reference point), no radio masts or similar installation exceeding 152 M in height shall be erected without the permission of the Civil Aviation Authorities. 3. No buildings, structures or installations exceeding the height indicated in 11 should be permitted without N.O.C. from Civil Aviation Authorities. Table -
4. The location of the slaughter houses and other areas of activities like garbage dump which would attract high flying birds like eagles, hawk etc., and shall not be permitted within a radius of 10 KM from the aerodrome reference point. 6. APPLICATION OF LANDUSE:
6.1 The proposed 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. If the property depth is more than the depth proposed as per scale of
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the map then the land use indicated towards the road side shall apply for additional 60 M depth of property only. 6.2 Different 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. In the ground floor if there is mixed land use, the predominant use among them shall be considered as the use of the ground floor. 6.3 In case of prohibited area (i.e., 100 M radius around the monument) even if the land use is designated in the proposals, the regulations for the prohibited area zone prevails (refer areas of special control). 7. HIGH RISE BUILDINGS: 7.1 The minimum set back all-round for any high rise building shall be as per Table 3. 7.2 For high rise buildings, No Objection Certificates from the following departments have to be furnished by the applicant before obtaining Commencement Certificate/license. The No Objection Certificates have to be obtained as per the conditions stipulated in this Zonal Regulations. 1. 2. 3. 4. Department of Fire Services. National Airports Authority (if the height is more than that prescribed in Table-11) Karnataka State Pollution Control Board/MOEF, wherever applicable. Coastal Regulation Zone Authority, where ever applicable.
7.3 For buildings with a height of above 10.0M up to 18.0M a certificate to the effect that Fire Safety Measures are adopted at the building as per Part-IV of NBC shall be furnished by the concerned Architect / Engineer. 7.4 High rise residential buildings may be permitted facing a road of existing width of 9 M and proposed for 12 M. All other High rise buildings shall face a road of minimum existing width of 12 M. 7.5 The Department of Fire Services shall give No Objection Certificate for high rise buildings considering the height of the building, setbacks, road width, etc., as per Zonal Regulations. It shall follow National Building Code (NBC) for fire safety measures. 8. BASEMENT FLOOR: 8.1 Every basement storey shall be at least 2.4 M in height from the floor to the bottom of the roof slab/beam/ceiling (whichever is less) and this height of basement floor shall not exceed 3.0 M. 8.2 When basement floor is proposed for car parking, convenient entry and exit shall be provided. Adequate drainage, ventilation and lighting arrangements shall be made.
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8.3 If the minimum set back is more than 2.0 M then the basement may be extended on all sides below the ground level except the side abutting the road, provided the minimum set back between the basement and the property boundary is 2.0 M. 8.4 If a site is measuring less than 250 M2 then basement floor car parking shall not be permitted. 8.5 Basement floors upto a maximum of three levels may be permitted for car parking and other utilities/services. Considering the topography of the land in Mangalore, basements beyond three may be permitted, where three sides of such basements are exposed above the contiguous ground level. 8.6 In case of high rise buildings/three star/five star hotel complexes, high tech hospitals where mechanical/stacked parking is provided the height of the basement floor may be permitted upto a maximum of 4.5 M height. 8.7 Allowable uses in basement floor: a) Parking, machine rooms for services and utilities of the building. b) Strong rooms for banks subject to reckoning such areas for FAR. c) In case of three star hotel and above if extra area is available in the basement after meeting the requirements of parking facilities and other necessary items as provided in Zonal Regulations, the same can be used for health club, shopping arcade, dining area without kitchen facilities, offices, conference hall, gym rooms, massage rooms, subject to reckoning such areas for FAR. d) In case of other commercial buildings, the spare area in the basement after catering the requirements of parking facilities and other necessary items as provided in these regulations/byelaws, can be used for other purposes incidental to the commercial complex, such as restaurants, shopping arcade, health club, offices, subject to reckoning such areas for FAR. e) In case of public, semi-public buildings, the extra area available in the basement after fulfilling the required parking facilities as per these regulations can be used for: i. Canteen, conference hall, indoor games, stores in educational institutions, government offices of local bodies and other statutory organizations. ii. X-ray rooms, radiology rooms, consulting rooms, physiotherapy, medical stores and canteens in government and private hospitals including nursing homes. f) In case of multi storeyed residential apartments, the extra area available in the basement after meeting the requirements of parking facilities, can be used for other purposes incidental to the residential requirement, such as health club, gym rooms, indoor games, home theater, subject to reckoning such areas for the purposes of FAR.
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g) In case of other residential buildings, the extra area available after catering to the requirements of parking can be used for home theater, gym rooms & indoor games subject to reckoning such areas for the purpose of FAR. h) If the plot is on a steep sloping ground, living areas may be permitted in the portions of the basement floors where three sides are exposed to natural air and ventilation. This provision should be considered at the discretion of the authority on a case to case basis. Note: If the total height of the building from the terrace of the upper most livable floor to the floor of the lower most livable floor is more than 18 M, NOC from fire force department shall be obtained. 9. GROUND FLOOR: 9.1 The ground floor shall not be more than 1.5 M above the average ground level. If it is more, then the floor below shall be considered as ground floor. 9.2 In case of undulated plots / sites or the road abutting the property has sloping vertical alignment, whereby two floors can be easily accessible from the road and the level difference between the ground / road and the floors at the point of access is more than 1.0 M, but not more than 1.50 M then both the floors shall be treated as ground floor i.e. lower ground and upper ground floor.
10. RAMPS 10.1 A ramp provided from surface level of the site to the basement floor shall have a minimum width of 3.50 M and slope of not more than 1 in 8. The slope of the ramp shall commence from 1.5 M of the edge of the property line or 1.0 M after the road widening portion, if any. 10.2. Ramp or parking is not allowed in the land required for road widening. 10.3 R.C.C. ramps of 6 M wide around the building may be permitted for High rise buildings if required by the Fire Services Department.
11. MEANS OF ACCESS: 11.1 The means of exclusive access which would be other than through public roads and streets, shall not be of more than 30 M length from the public road or street, if the width of such access is of 3.5 M, the F.A.R. and height of buildings coming up in such plots shall be regulated according to the width of the public road or street. However for High rise buildings, the width of access shall not be less than 6 M. If the length of means of access exceeds 30 M, F.A.R. and height of the building abutting such means of access shall be regulated with reference to the width of such means of access.
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11.2 In exceptional cases, within the developed areas at the discretion of the Authority, G + 1 floors of one dwelling unit of upto 150 M2, irrespective of the size of the plot may be permitted on narrow lanes where provision for road widening as required under these rules are not possible. In such cases the minimum means of access shall be of 3.0 M beyond which the setback should be provided. 11.3 Construction may be permitted on plots abutting roads having less than 6M width provided such roads are proposed to be widened to a minimum width of 6M and the portion of plot required for road widening is surrendered free of cost. 12. LIFT: 12.1 Lift shall have to be provided for buildings with more than ground plus three floors. 13. CORRIDORS, STAIRCASES AND PEDESTRIAN RAMPS: 13.1 The minimum width of corridors, staircases and pedestrian ramps for different buildings or types is as given in Table-13. TABLE - 13 WIDTH OF CORRIDORS, STAIRCASES AND PEDESTRIAN RAMPS FOR DIFFERENT TYPES OF BUILDINGS
Sl. No. 1 a) b) 2 Building use or type Residential building Staircase inside the dwelling unit Common Staircase for multi dwelling building Assembly buildings such as auditorium, community hall, religious building, temple, mosque or church and other buildings of public assembly or conference. Institutional buildings such as: Government office Government Hospitals Educational Buildings such as Schools, Colleges, Research Institutions. Commercial buildings such as retail shops, private office, nursing homes, lodges, etc. All other buildings Minimum width of the corridor (M) Nil 1.5 Minimum staircase width (M) 1.0 1.25 Minimum Ramp width (M) Nil Nil
2.0
2.0
2.0
3 a) b) c) d) e)
2.0 2.4 2.0 2.0 1.5
2.0 2.0 2.0 1.5 1.5
2.0 2.0 2.0 1.5 1.5
14. MEZZANINE FLOOR: 123
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14.1 A mezzanine floor shall be accessible only from its lower floor and shall be allowed only in non residential buildings between ground and first floor only. 14.2 The maximum area utilized as mezzanine floor shall not be more than 1/3 of the ground floor and it shall be included for calculating FAR. 15. GARAGES: 15.1 For the buildings up to a height of 10.0 M, 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. 15.1.1 Height of the garage does not exceed 3.0 M from the ground level. 15.1.2 One upper floor not exceeding 3 M in height may be permitted provided at least one opening for light and ventilation is provided towards the owners property. 15.1.3 Height of the garage and the upper floor, if any, is limited to 6.50 M from the ground level. 15.1.4 No openings are provided in the garage and its upper floor towards the neighboring buildings. 15.1.5 No other structures except one lumber room shall be provided in the rear side of the garage. 15.1.6 Depth of the lumber room should not exceed 1.25 M. 15.1.7 Length of the garage including the lumber room and should not exceed one third of the length of the site or 6.0 M whichever is less. 15.1.8 Width of the garage should not exceed 4.0 M. 15.1.9 In the case of corner plots, the garage is to be located at the rear corner diagonally opposite to the road intersection. 16. TOILETS: 16.1 In any commercial complex, neighbourhood shops and assembly buildings, public toilet blocks shall be provided compulsorily. Such public toilet shall be of minimum 1.5 percent of the total commercial floor area if the total commercial floor area is above 10000 M2 and of minimum 2 percent of the total commercial area if the total commercial area is less than 10000 M2. Minimum size of common toilets should be 1.0 M x 1.25 M. 16.2 During construction of apartments/commercial complex buildings or other public buildings etc., temporary toilets shall have to be provided for the use of workers.
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17. PLOTS FACING THE ROADS PROPOSED FOR WIDENING: 17.1. In case of a plots facing the road proposed for widening or those having building line, the required land as indicated in the Master Plan for road widening shall be handed over to the local authority free of cost by a relinquishment deed by the owner of the land before sanction is accorded to the plan or as mentioned in T.D.R. rules. 17.2 Where upper floors are permitted over the existing buildings which are sanctioned prior to the coming into force of these Zonal Regulations which are facing the roads proposed for widening in the Master Plan, the upper floors shall be limited at least 1.0 M away from the proposed line of road widening and the applicant shall surrender the land free of cost and without claiming any compensation from the local authority, or as mentioned in T.D.R. rules. 18. PARKING REQUIREMENTS: 18.1 Parking space standards: 18.1.1 Each off-street parking spaces (parking bay) provided for motor vehicles shall not be less than 12.5 M2 area (2.5 M X 5 M) and for scooter parking space provided shall not be less than 2.0 M2 (2.0 M x 1.0 M) and it shall be 25% of the car parking space mentioned in Table - 14. The minimum width of drive way shall be 3.5 M, aisles and such provisions required for adequate monitoring of vehicles shall be exclusive of parking space stipulated. The width of driveway with entry to parking bays shall be: Width of driveway 4.5 m 4.0 m 3.5 m Width of parking bay 2.5 m 2.75 m 3.0 m
18.1.2 For building of different occupancies, off-street parking spaces for vehicles shall be provided as stipulated in Table 14. 18.1.3 Areas excluded for computing vehicle parking: The following areas shall not be considered while computing the vehicle parking requirement in addition to the areas excluded from FAR computation mentioned above. 1. 2. 3. 4. 5. 6. Electrical room & electric substation. Pump room. Generator room. Public toilets in commercial and public buildings. Air handling unit and other machinery areas provided within the plinth of the building. Security room/maintenance room/fire control room provided within the plinth of the building. 7. Common corridors. 8. TABLE 14 125
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Off-street parking spaces

Sl. No 1 Occupancy Minimum one car parking space of 2.5 M x 5.0 M for every 2 tenements each are having a floor area of less than 75 M2 1 tenement exceeding 75 to 175 M2 floor area. 1/2 tenement exceeding 175 M2 4 rooms or 50 M2 of floor area, whichever is more. 150 M2 floor area or fraction thereof. 100 M2 floor area or fraction thereof. 75 M2 floor area or fraction thereof. 15 seats subject to minimum of 20 car parks or 50 M2 of floor area, whichever is more. 50 M2 floor area or fraction thereof 100 M2 floor area or fraction thereof plus one lorry parking (3.5 M x 7.5 M) 150 M2 up to 600 M2 floor area and every 200 M2 thereafter or fraction thereof. Additional one loading/unloading bay (3.5 M x 7.5 M) for every 1000 M2 50 M2 of floor area or fraction thereof. 50 M2 of floor area. 50 M2 of floor area. 10 rooms or 100 M2 of floor area whichever is more
Residential:
Multi-family residential
2 3 4 5 7 8 9
Lodging establishments, tourist homes, hotels Educational Hospital Nursing homes Assembly/Auditorium Banks and other Retail business Industrial Storage/Wholesale Business
10 11 12
13
Community Hall / Kalyana Mantapa Office building (Government or Private) including IT & BT Restaurant serving food and beverage (excluding toilet areas) Hostels
Note: 1) In case of multistoried residential apartment buildings, additional 10% of the required car parking space shall have to be provided extra for visitors / guest parking within the plot. 2) No parking space shall be insisted upon in the intensively built up area upto 150 M2 of floor space. 3) Parking provision for building on stilts: a) Parking provided on the ground floor for the building on stilts, parking area shall be exempted from the calculation of F.A.R. b) All sides of the stilt parking shall be open if it is enclosed the area will be taken for FAR. c) When stilt parking is provided, the height shall be considered for calculating the total height of the building. 4) Access ramps, elevator, escalator to the upper floor or terrace shall not be provided in the set back area and ramps to be within the plinth area of the building and shall be exempt from FAR calculation.
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19. AREAS OF SPECIAL CONTROL: 19.1 The historical monuments in any city reflect the past glory of the city. As they attract tourists both from inside and outside the country. While permitting developments around historical monuments, care has to be taken to see that their aesthetic environs are not affected, in order to preserve aesthetic environs around these monuments it is necessary to declare the areas surrounding these monuments as zones of special control and impose the following special regulations around these monuments. 19.2 In the Karnataka Town & Country Planning Act 1961 under Section 12(1) (d) provides for declaring certain areas as areas of special control and framing of regulations to control development in such areas in regard to building line, height of buildings, F.A.R., architectural features etc., so as to preserve their historical and architectural importance. 19.3 In Mangalore, not many monuments or areas of special interest are noticed except two historical monuments which warrant preservation. One is Mangaladevi Temple the goddess of luck. It is situated in Jeppu. It is believed that the city derives its name from this temple. The 2nd monument is Tippu Fort facing Gurupur river and the Arabian Sea near Sultan Batheri in Bolur. This has been declared as protected monument. It was built during the regime of Tippu Sultan who took over the control of the city during 18th Century. 19.4 The third is a Jain basidi in Mulki area; which is also a historical monument. These three monuments attract most of the tourists and others coming to the city invariably. It is felt necessary to preserve them with utmost sanctity and good environment. Keeping this in view, the Government of Karnataka in Circular No. HUD 350 TTP 87 dated 12-08-87 has issued instructions not to permit any structure within the radius of 100 M. But it may be difficult to prohibit development completely as they are situated in the midst of already developed area. What is required is avoiding of undesirable land uses, and construction of tall structures. These two monuments are not more than 6.0 M in height. 19.5 Hence, the Mangalore Urban Development Authority has proposed to permit only buildings with not more than two floors (Ground plus First) within a radius of 100 M from the boundary of these monuments. The control areas of 100 M radius is shown in the general zoning of land use map. 20. DEVELOPMENT CONTROL WITH IN 500 M OF HIGH TIDE LINE IN THE SEASHORE: 20.1 The Government of India earlier issued instructions to all state governments to prohibit development activities within 500 M of coastal stretches of High Tide Line. This has been done after considering the need for protecting the coastal areas and beaches from environmental degradation. Prohibition of developmental activities of any kind has caused considerable problems to State Governments as there are existing developed areas within the stretch of 500 M. 20.2 Keeping this in view and ensuring that the use and activities in the coastal areas are consistent with principles and requirements of environment conservation, the Government of India has proposed Coastal Regulations Zone and to impose restrictions on developmental activities. The regulations have been framed under Section 3 of the Environment (Protection) 127
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Act, 1986 and are published in the Gazette of India-Extra ordinary dated 27-07-1990 inviting public comments. 20.3 These regulations among other things permit developments in the area already developed/partly developed with certain restrictions and subject to land use and other regulations framed under the Town & Country Planning Act prevailing in the State. 20.4 Hence for the developments within the stretch of 500 M. of high tide line of sea and within the stretch of 100 M of high tide line of rivers, it is proposed to insist No Objection Certificate from C.R.Z. Authorities established in Mangalore, before issue of Commencement Certificate/technical opinion. For lakes minimum of 30 M buffer is to be left. 21. DISTANCE OF BUILDING FROM ELECTRICAL LINES: Vertical clear (M) 3.5 4.5 4.5 5.2 6.2 Horizontal distance from the edge of the electrical line (M) 1.8 1.8 2.5 3.2 4.2 Electric line corridor width (M) 4.5 4.5 7.0 22.0 35.0
1 2 3 4 5
L.T. Line H.T. line of 11 KV H.T. line of 33 KV H.T. line of 110 KV H.T. line of 220 KV 22. SECURITY DEPOSIT:
22.1 To ensure compliance with these regulations and directions given in the sanctioned plan and other conditions, the applicant shall deposit a sum at the rate of Rs.50 per M2 of floor area as refundable interest free security and earnest deposit for the following categories of buildings, namely: 22.1a. Residential building or residential apartment with four dwelling units and more. 22.1b Commercial buildings. 22.2 The security deposit shall be refunded at the time of issuing the Occupancy Certificate. If the construction is not as per approved plan this deposit amount would be forfeited. The security deposit shall also be adjusted towards any penalty or charges levied by Mangalore City Corporation on the building during the course of construction.
23. SOLAR WATER HEATER REQUIREMENTS: TABLE - 15 Solar lighting and water heater requirements 128
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Sl. No. 1 2 3 4 5 6 7 8
Type of use
100 liters per day shall be provided for every unit
Restaurants service food and drinks with seating / 40 M2 of seating or serving area serving area of more than 100 M2 and above. Lodging establishments and tourist homes 3 rooms Hostel and guest houses 6 beds / persons capacity Industrial canteens 50 workers Nursing homes and hospitals 4 beds Kalyana mantapa, community hall and convention 30 M2 of floor area hall (with dining hall and kitchen) Recreational clubs 100 M2 of floor area Residential buildings: a) Single dwelling unit measuring 200 M2 of floor area or site area of more than 400 M2 whichever is more. b) 500 liters per day for multi dwelling unit/apartments for every 5 units and multiples thereof. Solar photovoltaic lighting systems shall be installed in multi unit residential buildings (with more than five units) for lighting the set back areas, drive ways, and internal corridors.
24. SAFETY MEASURES AGAINST EARTHQUAKE. 24.1 High-rise buildings shall be designed and constructed adopting the norms prescribed in the criteria for earthquake resistant design of structures bearing No. IS 1893-2002 published by the Bureau of Indian Standards, making the buildings resistant to earthquake. The supervision certificate and the completion certificate of every such building shall contain a certificate recorded by the registered engineer / architect that the norms of the National Building Code and IS No.1893-2002 have been followed in the design and construction of buildings for making the buildings resistant to earthquake considering Mangalore in Zone-III.
25. FACILITIES FOR PHYSICALLY HANDICAPPED PERSONS: 25.1 Public and semi-public buildings above 300 M2 and commercial buildings above 5000 M2 shall be designed and constructed to provide facilities to the physically handicapped persons as prescribed in the Schedule IV of these Zonal Regulations.
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SCHEDULE IV
Regulations for physically handicapped persons 1. These Regulations shall apply to the physically handicapped persons having the following disabilities.a) Non-ambulatory disabilities: Impairments that regardless of cause or manifestation, for all practical purposes, confine individuals to wheelchairs; b) Semi-ambulatory disabilities: Impairments that cause individuals to walk difficulty or insecurity. Individuals using braces or crutches, amputees, arthritics, spastics, and those with pulmonary land cardiac ills may be sent ambulatory. c) Hearing disabilities: Deafness or hearing handicaps that make an individual insecure in public areas because he is unable to communicate or hear warning signals. d) Sight disabilities: Total blindness or impairments affecting sight to the extent that the individual functioning in public areas is insecure or exposed to danger. 2. Access path / walk way: The width of access path / walk way from plot entry and surface parking to the building entry shall not be less than 1.80 M. It shall not have a gradient exceeding 5%. 3. Surface parking: At least two car spaces shall be provided at surface level near entrance with maximum travel distance of 30.00 M from the building entrance. 4. Space for wheel chair users: Adequate space shall be kept for the free movement of wheel chairs. The standard size of wheel chairs shall be taken as 1.05 M x 0.75M the doors shall have a minimum width of 0.9 M to facilitate the free movement of wheel chairs. 5. Approval to plinth level: At least one entrance shall have approach through a ramp. The ramp shall have a minimum width of 1.80 M with maximum gradient of 1:10. 6. Entrance landing: Entrance landing shall be provided adjacent to ramp with the minimum dimension of 1.80 M x 2.00 M. 7. Corridors: The minimum width of corridors shall be 1.80 M 8. Staircase: - The minimum width of staircases shall be 1.50 M. The minimum number of risers on a flight shall be limited to 12. Size of treads shall not be less than 0.3 M and the height of risers shall not be more than 0.15 M. 9. Lift: - Lift shall have to be provided for buildings with more than ground plus three floors.
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10. Toilets: - One special water closet in a set of toilets shall be provided for the use of handicapped persons with wash basin keeping in view the following provisions: a) The minimum size of toilet shall be 1.50 M x 1.75 M. b) The maximum height of the W.C. set shall be 0.50 M above the floor. 11. Hand rails: Hand rails shall be provided for ramps, staircases, lifts and toilets. The height of hand rails shall be normally 0.80 M above the floor level. If the building is meant for the predominant use of children, the height of hand rails may be suitably altered. 12. Guiding / Warning floor material: The floor material to guide or to warn the visually impaired persons with a change of colour or material with conspicuously different texture and easily distinguishable from the rest of the surrounding floor materials is called guiding or warning floor material. The material with different texture shall give audible signals with sensory warning when person moves on this surface with walking stick. The guiding / warning floor material is meant to give the directional effect or warn a person at critical places. This floor material shall be provided in the following areas; (a) (b) (c) (d) (e) The access path to the building and to the parking area. The landing lobby towards the information board, reception, lifts, staircase and toilets. At the beginning / end of walkway where there is vehicular traffic. At the location abruptly changing in level and at the beginning / end of ramp. At the entrance / exit of the building.
13. Proper signage (only for public & semipublic buildings): Appropriate identification of specific facilities within a building for the handicapped persons should be done with proper signage. Visually impaired persons make use of other senses such as hearing and touch to compensate for the lack of vision, where as visual signals shall benefit those with hearing disabilities. Signs should be designed and located such that they are easily legible by using suitable letter size (not less than 20 mm size). For visually impaired persons, information board in Braille should be installed on the wall at a suitable height and it should be possible to approach them closely. To ensure safe walking there should not be any protruding sign, which creates obstruction in walking. The symbols / illustrations should be in contrasting colour and properly illuminated so that with limited vision one may be able to differentiate amongst primary colours.
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26. RAIN WATER HARVESTING: 26.1 Every building with a plinth area of exceeding 100 M2 and built on a site measuring not less than 200 M2 shall have one or more rain water harvesting structures having a minimum total capacity as detailed in Schedule V. Provided that the authority may approve the rain water harvesting structures of specifications different from those in Schedule V, subject to the minimum capacity of rain water harvesting is being ensured in each case. 26.2 The owner of every building shall ensure that the rain water harvesting structure is maintained in good repaid for storage of water for non potable purposes or recharge of ground water at all times.
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SCHEDULE V Rain water harvesting structures: Rain water harvesting in a building site includes rainwater storage or recharging it, falling on the terrace or on any paved or unpaved surface within the building site. 1. The following systems may be adopted for harvesting the rain water drawn from terrace and the paved surface. (a) Open well of a minimum of 1.0 M diameter and 6.0 M in depth into which rain water may be channeled and allowed after filtration for removing silt and floating material. The well shall be provided with ventilating covers. The water from the open well may be used for non potable domestic purposes such as washing, flushing and for watering the garden, etc. (b) Rainwater harvesting for recharge of ground water may be done for a bore well around which a pit of one meter width may be excavated up to a depth of at least 3.0 M and refilled with stone aggregate and sand. The filtered rain water may be channeled to the refilled pit for recharging the bore well. (c) An impervious storage tank of required capacity may be constructed in the setback or other space and the rain water may be channeled to the storage tank. The storage tank may be raised to a convenient height above the surface and shall always be provided with ventilating the surface and shall always be provided with ventilating covers and shall have draw off taps suitably place so that the rain water may be drawn off for domestic, washing, gardening and such other purposes. The storage tanks shall be provided with an overflow. (d) The surplus rain water after storage may be recharged into ground through percolation pits or trenches or combination of pits and trenches. Depending on the geomorphologic and topographical condition, the pits may be of the size of 1.2 M width x 1.2 M length x 2.0 M to 2.0 M depth. The trenches can be 0.5 M or 0.6 M width x 2.0 M to 6.0 M length x 1.50 M to 2.00 M depth. Terrace water shall be channeled to pits or trenches. Such pits or trenches shall be backfilled with filter media comprising the following materials. 40 mm stone aggregate as bottom layer up to 50% of the depth. 20 mm stone aggregate as lower middle layer up to 20% of the depth. Course sand as upper middle layer up to 20% of the depth. A thin layer of fine sand as top layer. Top 10% of the pits/trenches will be empty and a splash is to be provided in this portion in such a way that roof top water falls on the splash pad. vi) Brick masonry wall is to be constructed on the exposed surface of pits/trenches and the cement mortar plastered. The depth of wall below ground shall be such that the wall prevents lose soil entering into pits/trenches. The projection of the wall above ground shall at least be 0.15 M. vii) Perforated concrete slabs shall be provided on the pits/trenches. 133 i) ii) iii) iv) v)
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(e) If the open space surrounding the building is not paved, the top layer up to a sufficient depth shall be removed land refilled with course sand to allow percolation of rain water into ground. 2. The terrace shall be connected to the open well/bore well/storage tank/ recharge pit/trench by means of H.D.P.E/P.V.C. pipes through filter media. A valve system shall be provided to enable the first washings from roof or terrace catchments, as they would contain undesirable dirt. The mouths of all pipes and opening shall be covered with mosquito (insect) proof wire net. For the efficient discharge of rain water, there shall be at least two rain water pipes of 100 mm diameter for a roof area of 100 M2. 3. Rain water harvesting structures shall be sited as not to endanger the stability of building or earthwork. The structures shall be designed such that no dampness is caused in any part of the walls or foundation of the building or those of an adjacent building. 27. TRANSFER OF DEVELOPMENT RIGHTS (TDR): 27.1 When an area within the local planning area is required for public purpose (i.e., road, widening of road, parks, etc.,) the owner of any site or land which comprises of such area surrenders it and hands over possession of the same to the Authority free of cost and encumbrance, the Authority permits development rights in the form of additional floor area which shall be as notified by the State Government time to time. 28. SUB DIVISION REGULATIONS: 28.1 Sub Division Regulations for Residential Use: 28.1.1 The purpose of these regulations is to guide the development of new areas in accordance with the land use plan. As long as this is done on sound planning principles with adequate space standards the future of the town is assured. This will not necessitate costly corrective measures, which would become necessary, if sub-standard growth is allowed to take place. These dubdivision regulations are confined to standards of size of plots, street widths and community facilities. 28.1.2 While sanctioning the sub-division of a plot under section 17 of the Karnataka Town and Country Planning Act, 1961, the Authority shall, among other things, see that the following planning standards are followed for sub-division of plot. 28.2 Size of plots: 28.2.1 Any sub division of plot including family partition requires prior approval of Mangalore Urban Development Authority. 28.2.2 No building plot resulting from a sub-division after these regulations come into force is smaller in size than 54 M2 in residential zone. In specific cases of sites for housing schemes for economically weaker sections, low income groups, slum clearance and Ashraya housing, the Authority may relax the conditions. 134
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TABLE 16 Standards for roads Sl. No.

1. 2. 3. 4. 5. 6. 7.
Streets in residential area category of streets c) Up to 300 M d) Above 300 M Collector street (minor roads) Major Collector roads (feeder streets) Arterial roads Commercial: a) Retail b) Others Industrial
Minimum right of way (M) 9 12 12 18 18, 24 & 30 12 18 18
28.3 The approval of layout for residential purpose shall be subject to the following regulations: 28.3.1 Wherever a layout plan is approved facing a road of either existing or proposed width of 24.0M and above a buffer of 3.0 M and a service line of minimum 6.0M width shall be provided for access to sites. 28.3.2 The minimum road width shall be 9.0 M. 28.3.3 The area under parks, playgrounds and open spaces shall not be less than 10% of the total extent. 28.3.4 The area under Civic Amenity shall not be less than 5% of the total extent. 28.3.5 After providing for roads, 10% for park and 5% for civic amenities, remaining area shall be earmarked for residential purpose. 28.3.6 Out of the area earmarked for residential purpose, on owners request, up to 3% of the total extent of land may be earmarked for neighbourhood shops 28.3.7. In exceptional cases where the area under roads crosses 45% and above due to incorporation of major road proposed in master plan the reservation under parks, open spaces and civic amenities may be relaxed.
28.4. The area reserved for parks and open spaces, civic amenities and roads shall be handed over to the Authority/Local Authority free of cost through a registered relinquishment deed before taking up development of the layout. Preference may be given to the residents association of owner of the layout to maintain the parks and open spaces. The authority, if it desires so, may 135
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hand over the responsibility of the maintenance of park and open spaces to the local residents association or owner of the layout. 28.4.1. Plots sub divided and registered under the Stamp Act prior to the coming into force of these regulations shall be considered as original plots subject to the following conditions. a) Portions of the land from the individual plot required for road widening as per Master Plan to be surrendered to the Authority free of cost. T.D.R. shall not be claimed for such surrendered land. b) 15% of the cost of the plot as per section 45B of the Stamp Act has to be paid to the Authority in addition to recovery of fees under Section 18 of the KTCP Act and other fees / charges prescribed by the Government from time to time.
28.5 Exemption for open space and civic amenities in sub-division of land shall be as follows. 28.5.1 Wherever the total extent of land of the private residential layout for approval is 4000 M2 (0.40 hectares) and below, on request from the landowner, reservation of open space and civic amenities areas as per the Zonal Regulations/sub-division rules may be dispensed with. 28.5.2 In lieu of this, the Authority may collect the market value of converted equivalent land as fixed by the sub-registrar. This exemption shall not be applicable if the agricultural land is subdivided after the coming into force of these regulations. 28.5.3 The value to be recovered from the land owner in lieu of open space and civic amenities shall be in addition to the fee to be collected under Section 18 of the Karnataka Town and Country Planning Act, development charges and any other fees/charges prescribed by the government from time to time. 28.5.4 The Authority shall deposit the amount so collected under a separate head of account and the amount shall be utilized only for acquisition of areas reserved as parks and open spaces in the approved Master Plan. The Authority shall, under no circumstances divert this amount for any other purposes. 28.5.5 In case the land owner refuses to pay the market value of the equivalent land in lieu of open space and civic amenity to be reserved, the Authority shall approve the sub-division providing land separately to an extent which otherwise would have been reserved for parks, open spaces and civic amenities as per Zonal Regulations and shall take possession of such land free of cost from the land owner, and the Authority may dispose the same though auction for the purpose decided by the Authority. 28.6 Approval of single plot for residential purpose Any extent of land can be approved as single plot subject to the following conditions: a) The land in question should have been converted for non-agricultural purposes. 136
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b) The land shall have access from the public road and the use of land shall be in accordance with the Zonal Regulations of the Master Plan. c) The necessary development charges shall be paid to the Authority. This fee is in addition to recovery of fee under section 18 of Karnataka Town and Country Planning Act and other fees/charges prescribed by the government from time to time. d) If the owner of single plot desires to sub divide the plot subsequently, he shall obtain approval by the authority treating it as sub-division of land and the norms applies accordingly as prescribed in the Zonal Regulations. e) The necessary development charges shall be paid to the Authority. This fee is in addition to recovery of fee under section 18 of KTCP Act and other fees/ charges prescribed by the Government from time to time. f) If the owner of single plot desires to subdivide the plot at subsequent dates, he shall obtain approval by the authority treating it as sub-division of land and the norms applies accordingly as prescribed in the Zonal Regulations. g) Any land which is a part of any approved layout shall not be construed as single plot for approval under these rules. h) Approval of Development plan has to be obtained from the Authority for extent of plot above 10,000 M2.
28.7 Norms for Approval of Non-Residential layout with two or more number of plots shall be subject to the following conditions: 28.7.1 5% of the total extent of land shall be earmarked for vehicle parking and this shall be in addition to the parking space prescribed in the Zonal Regulations for buildings. 28.7.2 10% of the total extent of land shall be earmarked as open space.
28.7.3 The area earmarked for parking and open space and roads shall be handed over to the Authority/local body free of cost for maintenances through a registered relinquishment deed before taking up development of the layout.
28.8 Approval of Single Plot for Non-Residential layout shall be subject to the following conditions. 28.8.1 5% of the total extent of land shall be reserved for vehicle parking and this shall be in addition to the parking space prescribed in the Zonal Regulations for buildings. 28.8.2 10% of the total extent shall be earmarked as open space.
28.8.3 The area reserved for vehicle parking and open space shall be maintained by the landowner and this land shall not be used for any other purpose by the landowner. 28.8.4 The necessary development charges shall be paid to the Authority. This fee is in addition to recovery of fee under section 18 of KTCP Act and other fees/ charges prescribed by the Government from time to time. 137
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28.8.5 If the owner of single plot desires to subdivide the plot at subsequent dates, he shall obtain approval by the authority treating it as sub-division of land and the norms applies accordingly as prescribed in the Zonal Regulations. 28.8.6 Any land which is a part of any approved layout shall not be construed as single plot for approval under these rules. 28.8.7 Approval of Development plan has to be obtained from the Authority for extent of plot above 6000 M2. 28.9 Regulations for Residential Development Plan: 28.8.1 10% of the land shall be reserved for park & open space. The open space (park) shall be relinquished to the authority free of cost and the same may be allowed to be maintained by the local residents association (registered), if the Authority so desires. 28.9.2 A minimum of 5% of total plot area shall be provided for Civic Amenities and the owner or developer shall develop such civic amenities to the extent of floor area permissible for the 5% plot area considered for civic amenities and the civic amenities may be provided in a separate building or as part of the other buildings constructed in the plot with prior approval of the Authority which finally shall be handed over to the local residents association for maintenance. The mode of such handing over shall be decided by the authority. 28.9.3 FAR is calculated on the total area after deducting civic amenity site. 28.9.4 Parking area requirement shall be as applicable vide Table 14. 28.9.5 Roads as shown in the Master Plan shall be incorporated within the plan and shall be handed over to the authority free of cost. 28.9.6 FAR & ground coverage for residential development plan on a sital area more than 10000 M2 shall be as per Table 18.
TABLE 18 Road Width (M) Existing Proposed 9 9 9 12 12 12 12 18 Coverage 50% 50% 45% 45% FAR Premium 0.50 0.75 0.75 0.75
Permissible 2.00 2.25 2.50 2.75
Total 2.50 3.00 3.25 3.50
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12 18 Note:
24 30
40% 40%
2.75 3.00
1.00 1.00
3.75 4.00
1) The list of items which are excluded from the computation of FAR is as given in Table 7. 2) The minimum road width criteria should be a combination of existing and proposed road width as in Table 5. Proposed road width shall be as proposed in the Master Plan. 3) Premium FAR shall be considered only when the Authority or the local body undertakes the road widening and in such an event, the amount to be paid to avail premium FAR shall be collected while providing premium FAR and such amount shall be used exclusively for the widening of the particular road and the road widening work shall be completed before the completion of the construction of the said building. 4) The proposed road width for any road may be considered for FAR if at least the required carriageway for the proposed road width is developed and the right of way of proposed road width is cleared. 28.10. Regulation for non residential development plan 28.10.1 10% of the total area shall be reserved for parks and open spaces, which shall be maintained by the owner to the satisfaction of the Authority. 28.10.2 Parking area requirements shall be as applicable vide Table - 14. An additional 5% of the plot area shall be reserved for surface parking. 28.10.3 FAR is calculated based on entire sital area excluding the area reserved for park and open spaces. 28.10.4 Roads as shown in the Master Plan shall be incorporated within plan and shall be handed over to the Authority free of cost. 28.10.5 The FAR and coverage for non residential development plan on a sital area more than 6000 M2 shall be as per Table - 19 given below.
TABLE 19
Road Width (M) Existing Proposed 9 9 9 12 12 12 12 18 18 24 18 30 Coverage 60% 60% 60% 55% 55% 55% Permissible 2.00 2.25 2.50 2.75 2.75 3.00 FAR Premium 0.50 0.75 0.75 0.75 1.00 1.00 Total 2.50 3.00 3.25 3.50 3.75 4.00
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Note: 1) The List of items which are excluded from the computation of FAR is as given in Table 7. 2) The minimum road width criteria should be a combination of existing and proposed road width in Table 6. Proposed road width shall be as in the Master Plan. 3) Premium FAR shall be considered only when the Authority or the local body undertakes the road widening and in such an event, the amount to be paid to avail premium FAR shall be collected while providing premium FAR and such amount shall be used exclusively for the widening of the particular road and the road widening work shall be completed before the completion of the construction of the said building. 4) The proposed road width for any road may be considered for FAR if at least the required carriageway for the proposed road width is developed and the right of way of proposed road width is cleared. REGULATIONS FOR INTEGRATED TOWNSHIP: 29.1 The minimum extent of property for the development of integrated township shall be 20 Ha. Multiple land parcels each not less than 20 Ha. contiguous, interconnected with roads can be part of a single Integrated Township. 29.2 The minimum width of approach road to an integrated township shall be: Existing Road width 12 M. Proposed Road width 24 M. Note: If the road is not developed to 24 M width, the Authority shall collect the required amount to widen the road from the person proposing to develop the township and shall complete the widening of the road before allowing occupation of the township.
29.3a Permissible land uses: i) Residential ii) IT / BT related activities / Industrial iii) Commercial 29.3b Permissible Usage: a) Minimum area for Civic amenities 5% b) Minimum area for Park & Open spaces 10% c) Minimum area for Roads 15% (If 15% is not used for roads, the difference in area shall be added to Park & Open spaces). d) Maximum area for non residential uses 40% 140
Mangalore
e) Balance area for residential use. Note: If further sub division of plots are made, only roads have to be provided as per Table 16 and no further land has to be provided for CA and park and open spaces. 29.4 The FAR is calculated for the entire area excluding area reserved for park and open spaces, civic amenities and roads as mentioned above. If additional area is provided for park and open spaces and roads, the FAR of such additional area can be used for the residential / non residential development. 29.5 The width of the roads in the integrated townships shall be as specified in Table - 16. 29.6 The minimum width of roads abutting properties of commercial land use shall be 18 M. 29.7 N.O.C. from Karnataka State Pollution Control Board and MOEF has to be obtained for the development plan. 29.8 F.A.R. and ground coverage for integrated township shall be as follows:
TABLE 20 Proposed width of approach road to Integrated Township 24 M 30 M 45 M F.A.R. Coverage 50% 45% 45% Permissible 2.50 2.75 3.00 Premium 1.00 1.00 1.00 Total 3.50 3.75 4.00
29.9. Approval of development plan of the Integrated Township showing the following details has to be obtained from the Authority before applying for licence for the individual buildings. a. Land use map showing roads, park and open spaces, C.A. and other land uses specified in the township. Building coverage and setback lines. M.L.C.P. if proposed in the township for parking. Location of major utilities and services. Survey statement of No. of building units, floor area for various land uses and No. of residential units in case of residential buildings showing the F.A.R. being utilised in each block. f. Summary statement of parking requirements and provisions made for the Township. g. Green area provided in the township, including parks.(Minimum of 35% of the total extent). b. c. d. e.
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29.10 Licence and Occupation Certificate may be issued for individual buildings if the F.A.R. consumed and parking provisions are made as mentioned in the development plan. If there is any deviation, revised development plan has to be obtained from the Authority before issuing the licence or occupation certificate as the case may be. 29.11 Park and Open Spaces and all services to the buildings shall be developed proportionate to the other developments in the township. 29.12 The Authority may acquire any disputed land upto 25% of the total extent proposed for the township on behalf of the developer on the request of the developer for which payments shall be made by the developer along with the payment of 10% of such acquired land cost to the Authority as supervision charges. The Acquisition of such land shall be made only after the developer completes the acquisition of the remaining land and if the Authority is convinced that the acquisition of such disputed land is necessary for the proper development of the Township. 29.13 If additional land has to be added to the Integrated Township for which permission has already been obtained, revised development plan including the portion of the land to be added has to be approved by the Authority as per the norms mentioned in this regulations.
Chapter VI
PHASING OF DEVELOPMENTS IN THE LOCAL PLANNING AREA
As per the Karnataka Town & Country Planning Act, 1961, section 12(1), (g). It is necessary to suggest the phasing of the developments proposed in the Master Plan. It may be
142
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stated here that it is necessary to create basic infrastructure so that the actual development follows. It is in this context that priorities have to be worked out and the developments have to take place based on the said priority.
Land acquisition and development is a very important event in citys development. This is done by various agencies including private developers. Transportation is basis infrastructure necessary for any development. Therefore, improvement of the existing transportation system has to be the first priority. Therefore in the first phase, proposals of the Master Plan in respect of improvements of the existing infrastructure like widening of the existing infrastructure like widening of the existing roads(identified in the Master Plan) and improvement of the road inter section, shall be taken up. Also , it is necessary that the existing utility projects like water
supply and under ground drainage schemes on hand has to be developed to its designed capacity to precede the development.
Further, in the first phase, the on going schemes of the Urban Development Authority and other developing agency shall be taken up. Also, development by private agencies may also be encouraged, as provided in the U.D,A. Act.
The proposals of the bye-pass road on the eastern outskirts, To reduce traffic on the NH 17, has to be taken up on priority. A comprehensive traffic and Transportation study is necessary.
In the second phase of developments all new transportation network shown in the Master plan shall be taken up. Development of new areas in the outskirts shall also be taken up by the Urban Development Authority and other agencies.
List of works identified that may be taken up as priority works in the first phase of development.:
1. To take up widening of important roads in the central business district. They are a) K.S.Rao road, (b) Nava Bharata circle to Jyothi circle via Bunts Hoste circle b) P.V.S. Circle to Lalbagh circle(d) Hampankatta junction to A.B.Shetty circle 143
Mangalore
c) Road linking Sulthan Batheri to Bunder via Bokkapatna d) Improvement of Railway crossing near Mangaladevi Temple. e) Road linking Mannagudda to Car Street via Gokarnanath Temple road.
2. To improve important junctions along National highway at Kuntikana, Nantur and Kottara chowki. Hampanakatta and Bunts Hostel junctions also need improvement. 3. To take up additional water supply project for the projected population of 10.75 lakhs by 2021. 4. Completion of U.G.D. system 5. To take up comprehensive Transport survey to mitigate traffic problems. 6. To take up the proposed byepass road to link the NH 17 with the NH 48, NH 13 and the State highways. Via the eastern out skirt to obviate entry of traffic in the city which are not meant for the city. 7. Formation of a 18 mtr. Road from Kavoor Mahalingeshwara Temple to Derebail Airport road via Helipad. 8. Formation of 18 mtr. Link road between NH 17 ( near Kulur bridge ) to Bajpe Airport road along north side of Gurpur road. 9. Acquisition of land for Truck Terminals and Development
CHAPTER VII CITY DEVELOPMENT PROGRAMME

Proposals have been made to achieve the development of local planning area up to
2021 A.D. An attempt is made to estimate the cost of land required for development this 144
Mangalore
development will have to take up by various agencies like govt. agencies and public by private participation.
The cost of land is varying for different area in the local planning area. But, average landcost for various uses are worked out as under .
1). Residential uses : The additional land proposed for residential developments up to 2021 is 3825 .12 Ha. considering the cost of land / Ha as Rs. 50 lakhs/Ha, cost of land is 1912.56 crores of cost of development per Ha is approximately 60 lakhs/Ha whereby cost involved will be 2295 crores. The total cost required will be 4207 crores. This is in addition to cost of UGD and WIS/ For residential development, major portion of investment shall be private developers.
2). Public & Semi Public : The Total additional land proposed is 218.71 Ha & the total cost of land involved will be 218.71 X 60 lakhs/ha = 131 crores.
3) Transportation & Communication : Total additional land proposed for exception of new roads and major by pass road and truck terminal is 569.77 Ha. Total cost of land for this shall be 569.77 X 60 lakhs/Ha= 342 crores. To this additional cost for development of road and truck terminal is not included.
This involves huge cost. But, considering the intensity of growth and the pace of development the proposed roads & truck terminal needs to be taken up at top priority. Creation of infrastructure should precede any economic development.
4) Public Utility :
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Mangalore
25 Ha of land is required for public utility such as landfill area for dumping of solid waste land for power receiving station etc cost involved for land shall be 25 Ha X 60 lakh/ ha = 15 crores. This land has to be acquired by MCC. MESCOM Department.
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Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

Structure of the city

Master plan (Revision-II) 2021 final

Taluks Buntwal Belthanga di Mangalor e Puttur Sullia District Total Average

Normal rainfall mm 3819 4589 3707 3946 4095 20156 4031

(Source: Dist. Statistical officer, D.K. dist, Mangalore).

Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

CHAPTER II DEMOGRAPHIC STUDIES 1. Population

1 3, 14,139 3 2,977 1 2,098

b) Ullal Town Municipal council c) Mulki Town Municipal council

Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

Mangalore Taluk Urban population Total population 1041 1031 955

1991 2001 2001 (child populati on age group 0 6)

Master plan (Revision-II) 2021 final

Female 89.78 Total 85.99 Male 94.10

Female 85.40 Total 89.70

(Source C.O.I.Tables / Dist. At a glonce D.K.Dist. (2006-07)

4. Function of the city

Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

(AgePopulation Composition (Age-Sex Structure)

Master plan (Revision-II) 2021 final

% to total 7.89 8.30 9.41 10.44 55.61 8.32

Population 2001 51000 53600 61000 67500 359500 53800 646434

Master plan (Revision-II) 2021 final

CHAPTER III EXISTING SITUATION 1. HOUSING

Master plan (Revision-II) 2021 final

160 268 houses and 548 sites

58 sites 41 sites 68 sites Total :1022 sites

Master plan (Revision-II) 2021 final

2. Economic Base of city

Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

3. Civic amenities and public users

Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

Cinema and Drama theatres

Religious and Historical Buildings

Master plan (Revision-II) 2021 final

4. Traffic and transportation

Master plan (Revision-II) 2021 final

Traffic Road Traffic

1,59,995 1,76,004 (10.00%) 1,89,729 (7.81%)

Master plan (Revision-II) 2021 final

Bus transport (city service & Moffusil service)

Total 3759 599

Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

Traffic census 2007

Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

5. Utilities and services

Master plan (Revision-II) 2021 final

Master plan (Revision-II) 2021 final

Electric Electric power supply