OC

How OC is issued

Process (1/2)
1. Make plans (Key plan, Site plan, Building plan)
2. Endorse plans (owner, certified engineer/architect/supervisor)
3. Submit to different authorities and get NOCs
(BDA, BWSSB, BESCOM, AAI, Fire Services, etc)

4. Apply to BBMP for a Building License

valid for 5 years; but expires after 2 years if work has not commenced

5. Change plans as asked by BBMP, get approval

6. Pay security deposit
7. Inform BBMP before commencing work and completion of foundation
8. BBMP inspects the work

Continuous inspection in specific cases (??)

If line out is according to sanctioned plan, BBMP issues Commencement Certificate.

9. If CC is not issued within 15 days, developer can proceed without CC,

(but the work must comply to the sanctioned plan)

Process (2/2)
10. Work according to the sanctioned plans (Key plan, Site plan, Building plan)
11. Display the following documents at site

Sanctioned plans

Building license

Building specifications

12. Complete work within 5 years of grant of license

13. Issue a Completion Certificate certified by a registered Architect/Engineer/Supervisor
Send the CC to BBMP Commissioner and apply for OC.
14. BBMP does the following due diligence:

Inspects the building,

Checks for Commencement Certificate

Checks for certificates from other authorities

If everything is OK, then BBMP issues an OC.

15. Get the security deposit back if work is according to plan.

Process for Deviations

The BBMP commissioner may regularize violations/deviations only when1. The deviation is within 5% of1. The set back around the building,
2. Plot coverage
3. FAR (floor area ratio) and
4. Height of the building
2. Demolition is not feasible without affecting structural stability,
The BBMP Commissioner must record detailed reasons for his decision.
The regularization takes effect only after1. The BBMP Commissioner gives official sanction on record.
2. The fee is paid
The regularization is not applicable if1. Construction is done without sanctioned plans
2. The proposed deviations were rejected/deleted in the sanctioned plans

Process After Expiry of License

If the work is not completed within 5 years of grant of license:

Developer must stop work, and inform BBMP about the stage of completion.

Developer must apply for extension of license

The extension is granted if

If the work is according to the sanctioned plan

If > 75% of work is already completed

If these conditions are not met, then the developer must apply for a fresh license.

The entire cycle starts afresh

Subsequent work must be according to this new license

Details

Prior Certificates (1/2)

Agency

Certificate required for-

BDA

a) Commencement certificate for the change of land use in the Development

Plan of Bangalore as per section 14 & 15 of the KTCP Act.
b) Bifurcation or amalgamation of plot as per Section 17 of KTCP Act.
c) Approval in case of buildings permissible under special circumstances as
per Schedule I.
d) Approval of layout plan in case of Group Housing Schemes
where site area > 4000 m2.
e) In case of civic amenity (CA) site leased out by the BDA, commencement
certificate under sections 14 and 15 of the KTCP Act, 1961 for
construction of the building.

BWSSB

NOC

BESCOM

NOC (only for highrises+group housing)

Fire
Services

NOC (for highrises)

AAI*

NOC (for highrises)

Telecom
NOC (for highrises > 7 floors)
Department
* Airport Authority of India

Prior Certificates (2/2)

Agency

Certificate required for-

KSCIB*

NOC with regard to non-interference with improvement schemes, in respect

of areas notified under section 3 of the Karnataka Slum Areas
(Improvement & Clearance) Act, 197

Railways

NOC in case of buildings abutting railway margin

* Karnataka Slum Clearance and Improvement Board

Application For Building License

Application to BBMP in Schedule II form

Title deed/possession certificate
Property card and latest assessment book extract
Up to date tax paid receipt
Previously sanctioned plan (if not available, as is plan*)
Drawings
Key plan* (> 1:10000 scale)
Site plan* (1:500 for sites < 1 Hectare;
1:1000 for sites > 1 Hectare)
Building plan* (> 1:100 scale)
License fee receipt
Indemnity bond
Schedule II of the National Building Organisation (ref Schedule XIII)
Foundation certificate (for additional floors on existing building)
Certificates from authorities
Supervision certificate by Registered Architect / Engineer / Supervisor (Ref Schedule III)

* All the plans must be signed by the owner and the Registered Architect / Engineer / Supervisor

Site Plan
1. Title of drawing: property no., street/road, No. of the site if approved layout,
and ref No. of approval, the use of the building;
2. The boundaries of the site and of any contiguous land belonging to the owner
3. The North direction relative to the plan of the building;
4. The adjacent roads, street, or lanes (if any) and their widths
5. The position of the adjacent plots (whether vacant or built-up)
6. The area to be occupied by the proposed building and the proposed set backs
7. The nature of the ground (rocky, gravelly, clayey, sandy, etc.),
8. Whether natural or or made up ground. If made up, when, and using what material.
9. If ground has gradient > 5% (1:20), furnish block levels in the site plan
10. Any physical features such as wells, drains, transmission lines, etc.
11. Natural features like existing trees, ridges, valleys etc.,
12. Block levels in cases where basement is proposed below ground level
13. Other particulars specified by BBMP (??)

Building Plan (1/2)

1. Floor plans of all floors indicating north line and the various parts of the building,
sizes of rooms, position of stair-cases and lifts, machine rooms, ramps etc., in detail
along with street elevation.
2. Use or occupancy of all parts of the building;
3. Exact location of essential services viz., water closets, baths, sinks, etc;
4. Sectional drawing showing sizes of footing, thickness of walls, spacing of columns,
thickness of roof slab, height of rooms, height of parapet, drainage and slope of the
terrace roof details of staircase showing tread, rise and landing width, railing, etc;
5. Details of ventilation of all rooms;
6. Open spaces or yards inside or surrounding the buildings
7. sewerage arrangements;
8. The schedule of all doors, windows, and ventilators showing sizes and numbers;
9. Dimensions of projected portions beyond the walls like chajja, balcony, canopy, etc;

Building Plan (2/2)

10. In case of basement floor, position of the ramp with respect to the entrance,
ground level and building, with a slope < 1: 10, the drainage arrangements
in the basement floor, etc;
11. arrangements for vehicular parking as per standards laid down in bye-law 16.0
indicating the entry, exit of vehicles, drive way, etc;
12. such other particulars like, site area, plinth area of all buildings, areas of each floor
and total floor area, building coverage, total height of building, etc shall be Indicated
13. The drawing must be fully dimensioned so as to have easy, quick and accurate
measurements.

How BBMP Treats the Proposal

BBMP may treat the proposal as follows (ref: Cl 303+304 of KMCA)

Grant without changes
Grant subject to specific modifications
Grant with conditions
Reject
BBMP may ask the developer to take the following measures, for the sake of
existing/proposed power/water/sewerage lines, new roads or widening of roads:
change the location of the proposed building,
provide open space or ventilation,
use specified materials for construction,
The developer must re-submit revised plans
To comply with BBMPs objections and conditions.
Plans must be revised thoroughly: They must not contain superimposed corrections.
After the grant, the developer may apply for increase in permissible floor area*.
Developer must pay fees and penalty
If modifications are proposed after the work starts, additional penalty applies
The developer must deposit a refundable security deposit of Rs. 25/m2
If the construction is not as per plan, BBMP forfeits this deposit

* Other changes not mentioned!