KARNATAKA

States’ Planning and development Control Rules

 List of UDA s and ULBs in State

There are 28 UDAs in State of Karnataka

1. Bellary 1. Kolar
2. Bidar 2. Koppal
3. Chamarajanagara 3. Madikeri
4. Chickamaglur 4. Mandya
5. Chikkaballapura 5. Mangalore
6. Mysore
6. Chitradurga 7. Ramanagara Channapatna
7. Davanagere 8. Raichur
8. Gadag-Betageri 9. Shivamogga
9. Hassan 10. Tumkuru
10. Haveri 11. Udupi
12. Vijayapura
11. Hospet 13. Vijayanagara
12. Hubli Dharwad 14. Yadgiri
13. Karwar
14. KGF
 Powers and Functions of DTCP

Functions

Urban Rural

Opinion to convert Agricultural lands to Non

Agricultural lands
Master Plan Layout Approvals

Issuing NOC for LCC

Layout Rules and Subdivision Rules in Urban and Rural Areas

Procedure:
 The owner or the legal entity of the land, which has been converted from agriculture to non-agriculture
purpose, has to make an application through the local body along with relevant documents, to the
concerned authority for consideration.

 On payment of the required fee, the layout plan will be approved subject to such conditions as may be
specified & also with the condition to release the sites as from the Govt. circular No.NAAE U2 BEMRU
PRA.2DDS Dt.26/5/05.

 In case the sub-division plan needs modifications or revision, the applicant shall make an application
with such modifications or revision with relevant documents through local body.

Pre-requisites
 For any agency or individuals to consider the application for sub-division of the land in to sites and
roads (formation of an extension) for various purposes, the following requirements must be fulfilled:

 If the land proposed for development must have been converted to non-agricultural purpose
(Residential / Commercial / Industrial / Others) by the concerned revenue authority.

 Original atlas of the land under question duly signed by the competent authority from the Assistant
Director of Land Records of the jurisdiction, showing the dimensions in meters with scale and exact
position of any kharab and boundary of the land proposed for approval of layout plan.
 Layout Rules and Subdivision Rules

 The Karnataka Town and Country Planning (Approval of lay-out, sub-division of plot or lay-out
of Private Street) Rules, 2017
To be submitted:
Record of Rights tenancy Certificate

Site plan
Plan:
 Subdivision plan
 Infrastructure Plan

Scrutiny Fee:-
 The Chief Executive Officer of the authority shall levy, for the purpose of scrutiny, a nonrefundable
 scrutiny fee of 0.001% of Market value payable by the applicant /owner

Streets:
 The minimum width of the street in subdivision/layout plans for residentialpurposes shall not be less than
7.5m up to 150m length;
 The minimum width of the street in subdivision/layout plans for non residential purposes
 shall not be, less than 7.5 m, in case of educational institution uses;
 less than 12.0 m, in case of Commercial and industrial uses;
 In case of Group housing, minimum width of streets that subdivides the plot/sinto sites shall be 12.0 m;
 Layout Rules and Subdivision Rules

 Size of the Site:

 No building site resulting from a sub-division after these rules come into force shall be smaller in size than 54
sq m for residential purpose and the frontage of such site shall not be less than 6.0 m;
 The frontage of any non-residential industrial site shall not be less than 18.0 m;
 The frontage of any non-residential commercial site shall not be less than 9.0 m;
 The minimum frontage of Civic amenity site or Park and Open spaces earmarked in a subdivision/layout plan
shall not be less than 12.0 m.
 However, the minimum frontage to be earmarked in case of Civic Amenities and
 Parks and open spaces may be relaxed in the cases where the extent under consideration is less than 2000 Sq
m;

 Buffer:
As Right- of -Way along electrical transmission lines
 Buffer as Right -of-way along electrical transmission lines of various Voltages shall be incorporated in the
layout or subdivision plan as specified in the Zonal Regulations or as notified by the government from time to
time.
Abutting Railway lines:
 A minimum of 30 m wide strip from the boundary of the permanent way(railway property) on both sides shall
be incorporated in the layout or subdivision plan as buffer, in case of both existing and proposed railway lines.
Water bodies:
 Buffer as per interim masterplan and zoning regulations
 Layout Rules and Subdivision Rules

 1. Minimum extent of Non agricultural sites for sanctioning subdivison:

Residential use:

a.Single site and Plotted (Multiple Sites):

 A non-agricultural Plot/land of an extent not less than 500 Sq m shall be considered forsanctioning of Layout plan
(Single Site) or Subdivision plan (Plotted or Multiple sites) forResidential purpose.

b. Group housing Site(s):

 A non-agricultural Plot/land of an extent not less than 500 Sq m shall be considered forsanctioning of site(s) for Group
housing as defined in these rules.

2. Non Residential use:

 Subject to the availability of the frontage for Non Residential use, as specified in sub rule 2(d)(e)(f) of Rule 9 of these
rules, a non-agricultural Plot/land without any limitation of the extent, may be considered for sanctioning of Sub-
division of plot(s) (Multiple Sites or Single site) for Non Residential use.

Generic rules:
 The plot proposed for sub-division/layout shall have an access from an existing public road / street of not less than 6.0
m in width;
 The land use shall be in accordance with the Interim Master Plan /Master Plan and Zonal Regulations approved finally
by the Government;
 Layout Rules and Subdivision Rules

Minimum extent of park and open spaces, civic amenities and laying out of roads/streets,
etc., to be earmarked in the subdivision/layout plan:

Residential use:

Single site:
 Minimum extent of land= 500 sq m
 Area under parks/open spaces and streets or roads including widening > 45% of the land
 Area earmarked for parks shall be in one compact block
 This land shall be handed over to local authority
 When the extent of site is more than 2000 sq m a peripheral road shall be proposed

Plotted (Multiple Sites) :

 Minimum extent of land= 500 sq m
 Area under parks/open spaces ,civic amenities and streets or roads including widening > 45% of the land
 Parks /open spaces > 15% of land
 Civic amenity>5%
 When plot > 2ha then 2% of civic amenities shall be utilised for public utilities
 Out of plotted residential use area EWS and LIG sites shall be 10% commercial use = 3 to 5% of area
 If the masterplan road area exceeds
 30% civic amenity and open space can be reduced and total of roads ope n spaces and amenities shall be 45% together (min 50% for
residential plots)
 45% then the area for amenities and open spaces can be dispensed with
 Layout Rules and Subdivision Rules

 Group Housing:

Site extent not less than 500 sqm

 Access: existing road of 12m
 Distance between buildings not less than half the height of the buildings
 Means of internal access > 3.5 m for the length of 30m ,6m for the length more than 30m
 The means of access that subdivides the plots shall be 12m

For Plot/Land area 500 Sq m up to 2000 Sq m :

 Total area under civic amenities and roads and streets >45%
 Area under Civic Amenities> 15% (can be located in different pockets with smallest pocket being 75 Sq m)
 Area under recovery and Recycling > 5%

For Plot/Land area above 2000 Sq m :

area under parks and open spaces, Civic Amenities and Roads/Streets >45%
Parks and open spaces >15%
Civic amenities > 5%
utilities= 2% of Civic amenities
Recovery and recycling facility >5%
Out of 55% residential
Commercial use 3-5%
Peripheral road if the plot extent >2000Sq m
 Layout Rules and Subdivision Rules

Non-Residential use :

Multiple sites:
 area under Park & Open spaces >15%
 area under Civic Amenity >5%
 Utility 2% of Civic amenity
 Reserved vehicle parking -5 % of area+ parking based on built up floor area as per masterplan
 Recovery and recycling facility >5% (Incase of SEZs and Industrial estates)
 Out of plotted area
 3-5 % for commercial use
 If roads area> 25% then civic amenities can be omitted(with min 50% plotted area)
 If Roads area> 45% then remaining area for plotting by dispensing off amenities and open spaces

Single Site:
 Applicable as above
 If the extent of the site >10000 Sq m then the peripheral road of 12m proposed.

Integrated Town Ship:

Minimum extent of Plot = 20 Ha
Access= min 18 m road
area under parks and open spaces, Civic Amenities and Roads/Streets >45%
Parks and open spaces >15%
Civic amenities > 5%
utilities= 2% of Civic amenities
Recovery and recycling facility >5%
Out of 40% nonresidential
Commercial use 3-5%
Remaining area = Residential
 Layout Rules and Subdivision Rules

 The widest will be determined by the width of the road giving access from the public road

Redevelopment/Urban Renewal schemes:

 Redevelopment or Urban renewal of any unplanned developed areas as indicated in the Interim Master plan/Master Plan
 The area under parks and open spaces, Civic amenities shall be based on the existing in-situ situation

Sanction of Provisional Sub-division/layout Plan:

CEO with recommendations of TPO shall accord sanction to provisional layout with in 7 days, deemed provision after 7 days

Site inspection:
 Whenever the contours of the land/plot exhibits a difference in elevation of 2m or more, then the Town planning Officer shall inspect the
land/plot and collect all the necessary details required for preparation of plan;

Release of Provisional Sub-division/Layout Plan to set it out on ground under Section

The provisional plan is released to set on ground but not for sale or registration

Validity of the Provisional Subdivision/layout plan:-

Development works shall commence with in two years from the date of release of plan.

Amalgamation and Sub-division:

 Not more than two (2) Sites which is a part of the sub division plan/scheme dulyapproved by the Authority or Gramatanaon/Bifurcation of site.
 Amalgamation shall not be considered where sites are earmarked as EWS sites
 Development controls for the amalgamated site shall be reckoned with reference to the new dimension and area of the amalgamated site;
 the sub divided sital area shall not be less than 54 sq m;
 In all bifurcations, whether corner site or intermediate site, front setback for the
 resulting site abutting the road shall be the same as that of the original site and not
 that of the subdivided site
 Common Zoning Regulations

The zonal regulations which are incorporated as part of Master Plan cover the
following aspects:

 Land use zoning regulation prescribing the uses permissible under different
urban uses of land;
 Regulation for controlling the construction of buildings, prescribing
minimum setbacks, maximum plot coverage, maximum height of buildings,
maximum floor area ratio etc.
 Regulations for sub division of land;
 Standards for off street parking; and
 Building lines and widening of important roads.
 Rain water harvesting etc.
 Common Zoning Regulations

 Landuse Zones
 Classification of land into Various Zones:
 Residential
 Commercial
 Industrial
 Public and Semi public
 Public utilities
 Parks and open spaces
 Transport and communication
 Agriculture

Residential Category:
 Enlisted different types of buildings permitted in this category
 Residential apartment buildings are permitted for buildings having access more than and equal to 9m
 Construction of apartments permitted on plots above 500 sq m
Commercial Use:
Under this there are 5 subcategories c1 to c5
Floor area for each subcategory of c1 in building shall not be more than 25 sqm
Common Zoning Regulations
 Common Zoning Regulations

Industrial Use:
 House hold industries
 Service industries
 Light industries
 Medium Industries
 Heavy industries
Uses permitted are subject to condition that the zone permits extents performance characteristics power consumption
Public & Semipublic category:
Govt owned complexes civic amenities and large infrastructure facilities of health education sports cultural and social facilities
This specified P&SP 1 to P &SP4 categories
Residential and commercial facilities supporting the P&SP category financially are permitted in this zone.
Public utilities:
Energy water tele communication substations installations treatment plants storage and dumping yards gas lines transformers etc.
Buffer to these is decided by the competent authority.
Parks and Open spaces:
Natural and man made features for environmental conservation and preservation.
Uses permitted : Playgrounds parks sports stadium garden land cremetoria
Uses permitted by competent authority:
OATs and indoor recreational zones etc where ground coverage shall not exceed 5% and building shall be G+1
Transport and communication Category:
for transport related activities
Subdivision-T1 to T4 .
Common Zoning Regulations
Common Zoning Regulations
Common Zoning Regulations
 Common Zoning Regulations

 Permissible landuses in different Zones:

 Common Zoning Regulations

Key points:
•Parks play grounds and open spaces are permitted as allowable land use in all other uses.
•Different uses permitted in a zone may be permitted in different floors of the building.
•If a private property is located with in public semi public zone where ownership is established by the owner then the land use
adjoining public semi public may be assigned to private property.
•The authority may permit relocation of park or open space which is falling in private property to 500m within neighbourhood
where teh owner of the private property shall handover the site free of cost to the authority.
•The land falling in other land use can be retained to have the same land use even in the new masterplan with a valid
application from the owner of the land.
 Development Control Rules

Access:
Min width of approach = 6m for permitting construction
Minimum means of access:
The length of road taking access from the existing access shall not be more than 30m
With FAR limits vs Width of means of access are as follows:
3.5m- G+2
4.5- G+4
6m-G+4 above
Width of road:
Width of the road= Aggregate of width of road and service road for determining the FAR
Centre line of Road:
Authority fixes centreline to existing roads of more than 12m width and
Handing over road widening portion:

Road widening:
•If property faces road widening portion then the owner shall hand over the road widening portion
via gift deed with out claiming DR.
•In case additional road width is procured for free left of bus bays the additional width shall be
given to authority by gift deed but the setbacks are considered according to the actual road width.
•Road widening in case of existing buildings:
The portion effected under road widening shall be handed over where the permission for the
additional floors on existing structures and alteration to the existing building can be done only after
the handing over of road widening portion to the authority.
Development Control Rules
Development Control Rules

 The condition in note 3 is not

applicable in cases where there is
availability of required road width
to the plot of a particular area.
 FAR of the plots in approved
layouts governed by the proposed
width of approach road and to the
layout or the abutting road to the
plot which ever is less.
 FAR shall be calculated for the
entire plot without deducting the
area effected under road widening
if no compensation or DR was
claimed for the part handed over.

 FAR of Plot abutting Two

roads:
 If a plot abuts two or more roads
then the FAR shall be calculated a s
per the road from which teh
motorable road is formed.
Development Control Rules
 Development Control Rules

Premium FAR:
 The fee for the Premium FAR shall be calculated on permissible floor area @ 50% of land cost. The Land cost shall be as
per the market value
Eg:
Extent of plot= 2000 Sq m
Abutting road width= 12m
Permissible FAR =1.7
Premium FAR=1.7
Cost of land= 4000/Sqm
Cost/Sq m permissible floor area= cost of land/Sqm
----------------------
Permissible FAR
=4000/1.7 = Rs 2352.94
Premium FAR charges/Sqm = 50% cost per sqm of permissible area
= Rs 2352.94/2 = Rs 1176.47
Premium FAR claimed = 1.7
Premium Floor area =2000*1.7= 3400Sqm
Total Premium FAR charges = 3400*1177rs= 4001800.
There are Conditions for utilising the fee collected under premium FSI fee.
 Development Control Rules

 Amalgamation of plots:
 Additional FAR permissible by amalgamation of plots is as follows:
 Setbacks:
Front Setback:
Regarding to road width
To be provided after leaving the road widening area.
It shall be from the frontage of the side abutting road.
In case of corner plots both sides facing roads shall be treated as front setbacks and In case of plots
facing more than one road then the side from which main approach is formed is treated for
front setback.
Relaxation in setback in case of road widening:
If any part of the building is demolished in widening the reconstruction can be done from the road
widening line with plinth area equal to original plinth area of the building. Relaxation is
available only if no DR is given.
When more than 25% of building effected in road widening given the setback relaxation of 50% is
applicable for rear setback maintaining 1m minimum setback.
Staircase and WC in setbacks:
For plots below 150 Sq m open staircase is allowed in side and rear setbacks as min of 1m setback
is maintained.
In case of traditional row housing of G+1 height only no side setbacks insisted.
 Distance between two buildings:
For two buildings in on site the distance shall be half
the height of the taller building if buildings are upto
12m height 1/3rd if buildings
Non Residential High Rise
Buildings:
The road width shall be 12m
NOCs:
 Fire
 NAA
 PCB
 CZRA

Basement Floor:

The basement shall be 2.4 m height

Not project ground above 1.2m
Min setback of 2m the total basement can be below the ground level .
Maximum 3 basement floors allowed
 DR or TDR:
14-B of KTCP act
Areas of Special control:
Historical monumnets of archeological importance
Eco parks for special areas of eco sensitive region shall
be developed