PART-A STUDIES AND ANALYSISgangavathicity.mrc.gov.in/sites/gangavathicity.mrc.gov.in/files/gangvathi_zr.pdfPage no • 1Preface • Acknowledgement ... minimum front, rear and side

Master Plan - 2021 (Revision-I) final Zonal Regulations Gangavati

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CONTENT

Page no

• Preface 1

• Acknowledgement 4

• List of Maps 5

PPAARRTT--AA

STUDIES AND ANALYSIS

Chapter-1 Introduction (Brief history, locational aspects, Physiographical and climatological details etc.,) 6

Chapter-2 Demographic Studies (Growth, density, occupation, Pattern etc.,) 23

Chapter-3 Economic base and its regional importance 28

Chapter-4 Housing (Analysis of qualitative and Quantitative aspects.) 30

Chapter-5 Infrastructure 32 a) Social-Education, Health, Recreation, Religious, etc b) Economic- Markets, Industrial areas, Power Connectivity c) Urban- Water supply, UGD Solid Waste management

etc

Chapter-6 Traffic and Transportation 38

Chapter-7 Existing Land use 41

Chapter-8 Problems and Potentials 46

PART-B

PLANNING INTERVENTIONS


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Chapter-9 Strategy for future development and conceptual Plan And Priorities 48

Chapter-10 Proposed Land Use 56

Chapter-11 Proposed Circulation 63

Chapter-12 Phasing 65

PART-C

Chapter-13 ZONAL REGULATIONS 70

Chapter-14 Changes Made In Master Plan (Revision-I) From Provisionl To Final 133

Chapter-15 Statement Showing The Particulars Of Survey No’s For Which Change In Land Use Has Been Accorded By Government 136

ANNEXURES 137

CHAPTER NO 13

ZONAL REGULATIONS


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In order to promote public health, safety and the general social welfare of the

community, it is necessary to apply control and reasonable limitation on the

development of land and buildings. This is to ensure that most appropriate, economical

and healthy development of the town takes place in accordance with the land use plan,

and its continued maintenance over the years. For this purpose, the town 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 town.

Zonal Regulations 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 over crowding in

buildings and on land to ensure adequate facilities and services.

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 non-conforming

uses and are gradually eliminated over years without inflicting unreasonable hardship

upon the property owner.

The Zonal Regulations and its enforcement ensure proper land use and

development and form an integral part of the Master Plan. It also ensures solutions to

problems of development under local conditions.

The Zonal Regulations for Gangavati Local Planning Area prepared under the

clause (iii) of sub-section (2) of section 12 of the Karnataka Town and Country Planning

Act, 1961 are detailed below,-

1. Establishment of Zones and Zonal Maps:

i. The local planning area is divided into use zones such as residential,

commercial, industrial etc., as shown in the enclosed maps.

ii. Zonal boundaries and interpretations of Zonal Regulations.


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a. Where there is uncertainty as regards the boundary of the zones in the

approved maps, it shall be referred to the authority and the decision of

the authority in this regard shall be final.

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.

2. Annexure-I appended to these regulations sets out the uses of land:

i. Those that are permitted.

ii. Those that may be permitted under special circumstances by the Authority

in different zones.

3. The regulations governing minimum size of plot, maximum plot coverage,

minimum front, rear and side setbacks, minimum road widths and maximum

number of floors and height of structures are set out in Annexure-II appended to

these regulations.

2.0 DEFINITIONS

In these Zonal Regulations, unless the context otherwise requires, the

expressions given below shall have the meaning indicated against each of them.

2.1 ‘Act’ means the Karnataka Town and Country Planning Act, 1961.

2.2 ‘Addition and / or Alteration’ means a structural change including an addition

to the area or change in height or the removal of part of building, or any change to

the structure, such as the construction or removal or cutting of any wall or part of

a wall, partition, column, beam, joist, floor including a mezzanine floor or other

support, or a change to or closing of any required means of access ingress or

egress or a change to fixtures or equipment as provided in these Zonal

Regulations.

2.3 ‘Agriculture’ includes horticulture, farming, growing of crops, fruits, vegetables,

flowers, grass, fodder, trees of any kind or cultivation of soil, breeding and

keeping of live stock including cattle, horses, donkeys, mules, pigs, fish, poultry


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and bees, the use of land which is ancillary to the farming of land or any purpose

aforesaid but shall not include the use of any land attached to a building for the

purpose of garden to be used along with such building; and ‘agriculture’ shall be

construed accordingly.

2.4 ‘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.

2.5 ‘Apartment’ means a room or suite or rooms, which are occupied or which is

intended or designed to be occupied by one family for living purpose.

2.6 ‘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.

2.7 ‘Applicant’ means any person who gives notice to the Authority with an intention

to erect or re-erect or alter a building.

2.8 ‘Balcony’ means a horizontal cantilever projection including a handrail or

balustrade, to serve as passage or sit out place.

2.9 ‘Basement storey or cellar’ means any storey, which is partly / wholly below the

ground level. The basement height should not project more than 1.5 mtrs. above

the average ground level.

2.10 ‘Building’ includes;

2.10.1 A house, out-house, stable, privy, shed, well, verandah, fixed platform, plinth,

door step and any other such structure whether of masonry, bricks, wood, mud,

metal or any other material whatsoever;

2.10.2 A structure on wheels simply resting on the ground without foundation;

2.10.3 A ship, vessel, boat, tent and any other structure used for human habitation or

used for keeping animals or storing any article or goods on land.


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2.11 ‘Building line’ means the line upto which the plinth of buildings may lawfully

extend within the plot on a street or an extension of a street and includes the line

prescribed, if any, or in any scheme.

2.12 ‘Chajja’ means a continuous sloping or horizontal cantilever projection provided

over an opening or external wall to provide protection from sun and rain.

2.13 ‘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 and by means of

which a draught is created.

2.14 Civic Amenity: "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, 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

2.15 ‘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, multi plex, 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.

2.16 ‘Common wall’ means;


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I. A wall built on land belonging to two adjoining owners, the wall being the

joint property of both owners.

II. 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.

III. 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.

2.17 ‘Corner plot’ means a plot facing two or more intersecting streets.

2.18 ‘Planning Authority’ means the Gangavati Town Planning Authority established

under the K.T.C.P Act, 1961.

2.19 ‘Corridor’ means a common passage or circulation space including a common

entrance hall.

2.20 ‘Courtyard’ means a space permanently open to the sky either interior or

exterior of the building within the site around a structure

2.21 ‘Covered Area’ means area covered by building / buildings immediately above

the plinth level, but does not include the space covered by;

i. Garden, rocky area, well and well structures, plant, nursery, water pool,

swimming pool (if uncovered) platform around a tree, tank, fountain, bench

with open top and unenclosed sides by walls and the like;

ii. Drainage, culvert, conduit, catch-pit, gully-pit, chamber gutter and the like;

iii. Compound or boundary wall, gate, un-storied porch and portico, Chajja, slide,

swing, uncovered staircase, watchman booth, pump house. The area covered

by watchman booth / pump house shall not exceed three square meters;

iv. Sump tank and electric transformer.

2.22 ‘Cross wall’ - means an internal wall within the building upto the roof level or

lintel level.


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2.23 ‘Density’ means concentration of population expressed in terms of number of

persons per hectare in a particular area.

2.24 ‘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.

2.25 ‘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.

2.26 ‘Drain’ means any pipe or other construction emanating from a plumbing fixture

unit, traps, gullies, floor traps, etc., which carries water, or waste water in a

building and connects to the drainage system.

2.27 ‘Drainage’ means the removal of any waste liquid by a system constructed for

this purpose.

2.28 ‘Dwelling unit / Tenement’ means an independent housing unit with separate

facility for living, cooking and sanitary requirements.

2.29 ‘Exit’ means a passage, channel or means of egress from any floor to a street or

other open space of safety.

2.30 ‘External wall’ means an outer wall of the building not being a partition wall even

though adjoining a wall of another building and also a wall abutting on an interior

open space of any building.

2.31 ‘First floor’ means the floor immediately above the ground floor, on which

second and other floors follow subsequently.

2.32 ‘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 are located in multi-storeyed buildings.

2.33 ‘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.


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2.34 ‘Floor Area Ratio’ (FAR) means the quotient of the ratio of the combined gross

areas 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.

Plot Area

2.35 ‘Footing’ means the projecting courses at the base of a wall to spread the

weight over a large area.

2.36 ‘Foundation’ means that part of structure which is below the lowest floor and

which provides support for the superstructure and which transmits the load of the

superstructure to the bearing strata.

2.37 ‘Frontage’ means the measurement of the side of any site abutting the road.

2.38 ‘Garage’ means a structure designed or used for the parking of vehicles.

2.39 ‘Government’ means the Government of Karnataka.

2.40 ‘Ground floor’ means immediately above the level of the adjoining ground level

on all sides or above the basement floor.

2.41 ‘Group Housing’ means apartments or group of apartment and / or more than

two buildings on a plot with one or more floors and with one or more dwelling

units in each floor. They are connected by an access of not less than 3.5 m in

width, if they are not approachable directly from the road.

2.42 ‘Habitable room’ means a room occupied or designed for occupancy by one or

more persons for study, living, sleeping, cooking, eating, but does not include

bath rooms, water closet compartments, laundries, serving and storage pantries,

corridors, cellars, attics and spaces that are not used frequently or during

extended periods.

2.43 ‘Hazardous Building’ means a building or part thereof used for:

2.43.1 Storage handling, manufacture of processing of radioactive substances or of

highly combustible or explosive materials or of products which are liable to burn


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with extreme rapidity and / or producing poisonous fumes or explosive

emanations;

2.43.2 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.

2.44 ‘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.

2.45 ‘Heavy industry’ means an industry employing more than 500 workers.

2.46 ‘Height of Building’ means the vertical distance measured in the case of flat

roofs from the average road level of the site 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 mid point between the eave-level and the ridge. Architectural features,

service no other function except that of decoration shall be excluded for the

purpose of measuring height. Water tank, chimneys, lift room, stair case room,

and parapet are also excluded for the purpose of measuring height.

2.47 ‘High-rise Building’ means a building with ground floor plus four or more floors

above the ground floor or a building exceeding 15 m in height.

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 or 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 ‘Licence’ means a permission or authorisation in writing by the Authority to carry

out work regulated by the Zoning Regulations.

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.


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2.52 ‘Light industry’ means an industry employing not more than 50 workers with

power or without power, aggregate installed power not exceeding 25 HP, and

which conforms to performance standards and are listed in Schedule-II not

causing excessive, injurious or obnoxious fumes, odour, dust, effluent or other

objectionable conditions.

2.53 ‘Loft’ means a residual space above normal floor level, which may be

constructed or adopted for storage purposes.

2.54 ‘Master Plan’ means Master Plan/ Master Plan (Revised) prepared for the Local

Planning Area of the City of Gangavati approved by the Government under the

Karnataka Town and Country Planning Act, 1961.

2.55 ‘Medium industry’ medium industry, which employs not more than 500 workers

and conforming to performance standards and are as listed in Schedule- III.

2.56 ‘Mezzanine floor’ means an intermediate floor between two floors, above ground

level with area of mezzanine floor restricted to 1/3 of the area of that floor and

with a minimum height of 2.20mts.

2.57 ‘Non-combustible materials’ means a material, which neither burns nor gives

off inflammable vapours in sufficient quantity to ignite a pilot flame.

2.58 ‘Occupancy or use group’ means the principal occupancy for which a building

or a part of the building is used or intended to be used. For the purpose of

classification of a building according to occupancy, occupancy shall be deemed to

include subsidiary occupancies, which are contingent upon it.

2.59 ‘Open space’ means an area forming an integral part of the plot, left open to sky

in a building.

2.60 ‘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 word is

used.

2.61 ‘Parapet’ means a low wall or railing built along the edge of a roof.


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2.62 ‘Parking space’ means an area enclosed or unenclosed, covered or open

sufficient in size to park vehicles together with a drive-way connecting the parking

space with a street or any public area and permitting the ingress and egress of

the vehicles.

2.63 ‘Penthouse’ means a covered space not exceeding 10 square metres on the

roof of a building, which shall have at least one side completely open.

2.64 ‘Plinth’ means the portion of a structure between the surface of the surrounding

ground and surface of the floor immediately above the ground.

2.65 ‘Plinth area’ means the built up covered area of the building / buildings

immediately above plinth level.

2.66 ‘Plinth level’ means the level of the floor of a building immediately above the

surrounding ground.

2.67 ‘Plot or site’ A parcel (piece) of land enclosed by definite boundaries.

2.68 ‘Porch or portico’ means a roof cover supported on pillars or cantilevered

projection for the purpose of pedestrian or vehicular approach to a building.

2.69 ‘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.

2.70 ‘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.

2.71 ‘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 under side of the joists or beams or tie beams shall determine the upper point

of measurement.


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2.72 ‘Registered Architect/Engineer/Supervisor means a qualified Architect /

Engineer / Supervisor registered by the Authority.

2.73 ‘Row Housing’ means a row of houses with only front, rear and interior open

spaces.

2.74 ‘Semi-detached Building’ means a building detached on three sides with open

spaces as specified in these regulations.

2.75 ‘Service Apartments’ means fully furnished room or suite or rooms with kitchen,

which are intended to be rented out on daily/weekly/monthly basis.

2.76 ‘Service Road’ means a road / lane provided at the front, rear or side of a plot for

service purposes.

2.77 ‘Service industry’ means an industry where services are offered with or without

power. If power is used, aggregate installed capacity shall not exceed 5 HP or the

site area shall not exceed 240 sq m. Service industries shall be permitted in the

light industries zone of the Master Plan as given in Schedule I.

2.78 ‘Set back’ means the open space prescribed under these Zonal Regulations

between the plot boundary and the plinth of the building.

2.79 ‘Stair case room’ means a room accommodating the stair and for purpose of

providing protection from weather and not used for human habitation.

2.80 ‘Storey’ means the space between the surface of one floor and the surface of the

other floor vertically above or below.

2.81 ‘To abut’ in relation to the building or any portion of it means to touch the road

boundary or the adjoining plot or building.

2.82 ‘To erect’ means to construct a whole or a part of a new building on any site

whether previously built upon or not; including additions or alterations to an

existing building.

2.83 ‘Water closet’ means a privy with arrangements for flushing the pan with water

but does not include a bathing room.

2.84 ‘Zonal Regulations’ means Zoning of Land use and Regulations prepared under

the Karnataka Town and Country Planning Act, 1961 prescribing the uses


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permissible in different land use zones, the open spaces around buildings, plot

coverage, floor area ratio, height of the building, building lines, parking, etc.

Note: - The words and expressions not defined in these regulations shall have the same meaning as in the Karnataka Town and Country Planning Act, 1961 and National Building Code of India 1983.

ANNEXURE - I

For the purpose of these regulations, the planning area of the town is divided into

following use zones.

1. Residential

2. Commercial (Retail and Wholesale)

3. Industrial (Light, Medium, Heavy & Service)

4. Public and Semi-Public

5. Public Utilities

6. Open Spaces, Parks, Playgrounds, Buffer along River and Burial Ground

7. Transport and Communication

8. Agricultural Use

Uses of land that are permitted and those that may be permitted under special

circumstances by the Gangavati Planning Authority in different zones of the local

planning area shall be as follows.

1. RESIDENTIAL ZONE

a. Uses permitted

Dwellings, hostels including working women and gents hostels, old age

homes, orphanages, places of public worship, schools offering higher primary

school courses, (with a minimum sital area of 500 sq. mtrs for nursery schools,

1000 sq. mtrs for lower primary schools and 2000 sq. mtrs for higher primary

schools) public libraries, post and telegraph offices, telephone exchange,

Karnataka Power Transmission Corporation Limited counters, milk booths,

HOPCOM centres, STD booths, mobile phone service repairs, computer

institutes.

b. Uses that are permitted under special circumstances by the Authority


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Municipal, state and central government offices, public utility buildings,

cemeteries, golf clubs, banks, nursing homes, hospitals for human care, (with a

minimum sital area of 750 sq. mts and the site is abutting a road of minimum 12

mtr width), philanthropic uses, fuel storage depots, filling stations, service

industries with power up to 10 HP (for all the above industries and those as per

the list given in Schedule-I, power required for air conditioning, lifts and

computers are excluded from HP specified above), power loom for silk twisting

(up to 10 HP) provided the noise generated shall be within the limit prescribed by

the Ministry of Environment and Forest, Government of India., gas cylinder

storage provided it satisfies all required norms of safety, neighbourhood or

convenience shops limited to 20 sq.m., hard and software computer offices and

information technology related activities provided the site is abutting a road of

minimum 12 m width, chat / café centres, doctors consulting room, office of

advocates, other profession in public interest not exceeding 20.00 sq m. provided

the applicant himself is a professional, pay & use toilets and Service apartments,

vehicle parking including multilevel car parking.

Note:

Diesel generators equivalent to the quantity of power supplied by the

Karnataka Power Transmission Corporation Limited (KPTCL) may be permitted

as substitute to power cut and power failures in any zone after obtaining

information on the quantity of power supplied to a premises and the capacity of

generator required from KPTCL. However, in residential zone installation of

diesel generators be discouraged and shall be given in exceptional cases after

spot verification and obtaining No Objection Certificate from the people living

within a distance of 100 m from the location point of generator.

2. COMMERCIAL ZONE

i. Retail Business Zone


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a. Uses permitted

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, all type of

offices, banks, 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,(on the Sites having minimum 2 Ha with a minimum of

12m wide approach road). Libraries, any retail business or services not

specifically restricted or prohibited therein, Filling stations, neighbourhood shops,

nursing homes, Service industries listed in Schedule – I (power upto 10HP).

Residential buildings including orphanages and old age homes, warehouses, and

kalyana mantapas, cinema theatres, multi plexus, auditoriums, community

Centres, hard 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 permitted and permissible under

special circumstances in residential zone.


Automobile workshop, manufacturing establishments employing not more

than ten labourers and manufacturing goods to be sold by the manufacturer in

retail with not more than 20 HP in district shopping centres (major business area)

and uses permitted or permissible on appeal in the residential zone other than

those specifically prohibited therein.

ii. Wholesale Business Area

a. Uses permitted

As in the case of retail business zone and service industries, with power

up to 20 HP.


Same as in the case of retail business zone with power upto 50HP (except


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for residences & nursing homes) storage of inflammable materials, junkyard,

truck terminals weigh bridges, cold storage, fruit and vegetable markets, meat

and fish markets, Wholesale business.

General Note: Commercial complexes / Office Complexes/ neighbourhood shops

should have sufficient toilet for visitors in each floor and should be shown on plan. It

shall have waste disposal arrangements.

3. INDUSTRIAL ZONE

i. Light Industrial Zone

a. Uses permitted

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 50 workers with power or 100 workers with or without

power (total aggregate installed power not exceeding 25 HP), covered storage for

industry, public utilities and related buildings (parking, loading and unloading

requirements to be approved for all uses), dairy and poultry farms, Information

Technology & Bio Technology industries, Sports and recreational uses. Bus and

truck terminals, petrol filling stations, taxi and scooter stands, canteen, all uses

permissible in the commercial use zone except residential uses, and recreational

facilities for employees, dwellings for manager’s essential staff like foreman and

watch and ward area not exceeding of 240.0 sq.m. or 10% of the total area

whichever is less.


Junkyard, where IT&BT industries are permitted in an area of 5.0ha and

above, 30% of the area may be permitted for residential apartment for the benefit

of the employees.

ii. Medium Industrial Zone:


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a. Uses permitted

All uses and industries permitted in light industrial zone and those

employing not more than 500 workers, with aggregate installed power not

exceeding 100 HP. Industries conforming to performance standards as given in

Schedule-III, warehousing and storage, public utilities buildings, parking, loading

and unloading requirements to be provided in all cases, essential staff, watch and

ward and manager quarters not exceeding 300 sq.m. area or 5% of the total area

whichever is lower.

b. Uses that are permitted under special circumstances by the Authority:

All uses permitted and permissible under special circumstances in light

industrial zone, power up to 100 HP conforming performance standards.

iii. Heavy Industrial Zone:

a. Uses permitted:

All industries, all uses permitted under light and medium industrial zone

and those employing more than 500 workers. The industry shall be classified as

heavy if the labour force or the power exceeds the quantum prescribed for

medium industry. Watch and ward, manger’s quarters not exceeding 1000sq m or

5% of the total area whichever is lower.


Uses permitted under special circumstances under light and medium

industrial zones, slaughterhouses and burial ground, crematoria, obnoxious and

hazardous industries away from predominant wind directions.

Note:

1. All medium and heavy industries are to be cleared by the Pollution Control

Board.

2. Industry permitted is subject to performance characteristics Viz. air, water and

noise pollution, vibration and sound pollution, dust, odour, effluent and

general nuisance

4. PUBLIC AND SEMI-PUBLIC USES


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a. Uses permitted

All Central, State and Quasi Government offices and centres and

institutional office, educational, college campus including hostel facilities for

students, cultural and religious institutions including libraries, reading rooms and

clubs, medical and health institutions, cultural institutions like community halls,

opera houses, of predominantly non commercial nature, utilities and services,

water supply installations including disposal works, electric power plants, high

tension and low tension transmission lines, sub stations, gas installation and gas

works, fire fighting stations, filling stations, banks, and quarters for essential staff

and all uses permitted under parks and playgrounds. Water supply installations

including treatment plants, storage reservoirs, OHT, drainage and sanitary

installations including treatment plants and disposal works, drying beds, dumping

yards, electric power plants, high and low tension transmission lines, sub-

stations, gas installations and gas works, fire stations, milk dairies.

Note: Retail shops, restaurants, filling stations, clubs, banks, canteens, dwellings

required for power maintenance and functioning of public and semi-public uses in

the zone may be permitted when they are run on non commercial basis in their

own premises and ancillary to the respective institutions.


Parking lots, repair shops, parks, playgrounds and recreational uses,

stadium, cemeteries, crematorium, clubs, canteen, libraries, aquarium,

planetarium, museum, horticultural, nursery and swimming pool, orphanages and

old age homes. Shops, canteens, offices, banking counter, dwellings required for

proper maintenance and functioning of public utility and other ancillary users, in

their own premises as an ancillary to the respective institutions not exceeding 5%

of the total area.

5. PARKS, PLAYGROUNDS AND OPEN SPACES

a. Uses permitted:


Year 2010 89

Parks, play grounds, children’s play land inclusive of amusement parks

such as Disney land type, toy trains, parkways, boulevards, cemeteries and

crematoria. public toilets, parking, sewage treatment plants, public use ancillary

to park and open space and playground. The area of such ancillary use shall not

exceed 5% of total area.


Clubs, (non commercial nature) canteens, libraries, aquarium,

planetarium, museum, balabhavan, art gallery, horticulture/nursery, transportation

terminals and swimming pool, milk booths, Hopcom centres.

7. TRANSPORTATION AND COMMUNICATION

a. Uses permitted:

Railway lines, railway yards, railway stations, railway workshops, roads,

road transport depot, bus stations and bus shelter, parking areas, truck terminals,

dock yards, jetties, piers, airports, post offices, telegraph offices, telephones and

telephone exchanges, television telecasting and radio broadcasting stations,

microwave stations and offices in their own premises and residential quarters for

watch and ward. Filling stations.


Clubs, godowns and indoor recreational uses, shops, canteens,

restaurants, banks, dwellings required for proper maintenance of the transport

and communication services in their own premises as an ancillary to the

respective institutions not exceeding 5% of the total area.

8. AGRICULTURAL ZONE

a. Uses Permitted


Year 2010 90

Agriculture, horticulture, children’s play land inclusive of amusement spots

such as Disney land type, toy trains, dairy and poultry farming, milk, chilling

centres, farm houses and their accessory building and uses not exceeding 200

sq. mts. of plinth area within the plot area limitation of 1.20 hectares. Uses

specifically shown as stated in the land use plan like urban village, brick kilns,

quarrying and removal of clay and stone up to 3.0 mts. depth, rice mills, sugar

mills, jaggery mills gardens, orchards, nurseries and other stable crops, grazing

pastures, forest lands, marshy land, barren land and water sheet, Highway

amenities viz., Filling stations, weigh bridges and check posts.


Places of worship, helipads, schools, hospitals, libraries, sports clubs,

stadiums, playgrounds, water sports, golf centres, cultural buildings, exhibition

centres, park and open spaces, graveyards/burial grounds, ashraya houses for

economically weaker section, Rehabilitated schemes of government, Institutions

relating to agriculture, research centres, storage and sale of farm products, where

it is produced, service and repairs of farm machinery and agricultural supplies,

old age and orphanages homes, Highway facilities (Truck terminals), residential

developments within the area reserved for natural expansion of villages and

buildings in such areas should not exceed two floors (Ground + one).

NOTE: 1. A buffer of 45 m is assumed all along the flow of the river on both

banks, which shall be treated as no development zone.

2. In case of change of land use from the approved Master Plan to

other use, the setbacks shall be the higher of the two uses.

3. Highway facilities include the activities specified in Government

circular No. NAAE 16 BEMRUPRA 2004 DATED 20-12-2004.

(Annexure –III)

SCHEDULE – I


Year 2010 91

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

Retail business zone.

Sl. No. Description

1 Bread and bakeries

2 Confectionery, candies and sweets

3 Biscuit making

4 Ice cream

5 Cold storage (small scale)

6 Aerated water and fruit beverages

7 Flour mills with 5 HP in residential zone and 10 HP in retail business zone

8 Automobile two wheelers and cycle servicing and repairs

9 Furniture (wooden and steel)

10 Printing, book binding, embossing, etc.

11 Laundry, dry cleaning and dyeing facilities

12 General jobs and machine shops

13 Household utensil repair, welding, soldering, patching and polishing(kalai)

14 Photograph, printing (including sign board printing)

15 Vulcanising

16 Tailoring

17 Handlooms (small scale)

18 Velvet embroidery shops

19 Art weavers and silk screen printing and batik work

20 Jewellery, gold ornaments and silver wares

21 Mirrors and photo frames

22 Umbrella assembly

23 Bamboo and cane products

24 Sports goods and its repair shops

25 Musical instruments repair shops

26 Optical lens grinding, watch and pen repairing


Year 2010 92

27 Radio repair shop

28 Rubber stamps

29 Card board box and paper products including paper (manual only)

30 Cotton and silk printing/ screen printing

31 Webbing (narrow, fabrics, embroidery, lace manufacturing)

32 Ivory, wood carving and small stone carving

33 Coffee curing units

34 Candles and wax products

35 Household kitchen appliances

36 Washing soaps small scale only

37 Fruit canning and preservation

38 Electric lamp fitting / Assembly of Bakelite switches.

39 Shoe making, repairing

40 Power looms (silk reeling unit up to 10 HP)

41 Areca nut processing unit

42 Beedi rolling

43 Agarbathi rolling

44. Assembly and repair of measuring instruments(excluding handling of

mercury and hazardous materials)

45. Clay & modelling with plaster of Paris.

46. Diary products e.g. cream, ghee, paneer, etc.

47. Enamelling vitreous (without use of coal)

48. Milk cream separation

49. Manufacture of jute products

50. Manufacture of Bindi

51. Photo copying of drawings including enlargement of drawings and designs.

52. Packaging of shampoos

53. Packaging of hair oil

54. Utensil washing powder (only mixing and packaging)

SCHEDULE – II


Year 2010 93

Illustrative list of industries permitted in light industrial zone

Sl. No. Description



3 Biscuit making

4 Ice, ice cream



7 Flour mills with power up to 20HP

8 Hats, caps, turbans including garments

9 Hosiery including knitted garments

10 Gold and silver thread

11 Shoe lace making

12 Toy making (earthen paper, wooden plastic metal and tin)

13 Cotton and silk cordage’s, twine thread and thread ball making

14 Velvet embroidered shoes

15 Art wares and silk screen printing and batik works


17 Wood and stone carving

18 Electroplating, mica plating, engraving

19 Photographs, printing (including sign board and printing)

20 Stone carving




24 Sports goods

25 Card board box and paper products including paper

26 Stationery items including educational and school drawing instruments

27 Furniture making (wooden and steel)

28 Musical instruments


Year 2010 94

29 Printing, book binding, embossing, photograph, etc.


31 Steel wire products

32 Sheet metal works

33 Metal polishing

34 Laboratory porcelain wares

35 Radio assembly and parts TV. Mobile phones, Air conditioner, Fridge

assembly parts.(small scale)

36 Electric lamps, fittings, shades, fixtures, etc.

37 Automobiles, scooters, cycle service and repair workshop

38 Laundry and dry cleaners

39 General jobbing machine

40 Iron foundries (only when related to other industries using electricity)

41 Biscuit making

42 Brushes (household, sanitary and toilet)

43 Shoe making and repairing

44 Leather goods

45 Black smithy

46 Household utensils, repair, welding, soldering, patching, and polish (kalai)

47 Vulcanising and tyre re-treading

48 Cement products

49 Chalk, crayon, artist’s colour

50 Tobacco products (cigarettes and beedies)

51 Cosmetics and hair oils

52 Cutlery

53 Cycle parts and accessories

54 Door and window fittings

55 Drugs and medicines

56 Lantern, torches and flash lights

57 Aluminium wires, cake and pastry moulds


Year 2010 95

58 Padlocks and pressed locks

59 Rope making (vegetable fibre)

60 Mathematical instruments

61 Builder’s hard wares

62 Tin products

63 Optical frames

64 Button clips

65 Wax polishing

66 Upholstery springs and other springs

67 Precision instrument of all kinds

68 Safety pins

69 Screws, bolts, nuts, pulleys, chains, gears

70 Conduit pipes fabrication (not exceeding 2” diameter)

71 Buckets and metal containers, plastic jugs and fixtures metal embossing

72 Oil stoves and pressure lamps

73 Paper mill (small scale) hand made

74 Washing soaps

75 Hand tools

76 Electric industries, computer and software

77. ice and freezing plants

78. Information Technology & Bio Technology

SCHEDULE – III


Year 2010 96

Illustrative list of industries permitted in the medium industrial zone.

Sl. No. Description

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, TV’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.


Year 2010 97

ANNEXURE -II

The minimum set back required on all the sides of a building, maximum plot coverage, maximum FAR, maximum number

of floors, maximum height of building that are permissible for different dimensions of sites and width of roads are set out

in Tables given below. TABLE –1

Exterior open spaces / setbacks in Percentage (minimum) for residential, commercial, public and

semi-public, traffic and transportation, public utility buildings up to 10.0 mtrs in height.

Depth of

site in Mtrs.

Residential

Minimum in

Mtrs.

Commercial T& T, P.U & public

& semi Public

Width of site

in Mtrs

Residential

Minimum in

Mtrs.

Commercial

T& T, P.U &

public & semi

Public

Front Rear Front Rear Front Rear Left Right Left Right Left Right

1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14.

Upto 6 1.00 0 1.00 0 1.50 0 Upto 6 0 1.00 0 0 0 1.00

Over 6

Upto 9 1.00 1.00 1.50 0 1.50 1.50

Over 6

Upto 9 1.00 1.00 0 1.00 1.00 1.50

Over 9

Upto 12 1.00 1.00 1.50 1.00 2.00 1.50

Over 9

Upto 12 1.00 1.00 1.00 1.50 1.50 1.75

Over 12

Upto 18 1.50 1.00 2.00 1.50 2.50 1.50

Over 12

Upto 18 1.50 2.00 1.50 2.00 1.75 2.50

Over 18

Upto 24 2.00 1.50 3.00 2.50 3.00 2.00

Over 18

Upto 24 2.00 3.00 2.00 2.50 2.50 3.00

Over 24

2.50 2.00 3.50 3.00 4.00 3.00

Over 24

2.50 3.00 2.50 3.00 3.00 4.00

Note: T&T: Traffic and Transportation, P.U: Public Utility

Master Plan - 2021 (Revision-I) final Zonal Regulations

Gangavati

99

Note: i. When car garage is proposed on the right side, the minimum set

backs shall be 3.0 m; ii. For residential, commercial, public and semi-public, traffic and

transportation, public utility buildings, above 10 m in height, the set backs shall be insisted as per Table - 2;

iii. For residential sites up to 120 sq. m; a. Open staircase shall be permitted in the side setbacks, but there

shall be a minimum open space of 0.50 m from the side boundary and 1.0 m from the front and rear boundary of the site.

b. Toilets minimum of 1 m x 1.5 m and not exceeding 1.4 percent of the plot area permissible in rear set back only;

c. When minimum set back of 1.5 m is left on the right side, a scooter garage may be permitted at the back side limiting the depth of the garage to 3.0 m;

TABLE – 2

Exterior open spaces / setbacks for residential, commercial, public and

semi-public, traffic and transportation, public utility buildings,

above 10.00 meters in height.

Sl. No. Height of building in meters

Exterior open spaces / setbacks

to be left on all sides

(Front, rear and sides

in meters)

1 Above 10.0 upto 12.0 4.5

2 Above 12.0 upto 15.0 5.0

3 Above 15.0 upto 18.0 6.0

4 Above 18.0 upto 21.0 7.0

5 Above 21.0 upto 24.0 8.0

6 Above 24.0 upto 27.0 9.0

7 Above 27.0 upto 30.0 10.0

8 Above 30.0 upto 35.0 11.0

9 Above 35.0 upto 40.0 12.0

10 Above 40.0 upto 45.0 13.0

11 Above 45.0 upto 50.0 14.0

12 Above 50.0 16.0


98

TABLE - 3

Maximum Plot Coverage, Floor Area Ratio & Road Widths for Different Sital Areas

Plot area in sq m

Minimum

road width in

Mts.

Residential Building Commercial Building

Public & semi public, Traffic &

Transportation, Public utility

building

Max.

plot

coverage

FAR

Max.

plot

coverage

FAR

Max.

plot

coverage

FAR

1. 2. 3. 4. 5. 6. 7. 8.

Up to 240 Up to 9 70% 1.25 60% 1.25 60% 1.00

Over 240 Up to 500 Above 9 up to

12 60% 1.50 60% 1.50 55% 1.25


18 50% 1.75 60% 1.75 55% 1.50

Over 750 Up to

1000

Above 18 up to

24 50% 1.75 55% 1.75 50% 1.50

Over 1000 Above 24 45% 2.00 50% 2.00 50% 1.50


100

Note:

1. Setbacks and coverage are irrespective of the road widths.

2. Floor Area Ratio and number of floors are with reference to road widths when

the site do not face the roads of required width, noted against each, the floor

area ratio applicable to corresponding width of roads is applicable.

3. For plots more than 750 sq m bell mouth entrance shall be provided.

TABLE – 4

Construction excluded from FAR computation

The following constructions are excluded from FAR computation:

1. Staircase floor area in all the floors

2. Lift floor area in all the floors

3. Architectural features

4. Chimneys

5. Overhead tanks with its headroom not exceeding 1.5 m

6. Fire escape staircase

7. Garbage shaft/ ducts

8. Meter room

9. Air-conditioning plant

10. Electric sub-station

11. Pump room

12. Service ducts

13. Generator room

14. Watchman’s booth

15. Lumber room

16. Pent house

17. Swimming Pool in any floor

18. Corridor

19. Effluent treatment plant, car parking under a building on stilts or in a

basement or cellar floors.

20. Escalators, main sanitary duct, open balcony, machine rooms.


101

GROUP HOUSING

Approval of Group Housing Project

The following norms shall be adopted while approving building plans for group

housing;

1. The approach road to a group housing project must have a minimum width of

12 m.

2. The minimum area for group housing shall be 0.40 Ha.

3. The layout plan showing the general arrangement of residential building

blocks, and dimensions of the plots earmarked for each building block, access

roads, parks, open spaces and civic amenity areas, shall be obtained prior to

according approval to the building plan;

4. Set backs should be provided with reference to the depth and width of total

plot area;

5. The floor area ratio (FAR) shall be with reference to the width of the public

road abutting the property and the FAR shall be calculated for the net area of

the plot as prescribed in Table - 5 after deducting the area reserved for the

parks, open spaces and civic amenities in the plot;

6. The coverage shall be with reference to the total area of the layout;

7. The distance between any two buildings shall not be less than half the height

of the taller building;

8. 25% of the total area be reserved for civic amenity, parks and open spaces,

subject to a minimum of 15% for parks and open spaces.


102

TABLE – 5

Maximum plot coverage, FAR, minimum setbacks and minimum

road width for group housing.

Plot area Minimum road

width in m

Maximum

Plot

coverage

Maximum

FAR

Minimum setbacks in

meters

Front Rear Left Right

Between 0.40

and 0.80 ha 12 60% 2.25 8.0 6.0 6.0 6.0

Above 0.80 ha 15 60% 2.50 9.0 8.0 8.0 8.0

Note:

1. Group housing means more then two buildings on a plot with one or more

floors and with one or more dwellings units in each floor, they are connected

by any excess of not less then 3.5 meters in width, if they are not

approachable from the existing roads.

2. Where the sital area of group housing exceeds 4000 sq mts., approval of

layout showing the general arrangement of residential building blocks, and

dimensions of plot earmarked for each building blocks, means of access

roads and civic amenity areas, should precede the approval to building plan.

3. In case, the height of group housing building exceeds 10.0 m, then setback to

be left all-round the premises shall be as per Table –2.

4. Parking requirement shall be as per Table –12. In addition, 5% of the total

area shall be reserved for visitors parking separately.

5. Internal roads, park and open space area may be maintained by the owner /

developer himself for the specified purpose only.

6. C.A. sites reserved in the development plan shall be handed over free of cost

to the Authority by a relinquishment deed. Preference may be given to the


103

owner/developer of the respective project for allotment of C.A. area reserved

in the Group Housing project.

TABLE – 6

Semi-detached houses

01. Minimum combined area of the

neighbouring plots 140 sq m

02. Building coverage

As applicable to individual plots 03. Floor area ratio

04. Maximum number of floors

05. Minimum road width

06. Front set back for back to back

plots

Shall be equal to the sum of front and rear

set backs of individual plots.

07. Side set backs for plots joined at

the side.

On a plot on which a semi-detached building

is proposed, the side set back for each unit

shall be the total of the left and right set

backs to be left in case of individual plots.

TABLE – 7

Row Housing (Maximum 12 units, minimum 3 units)

1 Minimum combined area of plot 210 sq m

Maximum area of each plot 108 sq m

3 Building coverage

As applicable to individual plots 4 Floor area ratio

5 Number of floors

6 Minimum road width

7 Set backs minimum

Front: 2.00 m

Rear: 1.50 m

Side: 2.00 m only for end units


104

TABLE – 8

Regulations for Flatted Factories

1. Minimum plot area : 1,000 sq.mtrs.

2. Maximum plot coverage : 40 %

3. FAR Maximum. : 1.50 upto 9 mtrs. road width and 1.75

above 9.0 mtrs. road width.

4. Minimum setbacks :

a. Front 8.00 mtrs

b. Rear 4.50 mtrs.

c. Sides 4.50 mtrs.

TABLE – 9

Coverage, Floor Area Ratio and Open space for Industrial buildings

Plot area

in sq m

Max. plot

coverage

Floor

area

Ratio

Minimum

Frontage

in m.

Minimum

Front

setback in m

Other

sides

in m

Minimum

road

width in m

Up to 230 80% 1.00 3.0 1.00 1.00 Up to 6

231 to

1000 60% 1.25 12.0 4.50 3.00

Over 6

1000 to

2000 50% 1.25 24.0 6.00 5.00

Over 9

2001 to

4000 40% 1.25 28.0 8.00 5.00

Over 12

4001 to

8000 35% 1.00 32.0 8.00 6.00

Over 15

Above

8000 30% 0.50 42.0 15.00 12.00

Over 15


105

Note: whenever the minimum plot area is less than the one specified in the particular category the zoning regulations prescribed for the previous category shall be adopted.

TABLE –10

Regulations for Rural Development:

Within 100 mtrs from the existing gramatana, residential developments and other

uses at the discretion of the Authority may be permitted with the following

conditions.

1. FAR :1.00

2. Maximum No. of Floors :G+1

3. Setbacks and coverage : As per Table No.1 and 3.

TABLE – 11

Height restrictions near Aerodromes

Sl.

No.

Limits of distance from the

Aerodromes point measured

horizontally to building

structures of installations.

Difference between the elevation of the top

of the building structure or installations

and the elevation of the Aerodromes

(Aerodrome reference point)

A. International Civil Airports and their alternates:

1 Between 8534 m and 22224 M Less than 152 M








9 Below 2438 M* --

B. Other Civil Airports and Civil Aerodromes:


106









9 Below 1829 M* --

*: Nil except with the prior concurrence of the local Aerodrome authorities.

Note:

1. For Sl.No.7, 8 and 9, no trees shall be planted within the limits of the distance

indicated there to.

2. Irrespective of there distance from the Aerodromes (that is behind 22224 m of

the Aerodrome /Aerodrome reference point) no radio masts or such, similar

type of line installations exceeding 152 m in height should be erected without

prior permission of the concerned Civil aviation authority.

3. No buildings, structures or installations exceeding the height indicated in (A)

and (B) should be permitted without prior consultation with the local

Aerodrome authority, and

4. The location of the slaughter houses and other areas of activities, like

garbage dump which would attract high flying birds, like eagles, hawks, etc.

shall not be permitted within a radius of 10 km from the Aerodrome reference

point.

PARKING REGULATIONS


107

Parking space standards:

1. Each off-street parking space provided for motor vehicles shall not be less

than (2.5 x 5.5m) 13.75 sq m area and for scooter and cycle parking spaces

provided shall not be less than 3 sq m and 1.4 sq m respectively and it shall

be 25% of the car parking space.

2. For building of different uses, off-street parking spaces for vehicles shall be

provided as stipulated below.

TABLE – 12

Off-street parking spaces

Sl.

No. Occupancy

Minimum one car parking space of

2.50 m x 5.50 m for every

1. Multi-family residential

2 tenements each having a carpet area of 75

to 150 sq m

Tenement exceeding 150 sq m carpet areas

2 Lodging establishments, tourist

homes, 8 guest rooms

3 Educational

200 sq m carpet area or fraction there of,

of the administrative office area and public

service areas

4 a. Hospital

b. Nursing homes

a. 15 beds subject to minimum of 195 sq m

b. 7 beds subject to a minimum of car

parking space of 195 sq m

5 Assembly/Auditorium/Cinema

theatre 50 seats

6 Government or Semi public

buildings 150 sq m carpet area or fraction thereof

7 Retail business 100 sq m carpet area or fraction thereof

8 Industrial 200 sq m carpet area or fraction thereof

9 Storage 100 sq m up to 500 sq m area and every 200

sq m thereafter.

10 Kalyana Mantapa 30 sq m of auditorium floor area


108

11 Office building 100 sq m of floor area

12 Restaurant serving food and

beverage 75sq m of floor area

13 Hostels 15 rooms

Note on off-street parking:

1. Up to 100 sq m in the case of shops, parking spaces need not be insisted.

2. Off- street parking space shall be provided with adequate vehicular access to

a street, and the area of drive aisles and such other provision required for

adequate manoeuvring of vehicles shall be exclusive of the parking spaces

stipulated in these Zonal Regulations

3. Prescribed minimum setbacks are not to be taken as part of parking

requirement.

AREAS OF SPECIAL CONTROL

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.

1. Building up to and inclusive of first floor or up to a height of 7 m from ground

level. Whichever is less are only permissible within a distance of 100 m

distance from the premises of the monuments.

2. Buildings up to and inclusive of second floor or up to a height of 10.5 m from

ground level, whichever is less are only permissible between 100 m and 200

m distance from the premises of the monuments.


109

3. Building up to and inclusive of third floor or up to a height of 14 m from ground

level, whichever is less are only permissible between 200 m and 400 m


Note: In any case no building shall be permitted within 400 m above the height of the

declared monument.

DESCRIPTIONS:

1. APPLICATION OF LAND USE

a. The proposed land use indicated towards the roadside 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. This is

applicable only to the built-up area as shown in the existing land use map.

b. 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. When mixed land uses

are permitted in the ground floor, the predominant use among them shall be

considered as the use of the ground floor.

2. GENERAL RULES:

The following shall be considered while enforcing the set backs of all types of

building:

a. The front and rear set backs shall be with reference to depth of the site.

b. Left and right set backs shall be with reference to width of the site.

c. No side set backs shall be insisted upon only in the case of reconstruction of

existing building where traditional row housing type of development exists and

in areas specifically provided under the Zonal Regulations.


110

d. The provision of set backs should be read with tables prescribed for floor area

ratio, coverage etc., for different type of buildings.

e. When the building lines are fixed, the front set back shall not be less than the

building line fixed or the minimum front set back prescribed whichever is

higher.

f. In the case of corner sites both the sides facing the road shall be treated as

front side and regulations applied accordingly to maintain the building line on

these two roads and to provide better visibility.

g. In case where the building line is not parallel to the property line, the front and

rear set backs shall not be less than the specified set backs at any point.

h. In case of building sanctioned prior to coming into force of these rules which

are abutting other properties on one, two or more sides, upper floors may be

permitted, to utilise the available FAR, by obtaining no objection certificates

from the adjoining property owners or even without no objection certificates if

the adjoining owner himself has put up such abutting floors provided that not

less than ¼ of the area is left as vacant space, open to sky, if the existing

building is retained.

i. In case of irregular plots set backs are to be calculated according to the depth

or width at the points where the depth or width are varying. In such cases,

average set backs should not be fixed at as they may effect minimum set

back at any point.

j. The left and right set-backs may be interchanged by the authority in

exceptional cases due to existing structures like: open well and also

considering the topography of the land

k. Set backs should be provided in the owners plot, public open space or

conservancy lanes adjoining the plot should not be considered as setbacks.


111

3. FAR: When sites face roads of lesser width than the one noted against them.

Floor area ratio and maximum number of floor applicable to corresponding

widths of roads only shall apply.

4. The height of the buildings coming with in the landing and takeoff zones of

Aircraft in the vicinity of Aerodrome should not exceed the height shown in the

Table-11 on ‘height’ limitation in the vicinity of Airports.

5. a) High-rise building: Minimum depth or width of a site for high-rise building

shall be 21m.

b) For all the high-rise buildings NOC from the following departments shall be

obtained.

i. Fire force department.

ii. K.U.W.S.& D.B.

iii. K.P.T.C.L.

iv. Telecommunication department.

6. Lifts: Lifts shall be provided for buildings with more than ground plus three

floors.

7. Parking space: Adequate space for car parking shall be provided in the

premises as per standards in Table-12.

8. Water supply: Bore well shall be provided in all high rise buildings to provide

alternative source of water supply where the Karnataka Urban Water Supply

and Drainage Board so desires and the strata is capable of yielding water.

9. Height of building: In the reckoning of height of buildings, headroom, lift

room, water tanks on terrace, penthouse may be excluded.

10. Corridor: The minimum width of corridor for different building or type is as

given in the Table 13


112

TABLE – 13

Sl.

No. Building use or type

Minimum width of the

corridor in meters

1 Residential building 1.0

2

Assembly buildings such as auditorium, Kalyana

Mantapas, cinema theatre, religious building, temple,

mosque or church and other buildings of public

assembly or conference.

2.0

3 Institutional buildings such as:

a) Government office 2.0

b) Government Hospitals 2.4

c) Educational Buildings such as Schools, Colleges,

Research Institutions. 2.0

d) Commercial buildings such as private office, nursing

homes, lodges, etc. 2.0

e) All other buildings 1.5

11. Rainwater harvesting is compulsory in all buildings with ground+2 floors and

above.

12. Road width: -

1.Road width means distance between the boundaries of a road including

footways and drains.

2. If the road width varies along the length of road, then the minimum width of

the road along 200 mtrs. stretch on either side of the plot shall be considered.

3. 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 FAR and Number of floors.


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13. Means of Access: -

The means of exclusive access, which would be other than through public roads and

streets, shall not be of more than 30 mtrs. length from the existing public roads and

streets. The minimum width of such access shall be 3.5 mtrs. FAR and height of

buildings coming up on such plots shall be regulated according to the width of public

street or road. If the means of access exceeds 30.0 mtrs. in length, FAR shall be

regulated with reference to the width of such access road. Construction of buildings

on plots with common access/lanes from the public road/street shall be regulated

according to width of such common access roads/lanes.

14. Staircase: - The minimum width of staircases shall be 1.50m. the minimum

number of risers on a flight shall be limited to 12. Size of treads shall not be less than

30 cm and the height of risers shall not be more than 15cm.

15 . Ramp: - Ramp shall be provided with a minimum width of 3.50 meters and a

slope of not steeper than 1 in 8. Ramp shall be provided after leaving a clear gap of

minimum 2.0m from the edge of the neighbouring properties.

16. GARAGES

1. For garages no side or rear setbacks are to be insisted. One upper floor

not exceeding 3.0 mtrs. in height shall be permitted provided no openings

are provided towards neighbouring buildings and at least one opening for

light and ventilation is provided towards the owners property.

2. For garages shall be permitted in the rear right hand corner of the plot. In

cases of buildings constructed or sanctioned prior to the enforcement of

these regulations, where space is not available on the right side, it may be

permitted on the left side provided minimum setback exists in the adjoining

property of the left side.

3. In case of corner plots, the garage shall be located at the rear corner

diagonally opposite to the road intersection.


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4. The maximum width of the garage shall not exceed 4 mtrs.

5. The garages shall not be constructed or reconstructed within 4.5mts from

road edge. This may be relaxed in cases where the garage forms part of

the main building with minimum setback for the plot.

17. PLOTS FACING THE ROADS PROPOSED FOR WIDENING

In case of a plot facing the road proposed for widening, the required land as

indicated in the development 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 his plan;

1. Ramp or parking is not allowed in the land required for road widening;

2. The FAR shall be allowed as applicable to the total area of the site without

deducting the area to be taken over for road widening, provided at least 60%

of the sital area is available for use as a building site after the proposed road

widening; and set back shall be determined for the remaining portion of the

plot.

3. Existing road width along the site shall be considered for calculating the FAR

subject to clause12(2) and the proposed road width shall not be the factor for

this purpose;

18. EXEMPTIONS IN OPEN SPACE

The following exemptions in open space shall be permitted

1. Cantilever Portico: A cantilever portico of 3.0 m width (maximum) and 4.5 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.


115

Height of the portico shall be open to sky. The portico when allowed shall

have a clear open space of one meter from the boundary of the property.

2. Balcony: 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. The length of the balcony shall

be limited to 1/3 of the length of each side of the building.

3. Cross wall: A cross wall connecting the building and the boundary wall may

be permitted limiting the height of such wall of 1.5 m.

4. Height limitation: The height of the building shall be governed by the

limitation of the FAR, coverage, setbacks and the width of the street facing the

plot as stipulated in the respective tables. If a building abuts two or more

streets of different widths, then the height of the building shall be regulated

according to the width of the wider road.

5. Basement floor:

a. If the plinth of the ground floor of the building is constructed leaving more set

back than the minimum prescribed, the basement floor may extend beyond

this plinth of the building, but no part of the setbacks shall be used for

basement.

b. 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 2.75 m.

c. One basement in the intensely populated area be permitted, if the area of

the plot is 500 sq.mtrs. and above with a minimum road width of 12mts.

d. One additional basement (two) for all buildings exceeding five floors may be

permitted with a minimum road width of 12mts.

e. The basement storey should not project more than 1.50 m above the

average ground level.


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Activities allowed in Basement floors:

1. 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.

2. 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 the zonal 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.

3. In case of public, semi-public buildings, the extra area available in the

basement after fulfilling the required parking facilities as per zonal

regulations can be used for:

a. Canteen, conference hall, indoor games, stores in educational

institutions, government offices of Local bodies and other

statutory organisations.

b. X-ray rooms, radiology rooms, consulting rooms, physiotherapy,

medical stores and canteens in government and private hospitals

including nursing homes.

4. 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 shopping to a maximum of 5% of the total built up area, health club,

gym rooms, indoor games, subject to reckoning such areas for the

purposes of FAR.

5. In case of other residential buildings, the extra area available after

catering to the requirements of parking can be used for play home, gym

rooms, indoor games and professional consulting rooms (to a maximum of

20 Sq.mtrs.) subject to reckoning such areas for the purpose of FAR.


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(NOTE: The uses to be permitted in basement are subject to providing of adequate ventilation

and safety requirements).

19. DISTANCE OF BUILDING FROM ELECTRICAL LINES

No building shall be erected below an electrical line, as well as within the horizontal

distance from the electrical line indicated in the Table-14. The vertical distance below

the level of the electrical line and the topmost surface of the building corresponding

to the minimum horizontal distance shall be as indicated in Table-14. The minimum

vertical clearance is not applicable if the horizontal distance exceeds the minimum

prescribed.

TABLE – 14

Distance of buildings from electrical lines

Sl.

No. Electrical lines

Vertical clearance

in m

Horizontal clearance

in m

1 Low and medium voltage lines

up to 11 KV 2.5 1.2

2 High voltage lines up to and

including 11 KV 3.7 1.2

3 High voltage line above 11 and up

to and including 33 KV 3.7 2.0

4. Above 33 KV line No Objection certificate from concerned

KPTCL to be taken

20. SOLAR WATER HEATER REQUIREMENTS

Solar water heaters shall be provided as per the table for different categories of

buildings.


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TABLE – 15

Solar lighting and water heater requirements

Sl.

No. Type of use

100 litres per day shall be

provided for every unit

1 Restaurants service food and drinks with seating /

serving area of more than 100 sq m and above.

40 sq m of seating or

serving area

2 Lodging establishments and tourist homes 3 rooms

3 Hostel and guest houses 6 beds / persons capacity

4 Industrial canteens 50 workers

5 Nursing homes and hospitals 4 beds

6 Kalyana Mantapas, community hall and

convention hall (with dining hall and kitchen) 30 sq m of floor area

7 Recreational clubs 100 sq m of floor area

8 Residential buildings:

(a) Single dwelling unit measuring 200 sq m of floor area or site area of more

than 400 sq m whichever is more.

(b) 500 lpcd for multi dwelling unit / apartments for every 5 units and multiples

thereof.

9

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.

21. SAFETY MEASURES AGAINST EARTHQUAKE IN BUILDING

CONSTRUCTION

Buildings with a height of 10 m and above shall be designed and constructed

adopting the norms prescribed in the National Building Code and 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

building drawing and the completion certificate of every such building shall contain a

certificate recorded by the registered engineer / architect that the norms of the


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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.

22. FACILITIES FOR PHYSICALLY HANDICAPPED PERSONS

Public and semi public buildings having covered area of 300 sq m and above shall

be designed and constructed to provide facilities to the physically handicapped

persons as prescribed in the Schedule-IV of these Zoning Regulations.

23. RAIN WATER HARVESTING

1. Every building with a plinth area of exceeding 100 sq m and built on a site

measuring not less than 200 sq m shall have rain water harvesting structures

having a minimum total capacity as detailed in Schedule-V.

Provided that the authority may approve the rainwater harvesting structures of

specifications different from those in Schedule-V, subject to the condition that

minimum capacity of rainwater harvesting is being ensured in each case.

2. The owner of every building shall ensure that the rainwater harvesting

structure is maintained in good repair for storage of water for non-potable

purposes or recharge of ground water at all times.

SCHEDULE – IV

Facilities for physically handicapped persons

1. These Zoning 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;


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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 1050 mm x 750 mm the doors shall have a minimum width of 900 mm 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.


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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 30 cm and the height of risers shall not be more than 15 cm.

9. Lifts:

i. Wherever lifts are required to be installed as per byelaws, provision of

at least one lift shall be made for the wheel chair users with the

following cage dimensions recommended for passenger lifts of 13

persons capacity by Bureau of Indian Standards.

a. Clear internal depth 1100 mm (1.10 m)

b. Clear internal width 2000 m (2.00 m)

c. Entrance door width 900 mm (0.90)

ii. The lift lobby shall have a minimum inside measurement of 1.80 m x

1.80 m.

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.-

i. The minimum size of toilet shall be 1.50 m x 1.75 m.

ii. The maximum height of the W.C. set shall be 0.50 m above the floor.

11. Handrails: Handrails shall be provided for ramps, staircases, lifts and toilets.

The height of handrails shall be normally 800 mm above the floor level. If the

building is meant for the predominant use of children, the height of handrails

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


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13. 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;

i. The access path to the building and to the parking area;

ii. The landing lobby towards the information board, reception, lifts,

staircase and toilets;

iii. At the beginning / end of walkway where there is vehicular traffic;

iv. At the location abruptly changing in level and at the beginning / end of

ramp;

v. At the entrance / exit of the building.

14. Proper signage: 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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SCHEDULE – V

Rain Water Harvesting

Rainwater harvesting in a building site includes storage or recharging into ground of

rainwater falling on the terrace or on any paved or unpaved surface within the

building site.

The following systems may be adopted for harvesting the rainwater drawn from

terrace and the paved surface.

1. Open well of a minimum of 1.00 m dia. and 6.00 m in depth into which

rainwater may be channelled 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.

2. Rainwater harvesting for recharge of ground water may be done through a

bore well around which a pit of one meter width may be excavated up to a

depth of at least 3.00 m and refilled with stone aggregate and sand. The

filtered rainwater may be channelled to the refilled pit for recharging the bore

well.

3. An impervious storage tank of required capacity may be constructed in the

setback or other than, space and the rainwater may be channelled 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.

4. The surplus rainwater after storage may be recharged into ground through

percolation pits, trenches, or combination of pits and trenches. Depending on

the geomorphologic and topographical condition, the pits may be of the size of


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1.20 m width x 1.20 m length x 2.00 m to 2.50 m depth. The trenches can be

or 0.60 m width x 2.00 m to 6.00 m length x 1.50 m to 2.00 depth. Terrace

water shall be channelled to pits or trenches. Such pits or trenches shall be

backfilled with filter media comprising the following materials. -

i. 40 mm stone aggregate as bottom layer up to 50% of the depth;

ii. 20 mm stone aggregate as lower middle layer up to 20% of the depth;

iii. Course sand as upper middle layer up to 20% of the depth;

iv. A thin layer of fine sand as top layer;

v. 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;

vii. 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 15 cm;

viii. Perforated concrete slabs shall be provided on the pits / trenches.

5. 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 rainwater into ground.

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


125

covered with mosquito (insect) proof wire net. For the efficient discharge of

rainwater, there shall be at least two rain water pipes of 100 mm dia for a roof area

of 100 sq m

Rainwater harvesting structures shall be sited as not to endanger the stability of

building or earthwork. The structures shall be designed such that o dampness is

caused in any part of the walls or foundation of the building or those of an adjacent

building.

SUB DIVISION REGULATIONS FOR RESIDENTIAL USE

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 be come necessary, if

sub-standard growth is allowed to take place. These sub-division regulations are

confined to standards of size of plots, street widths and community facilities.

In sanctioning the sub-division of a plot under section 17 of the Karnataka

Town and Country Planning Act, 1961, the Planning Authority shall among other

things see that the following planning standards are followed for sub-division of plot.

SIZE OF PLOTS

No building plot resulting from a sub-division after these regulations come into

force is smaller in size than 54 sq m 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 above condition.


126

TABLE – 16

Standards for roads

Sl.

No.

Streets in residential area

category of streets

Minimum right of way in m

1 Cul-de-sac 7.5 m (maximum length 183 m with

sufficient turning radius)

2 Loop street 7.5 m (maximum length 183 m)

3 Service road 9 m

4 Residential street:

a) Up to length of 200 m 7.5 m

b) Above 200 m up to 300 m 9 m

c) Above 300 m 12 m

5 Collector street (minor roads) 15 m

6 Major roads (feeder streets) 18 m

7 Arterial roads 24 m

8 Commercial 12m

9 Industrial 12 m

TABLE –17

Civic Amenities

Particulars

Population per

unit Area in ha.

a) Educational Facilities: -

i) Nursery School (age group 3 to 6 years) 1,000 Minimum 0.20

ii) Basic primary and Higher primary

school (age group 6 to 14 years) 3,500 to 4,500

(Including play ground)

1.00

iii) Higher secondary school (age group

14 to 17 years) 15,000

Minimum 2.00

(including play ground)


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iv) College 50,000 Minimum 3.0 to 4.0


b) Medical Facilities:

i) Dispensary 5,000 0.10

ii) Health Centre 20,000 0.40 (including staff

quarters)

c) Other facilities:

i) Post and Telegraph 10,000 0.15 (including staff

quarters)

ii) Police Station 10,000 0.20

iii) Religious Building 3,000 0.10

iv) Filling Station 15,000 0.05

TABLE – 18

Parks, play ground and open spaces

Sl. No. Category Population per unit Area in hectares

1. Tot-lot 500 Minimum 0.05

2. Children park 2,000 Minimum 0.20

3. Neighbourhood play ground 1,000 Minimum 0.20

4. Neighbourhood park 5,000 Minimum 0.80

Areas for open spaces and civic amenities

1. Approval of Residential Layouts:

The areas for open space and Civic Amenities while sanctioning of layout for

residential purpose shall be subject to the following conditions:


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i. The area earmarked for residential sites shall be a maximum of 55% of the

total extent.

ii. Balance area shall be earmarked for roads, parks, and playgrounds and civic

Amenities and the area under parks and playgrounds shall not be less than

10% of the total extent.

iii. If by incorporating major roads proposed in the Master Plan, the area under

roads exceeds 45%, in such case the reservation under parks and civic

amenities may be relaxed.

iv. A maximum of 3% of the total area from out of the residential area may be

earmarked for convenient shops on the request of the owner.

v. The area reserved for parks and open spaces, civic amenities and roads shall

be handed over to the Planning Authority / Local Authority as the case may be

free of cost through a registered relinquishment deed before taking up

development of the layout.

I. Exemption for open space and civic amenities in sub-division of land.

i) Subject to the provisions of Master Plan in respect of land use, proposed

roads and minimum road width, whenever the total extent of land of the

private residential layout for approval by the Planning Authority is 4000 sq. m

(0.40 hectares) and below, reservation of open space and civic amenities

areas as per the Zoning Regulations/Sub Division Rules may be dispensed

with.

ii) In lieu of this, the Planning Authority may collect the market value of

converted equivalent land as fixed by the Sub-Registrar.

iii) 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


129

the K.T.C.P. Act, development charges and any other fees/charges

prescribed by the Government from time to time.

iv) The Planning Authority shall deposit the amount so collected under a

separate Head of Account and the amount shall be utilised only for acquisition

of areas reserved as parks and open spaces in the approved Master Plan.

The Planning Authority shall, under no circumstances divert this amount for

any other purposes.

v) 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 Planning Authority

shall approve the Sub-Division reserving equivalent land separately and shall

take possession of such an extent of equivalent land free of cost from the

land owner and the Authority may dispose the same through auction for the

purpose decided by the Authority.

II. Approval of non-residential private layouts.

A. If the private non-residential layout for approval consists of only one single unit,

approval shall be given subject to the following conditions:

i) 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 Zoning

Regulations as per the total floor area of the building.

ii) 10% of the total extent shall be earmarked as open space.

iii) 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.


130

iv) The Planning Authority shall collect the fee under section 18 of

K.T.C.P. Act and development charges applicable and any other fees

and charges prescribed by the Government from time to time.

B. If the private non-residential layout for approval consists of two or more number

of plots, the following conditions shall apply:




ii) 10% of the total extent of land shall be earmarked as open space.

iii) The area earmarked for parking and open space and roads shall be

handed over to the local authority at free of cost for maintenance.


K.T.C.P. Act and development charges and any other fees and

charges prescribed by the Government from time to time.

III. 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 shall be converted for non-agricultural purpose.

(b) The land shall have access from the public road and the use of land shall

be in accordance with the Zoning Regulations of the Master Plan.

(c) The necessary development charges shall be paid to the concerned UDA

/ Local Authority. This fee is in addition to recovery of fee under section

18 of K.T.C.P 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 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 Zoning

Regulations.


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TABLE – 19

Building Line

Building lines are prescribed for some important roads in Gangavati city. Front

setback is also prescribed separately for various types of buildings. The maximum of

the front setback / building line shall be provided in the front.

Specification of Building Lines

Sl. No.

Name of Road Building Range line B.L.Width

from centre of road

From To

1 2 3 4 5

1 MAHATMA GANDHI ROAD

MAHATMA GANDHI CIRCLE

PAMPANAGAR CIRCLE

6.00 M

2 PAMPANAGAR ROAD

JUNCTION OF WOMEN’S COLLEGE

MAHATHA GANDHI JUNCTION

6.00 M

3 MARKET ROAD

MAHAVEER CIRCLE WALMIKI CIRCLE

6.00 M

4

MAHATMA GANDHI ROAD


JUNCTION OF PAMPANAGAR CIRCLE

9.00 M

5 ISLAMPUR ROAD C.B.S CIRCLE


21.00 M

6 BUS – STAND ROAD

AMBIGERA CHOWDAIAH CIRCLE

SRI KRISHNA DEVRAJ CIRCLE

21.00 M

7 GANGAVATI KAMPLI ROAD KAMPLI ROAD

INDIRA GANDHI CIRCLE

21.00 M

8 GANGAVATI RAICHUR ROAD

RAICHUR ROAD RANAPRATAP SINGH CIRCLE

21.00 M

9 GANGAVATI KOPPAL ROAD KOPPAL ROAD

RANAPRATAP SINGH CIRCLE

21.00 M

10 GANGAVATI LINGSUGUR ROAD

LINGSUGUR ROAD C.B.S CIRCLE 21.00 M


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11. JULAI NAGAR ROAD


INDIRA GANDHI CIRCLE & RANAPRATAP SINGH CIRCLE

21.00 M

12. ANEGUNDI ROAD BUS – STAND ROAD

ANEGUNDI ROAD

21.00 M

13. HOSAHALLI ROAD

NEELAKANTESHWAR CIRCLE

HOSAHALLI ROAD

21.00 M


133

Chapter-14

CHANGES MADE IN MASTER PLAN (Revision-I) FROM PROVISIONL TO

FINAL

The Master Plan (Revision -I) has been finalised as required by the provisions

of section 12 of Karnataka Town & Country Planning act (Ammendment-

2004).During preparation of the Master Plan the existing land use data is updated.

Demographic data has been collected from census report. Details regarding

community facilities, utility services and recreational facilities were collected from

available statistics, physical surveys and from concerned departments.

Following Changes in the Master Plan (Revision-I) Final are made with

respect to the approved Master Plan (Revision-1) Provisional.

Sl.N

o.

VILLAGE NAME SURVEY

NO

LANDUSES

AS PER PROVISIONAL AS PER FINAL

01 GANGAVATI 73 PARK & OPEN SPACE RESIDENTIAL

02 GANGAVATI 261/10 PUBLIC & SEMI PUBLIC RESIDENTIAL

03 GANGAVATI 261/A,E PUBLIC & SEMI PUBLIC RESIDENTIAL

04 GANGAVATI 261/B,E PUBLIC & SEMI PUBLIC RESIDENTIAL

05 GANGAVATI 261/B PUBLIC & SEMI PUBLIC RESIDENTIAL

06 GANGAVATI 10/2A,2B RESIDENTIAL RESIDENTIAL


08 GANGAVATI 6/1/5 P & PSP , OPEN SPACE RESIDENTIAL

09 GANGAVATI 43/P2,P4,

P5 AGRICULTURE RESIDENTIAL

10 GANGAVATI 29 PUBLIC & SEMI PUBLIC RESI / COMM

11 WADDARHATTI 53/1/2,53/2

/2A AGRICULTURE

PUBLIC & SEMI

PUBLIC


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12 WADDARHATTI 50 PART AGRICULTURE PUBLIC & SEMI

PUBLIC

13 WADDARHATTI 50 PART AGRICULTURE RESI / COMM

14 WADDARHATTI 52 AGRICULTURE INDUS / COMM


Apart from these changes some of the cartographical errors in the base map

,existing developments,& road alignments in the maps have been corrected . The

buffer zone along the nalas, tanks & canals has been proposed in the maps.

Extension of Conurbation Boundry.

The Master Plan (Revision I) has been prepared for the projected population of

1,80,000 . Taking in to account the density 95 pph the required area for

development is calculated ,as 1961.54 hect. Hence the earlier conurbation area is

extended within the Local planning Area . The conurbation boundry is extended in

the following parts of the town.

`

1. Towards North ----- Sy.No. 43

2. Towards West ----- Sy.No. 50,52,53

11 numbers of Change of land uses which have been approved by the

Government and are also incorporated in the proposed master plan maps. The

Zonal Regulations given by the Director of Town & Country Planning are

incorporated in the report.


135


136

Chapter-15

STATEMENT SHOWING THE PARTICULARS OF SURVEY NO’S FOR WHICH CHANGE IN LAND USE HAS BEEN BY GOVERNMEN

SL No.

SURVEY No. TOWN / VILLAGE

LANDUSES GOVT. ORDER NO DATE

AS PER MASTER PLAN – 2011

CHANGED LANDUSE

01. 11/C VIRUPAPUR PARK RESIDENTIAL NAE 220, TTP 98,BNG, DT : 27/10/99

02. 9/5/2 VIRUPAPUR PUBLIC & SEMI PUBLIC RESIDENTIAL NAE 311, TTP 98,BNG, DT : 20/11/99

03. 40/1 VIRUPAPUR AGRICULTURE RESIDENTIAL NAE 212, TTP 98,BNG, DT : 17/09/99

04. 299/1A GANGAVATI PARK RESIDENTIAL NAE 149, GAP 2001,BNG, DT : 09/04/02

05. 295 PART GANGAVATI PARK & OPEN SPACE RESIDENTIAL NAE 303, TTP 98,BNG, DT : 12/04/99



08. 299 / 1B GANGAVATI PARK & OPEN SPACE RESIDENTIAL NAE 165, TTP 99,BNG, DT : 20/08/99

09. 40 / 1 GANGAVATI AGRICULTURE RESIDENTIAL NAE 221, TTP 98,BNG, DT : 08/07/99

10. 5,3,42 / 1 GANGAVATI PUBLIC & SEMI PUBLIC COMMERCIAL NAE 03, GAP 2003, BNG, DT : 29/05/03

11. 1,4,47/1/1,1,35 GANGAVATI PARK RESIDENTIAL NAE 21, GAP 2001 ,BNG, DT : 21/11/01


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CHAPTER NO 13

ZONAL REGULATIONS

In order to promote public health, safety and the general social welfare of the

community, it is necessary to apply control and reasonable limitation on the

development of land and buildings. This is to ensure that most appropriate, economical

and healthy development of the town takes place in accordance with the land use plan,

and its continued maintenance over the years. For this purpose, the town 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 town.

Zonal Regulations 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 over crowding in

buildings and on land to ensure adequate facilities and services.

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 non-conforming

uses and are gradually eliminated over years without inflicting unreasonable hardship

upon the property owner.

The Zonal Regulations and its enforcement ensure proper land use and

development and form an integral part of the Master Plan. It also ensures solutions to

problems of development under local conditions.

The Zonal Regulations for Gangavati Local Planning Area prepared under the

clause (iii) of sub-section (2) of section 12 of the Karnataka Town and Country Planning

Act, 1961 are detailed below,-


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4. Establishment of Zones and Zonal Maps:

i. The local planning area is divided into use zones such as residential,

commercial, industrial etc., as shown in the enclosed maps.

ii. Zonal boundaries and interpretations of Zonal Regulations.

a. Where there is uncertainty as regards the boundary of the zones in the

approved maps, it shall be referred to the authority and the decision of

the authority in this regard shall be final.

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.

5. Annexure-I appended to these regulations sets out the uses of land:

i. Those that are permitted.

ii. Those that may be permitted under special circumstances by the Authority

in different zones.

6. The regulations governing minimum size of plot, maximum plot coverage,

minimum front, rear and side setbacks, minimum road widths and maximum

number of floors and height of structures are set out in Annexure-II appended to

these regulations.

3.0 DEFINITIONS

In these Zonal Regulations, unless the context otherwise requires, the

expressions given below shall have the meaning indicated against each of them.

3.1 ‘Act’ means the Karnataka Town and Country Planning Act, 1961.

3.2 ‘Addition and / or Alteration’ means a structural change including an addition

to the area or change in height or the removal of part of building, or any change to

the structure, such as the construction or removal or cutting of any wall or part of

a wall, partition, column, beam, joist, floor including a mezzanine floor or other


Year 2010 72

support, or a change to or closing of any required means of access ingress or

egress or a change to fixtures or equipment as provided in these Zonal

Regulations.

3.3 ‘Agriculture’ includes horticulture, farming, growing of crops, fruits, vegetables,

flowers, grass, fodder, trees of any kind or cultivation of soil, breeding and

keeping of live stock including cattle, horses, donkeys, mules, pigs, fish, poultry

and bees, the use of land which is ancillary to the farming of land or any purpose

aforesaid but shall not include the use of any land attached to a building for the

purpose of garden to be used along with such building; and ‘agriculture’ shall be

construed accordingly.

3.4 ‘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.

3.5 ‘Apartment’ means a room or suite or rooms, which are occupied or which is

intended or designed to be occupied by one family for living purpose.

3.6 ‘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.

3.7 ‘Applicant’ means any person who gives notice to the Authority with an intention

to erect or re-erect or alter a building.

3.8 ‘Balcony’ means a horizontal cantilever projection including a handrail or

balustrade, to serve as passage or sit out place.

3.9 ‘Basement storey or cellar’ means any storey, which is partly / wholly below the

ground level. The basement height should not project more than 1.5 mtrs. above

the average ground level.

3.10 ‘Building’ includes;

3.10.1 A house, out-house, stable, privy, shed, well, verandah, fixed platform, plinth,

door step and any other such structure whether of masonry, bricks, wood, mud,

metal or any other material whatsoever;


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3.10.2 A structure on wheels simply resting on the ground without foundation;

3.10.3 A ship, vessel, boat, tent and any other structure used for human habitation or

used for keeping animals or storing any article or goods on land.

3.11 ‘Building line’ means the line upto which the plinth of buildings may lawfully

extend within the plot on a street or an extension of a street and includes the line

prescribed, if any, or in any scheme.

3.12 ‘Chajja’ means a continuous sloping or horizontal cantilever projection provided

over an opening or external wall to provide protection from sun and rain.

3.13 ‘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 and by means of

which a draught is created.

3.14 Civic Amenity: "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, 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

3.15 ‘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, multi plex, 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.


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3.16 ‘Common wall’ means;

IV. A wall built on land belonging to two adjoining owners, the wall being the

joint property of both owners.

V. 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.

VI. 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.

3.17 ‘Corner plot’ means a plot facing two or more intersecting streets.

3.18 ‘Planning Authority’ means the Gangavati Town Planning Authority established

under the K.T.C.P Act, 1961.

3.19 ‘Corridor’ means a common passage or circulation space including a common

entrance hall.

3.20 ‘Courtyard’ means a space permanently open to the sky either interior or

exterior of the building within the site around a structure

3.21 ‘Covered Area’ means area covered by building / buildings immediately above

the plinth level, but does not include the space covered by;

v. Garden, rocky area, well and well structures, plant, nursery, water pool,

swimming pool (if uncovered) platform around a tree, tank, fountain, bench

with open top and unenclosed sides by walls and the like;

vi. Drainage, culvert, conduit, catch-pit, gully-pit, chamber gutter and the like;

vii. Compound or boundary wall, gate, un-storied porch and portico, Chajja, slide,

swing, uncovered staircase, watchman booth, pump house. The area covered

by watchman booth / pump house shall not exceed three square meters;

viii. Sump tank and electric transformer.


Year 2010 75

3.22 ‘Cross wall’ - means an internal wall within the building upto the roof level or

lintel level.

3.23 ‘Density’ means concentration of population expressed in terms of number of

persons per hectare in a particular area.

3.24 ‘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.

3.25 ‘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.

3.26 ‘Drain’ means any pipe or other construction emanating from a plumbing fixture

unit, traps, gullies, floor traps, etc., which carries water, or waste water in a

building and connects to the drainage system.

3.27 ‘Drainage’ means the removal of any waste liquid by a system constructed for

this purpose.

3.28 ‘Dwelling unit / Tenement’ means an independent housing unit with separate

facility for living, cooking and sanitary requirements.

3.29 ‘Exit’ means a passage, channel or means of egress from any floor to a street or

other open space of safety.

3.30 ‘External wall’ means an outer wall of the building not being a partition wall even

though adjoining a wall of another building and also a wall abutting on an interior

open space of any building.

3.31 ‘First floor’ means the floor immediately above the ground floor, on which

second and other floors follow subsequently.

3.32 ‘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 are located in multi-storeyed buildings.


Year 2010 76

3.33 ‘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.

3.34 ‘Floor Area Ratio’ (FAR) means the quotient of the ratio of the combined gross

areas 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.

Plot Area

3.35 ‘Footing’ means the projecting courses at the base of a wall to spread the

weight over a large area.

3.36 ‘Foundation’ means that part of structure which is below the lowest floor and

which provides support for the superstructure and which transmits the load of the

superstructure to the bearing strata.

3.37 ‘Frontage’ means the measurement of the side of any site abutting the road.

3.38 ‘Garage’ means a structure designed or used for the parking of vehicles.

3.39 ‘Government’ means the Government of Karnataka.

3.40 ‘Ground floor’ means immediately above the level of the adjoining ground level

on all sides or above the basement floor.

3.41 ‘Group Housing’ means apartments or group of apartment and / or more than

two buildings on a plot with one or more floors and with one or more dwelling

units in each floor. They are connected by an access of not less than 3.5 m in

width, if they are not approachable directly from the road.

3.42 ‘Habitable room’ means a room occupied or designed for occupancy by one or

more persons for study, living, sleeping, cooking, eating, but does not include

bath rooms, water closet compartments, laundries, serving and storage pantries,

corridors, cellars, attics and spaces that are not used frequently or during

extended periods.

3.43 ‘Hazardous Building’ means a building or part thereof used for:


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3.43.1 Storage handling, manufacture of processing 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;

3.43.2 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.

3.44 ‘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.

3.45 ‘Heavy industry’ means an industry employing more than 500 workers.

3.46 ‘Height of Building’ means the vertical distance measured in the case of flat

roofs from the average road level of the site 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 mid point between the eave-level and the ridge. Architectural features,

service no other function except that of decoration shall be excluded for the

purpose of measuring height. Water tank, chimneys, lift room, stair case room,

and parapet are also excluded for the purpose of measuring height.

3.47 ‘High-rise Building’ means a building with ground floor plus four or more floors

above the ground floor or a building exceeding 15 m in height.

3.48 ‘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.

3.49 ‘Land use’ includes the purpose to which the site or part of the site or 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.

3.50 ‘Licence’ means a permission or authorisation in writing by the Authority to carry

out work regulated by the Zoning Regulations.


Year 2010 78

3.51 ‘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.

3.52 ‘Light industry’ means an industry employing not more than 50 workers with

power or without power, aggregate installed power not exceeding 25 HP, and

which conforms to performance standards and are listed in Schedule-II not

causing excessive, injurious or obnoxious fumes, odour, dust, effluent or other

objectionable conditions.

3.53 ‘Loft’ means a residual space above normal floor level, which may be

constructed or adopted for storage purposes.

3.54 ‘Master Plan’ means Master Plan/ Master Plan (Revised) prepared for the Local

Planning Area of the City of Gangavati approved by the Government under the

Karnataka Town and Country Planning Act, 1961.

3.55 ‘Medium industry’ medium industry, which employs not more than 500 workers

and conforming to performance standards and are as listed in Schedule- III.

3.56 ‘Mezzanine floor’ means an intermediate floor between two floors, above ground

level with area of mezzanine floor restricted to 1/3 of the area of that floor and

with a minimum height of 2.20mts.

3.57 ‘Non-combustible materials’ means a material, which neither burns nor gives

off inflammable vapours in sufficient quantity to ignite a pilot flame.

3.58 ‘Occupancy or use group’ means the principal occupancy for which a building

or a part of the building is used or intended to be used. For the purpose of

classification of a building according to occupancy, occupancy shall be deemed to

include subsidiary occupancies, which are contingent upon it.

3.59 ‘Open space’ means an area forming an integral part of the plot, left open to sky

in a building.

3.60 ‘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


Year 2010 79

purpose, the rent or profits of the property in connection with which the word is

used.

3.61 ‘Parapet’ means a low wall or railing built along the edge of a roof.

3.62 ‘Parking space’ means an area enclosed or unenclosed, covered or open

sufficient in size to park vehicles together with a drive-way connecting the parking

space with a street or any public area and permitting the ingress and egress of

the vehicles.

3.63 ‘Penthouse’ means a covered space not exceeding 10 square metres on the

roof of a building, which shall have at least one side completely open.

3.64 ‘Plinth’ means the portion of a structure between the surface of the surrounding

ground and surface of the floor immediately above the ground.

3.65 ‘Plinth area’ means the built up covered area of the building / buildings

immediately above plinth level.

3.66 ‘Plinth level’ means the level of the floor of a building immediately above the

surrounding ground.

3.67 ‘Plot or site’ A parcel (piece) of land enclosed by definite boundaries.

3.68 ‘Porch or portico’ means a roof cover supported on pillars or cantilevered

projection for the purpose of pedestrian or vehicular approach to a building.

3.69 ‘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.

3.70 ‘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.


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3.71 ‘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 under side of the joists or beams or tie beams shall determine the upper point

of measurement.

3.72 ‘Registered Architect/Engineer/Supervisor means a qualified Architect /

Engineer / Supervisor registered by the Authority.

3.73 ‘Row Housing’ means a row of houses with only front, rear and interior open

spaces.

3.74 ‘Semi-detached Building’ means a building detached on three sides with open

spaces as specified in these regulations.

3.75 ‘Service Apartments’ means fully furnished room or suite or rooms with kitchen,

which are intended to be rented out on daily/weekly/monthly basis.

3.76 ‘Service Road’ means a road / lane provided at the front, rear or side of a plot for

service purposes.

3.77 ‘Service industry’ means an industry where services are offered with or without

power. If power is used, aggregate installed capacity shall not exceed 5 HP or the

site area shall not exceed 240 sq m. Service industries shall be permitted in the

light industries zone of the Master Plan as given in Schedule I.

3.78 ‘Set back’ means the open space prescribed under these Zonal Regulations

between the plot boundary and the plinth of the building.

3.79 ‘Stair case room’ means a room accommodating the stair and for purpose of

providing protection from weather and not used for human habitation.

3.80 ‘Storey’ means the space between the surface of one floor and the surface of the

other floor vertically above or below.

3.81 ‘To abut’ in relation to the building or any portion of it means to touch the road

boundary or the adjoining plot or building.

3.82 ‘To erect’ means to construct a whole or a part of a new building on any site

whether previously built upon or not; including additions or alterations to an

existing building.


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3.83 ‘Water closet’ means a privy with arrangements for flushing the pan with water

but does not include a bathing room.

3.84 ‘Zonal Regulations’ means Zoning of Land use and Regulations prepared under

the Karnataka Town and Country Planning Act, 1961 prescribing the uses

permissible in different land use zones, the open spaces around buildings, plot

coverage, floor area ratio, height of the building, building lines, parking, etc.

Note: - The words and expressions not defined in these regulations shall have the same meaning as in the Karnataka Town and Country Planning Act, 1961 and National Building Code of India 1983.

ANNEXURE - I

For the purpose of these regulations, the planning area of the town is divided into

following use zones.

9. Residential

10. Commercial (Retail and Wholesale)

11. Industrial (Light, Medium, Heavy & Service)

12. Public and Semi-Public

13. Public Utilities

14. Open Spaces, Parks, Playgrounds, Buffer along River and Burial Ground

15. Transport and Communication

16. Agricultural Use

Uses of land that are permitted and those that may be permitted under special

circumstances by the Gangavati Planning Authority in different zones of the local

planning area shall be as follows.

4. RESIDENTIAL ZONE

a. Uses permitted

Dwellings, hostels including working women and gents hostels, old age

homes, orphanages, places of public worship, schools offering higher primary

school courses, (with a minimum sital area of 500 sq. mtrs for nursery schools,

1000 sq. mtrs for lower primary schools and 2000 sq. mtrs for higher primary

schools) public libraries, post and telegraph offices, telephone exchange,

Karnataka Power Transmission Corporation Limited counters, milk booths,

HOPCOM centres, STD booths, mobile phone service repairs, computer

institutes.


Year 2010 82


Municipal, state and central government offices, public utility buildings,

cemeteries, golf clubs, banks, nursing homes, hospitals for human care, (with a

minimum sital area of 750 sq. mts and the site is abutting a road of minimum 12

mtr width), philanthropic uses, fuel storage depots, filling stations, service

industries with power up to 10 HP (for all the above industries and those as per

the list given in Schedule-I, power required for air conditioning, lifts and

computers are excluded from HP specified above), power loom for silk twisting

(up to 10 HP) provided the noise generated shall be within the limit prescribed by

the Ministry of Environment and Forest, Government of India., gas cylinder

storage provided it satisfies all required norms of safety, neighbourhood or

convenience shops limited to 20 sq.m., hard and software computer offices and

information technology related activities provided the site is abutting a road of

minimum 12 m width, chat / café centres, doctors consulting room, office of

advocates, other profession in public interest not exceeding 20.00 sq m. provided

the applicant himself is a professional, pay & use toilets and Service apartments,

vehicle parking including multilevel car parking.

Note:

Diesel generators equivalent to the quantity of power supplied by the

Karnataka Power Transmission Corporation Limited (KPTCL) may be permitted

as substitute to power cut and power failures in any zone after obtaining

information on the quantity of power supplied to a premises and the capacity of

generator required from KPTCL. However, in residential zone installation of

diesel generators be discouraged and shall be given in exceptional cases after

spot verification and obtaining No Objection Certificate from the people living

within a distance of 100 m from the location point of generator.


Year 2010 83

5. COMMERCIAL ZONE

i. Retail Business Zone

a. Uses permitted

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, all type of

offices, banks, 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,(on the Sites having minimum 2 Ha with a minimum of

12m wide approach road). Libraries, any retail business or services not

specifically restricted or prohibited therein, Filling stations, neighbourhood shops,

nursing homes, Service industries listed in Schedule – I (power upto 10HP).

Residential buildings including orphanages and old age homes, warehouses, and

kalyana mantapas, cinema theatres, multi plexus, auditoriums, community

Centres, hard 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 permitted and permissible under

special circumstances in residential zone.


Automobile workshop, manufacturing establishments employing not more

than ten labourers and manufacturing goods to be sold by the manufacturer in

retail with not more than 20 HP in district shopping centres (major business area)

and uses permitted or permissible on appeal in the residential zone other than

those specifically prohibited therein.

ii. Wholesale Business Area

a. Uses permitted

As in the case of retail business zone and service industries, with power

up to 20 HP.


Year 2010 84


Same as in the case of retail business zone with power upto 50HP (except

for residences & nursing homes) storage of inflammable materials, junkyard,

truck terminals weigh bridges, cold storage, fruit and vegetable markets, meat

and fish markets, Wholesale business.

General Note: Commercial complexes / Office Complexes/ neighbourhood shops

should have sufficient toilet for visitors in each floor and should be shown on plan. It

shall have waste disposal arrangements.

6. INDUSTRIAL ZONE

i. Light Industrial Zone

a. Uses permitted

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 50 workers with power or 100 workers with or without

power (total aggregate installed power not exceeding 25 HP), covered storage for

industry, public utilities and related buildings (parking, loading and unloading

requirements to be approved for all uses), dairy and poultry farms, Information

Technology & Bio Technology industries, Sports and recreational uses. Bus and

truck terminals, petrol filling stations, taxi and scooter stands, canteen, all uses

permissible in the commercial use zone except residential uses, and recreational

facilities for employees, dwellings for manager’s essential staff like foreman and

watch and ward area not exceeding of 240.0 sq.m. or 10% of the total area

whichever is less.


Junkyard, where IT&BT industries are permitted in an area of 5.0ha and

above, 30% of the area may be permitted for residential apartment for the benefit

of the employees.


Year 2010 85

ii. Medium Industrial Zone:

a. Uses permitted

All uses and industries permitted in light industrial zone and those

employing not more than 500 workers, with aggregate installed power not

exceeding 100 HP. Industries conforming to performance standards as given in

Schedule-III, warehousing and storage, public utilities buildings, parking, loading

and unloading requirements to be provided in all cases, essential staff, watch and

ward and manager quarters not exceeding 300 sq.m. area or 5% of the total area

whichever is lower.


All uses permitted and permissible under special circumstances in light

industrial zone, power up to 100 HP conforming performance standards.

iii. Heavy Industrial Zone:

a. Uses permitted:

All industries, all uses permitted under light and medium industrial zone

and those employing more than 500 workers. The industry shall be classified as

heavy if the labour force or the power exceeds the quantum prescribed for

medium industry. Watch and ward, manger’s quarters not exceeding 1000sq m or

5% of the total area whichever is lower.


Uses permitted under special circumstances under light and medium

industrial zones, slaughterhouses and burial ground, crematoria, obnoxious and

hazardous industries away from predominant wind directions.

Note:

1. All medium and heavy industries are to be cleared by the Pollution Control

Board.


Year 2010 86

2. Industry permitted is subject to performance characteristics Viz. air, water and

noise pollution, vibration and sound pollution, dust, odour, effluent and

general nuisance

6. PUBLIC AND SEMI-PUBLIC USES

a. Uses permitted

All Central, State and Quasi Government offices and centres and

institutional office, educational, college campus including hostel facilities for

students, cultural and religious institutions including libraries, reading rooms and

clubs, medical and health institutions, cultural institutions like community halls,

opera houses, of predominantly non commercial nature, utilities and services,

water supply installations including disposal works, electric power plants, high

tension and low tension transmission lines, sub stations, gas installation and gas

works, fire fighting stations, filling stations, banks, and quarters for essential staff

and all uses permitted under parks and playgrounds. Water supply installations

including treatment plants, storage reservoirs, OHT, drainage and sanitary

installations including treatment plants and disposal works, drying beds, dumping

yards, electric power plants, high and low tension transmission lines, sub-

stations, gas installations and gas works, fire stations, milk dairies.

Note: Retail shops, restaurants, filling stations, clubs, banks, canteens, dwellings

required for power maintenance and functioning of public and semi-public uses in

the zone may be permitted when they are run on non commercial basis in their

own premises and ancillary to the respective institutions.


Parking lots, repair shops, parks, playgrounds and recreational uses,

stadium, cemeteries, crematorium, clubs, canteen, libraries, aquarium,

planetarium, museum, horticultural, nursery and swimming pool, orphanages and

old age homes. Shops, canteens, offices, banking counter, dwellings required for

proper maintenance and functioning of public utility and other ancillary users, in

their own premises as an ancillary to the respective institutions not exceeding 5%

of the total area.


Year 2010 87

7. PARKS, PLAYGROUNDS AND OPEN SPACES

a. Uses permitted:

Parks, play grounds, children’s play land inclusive of amusement parks

such as Disney land type, toy trains, parkways, boulevards, cemeteries and

crematoria. public toilets, parking, sewage treatment plants, public use ancillary

to park and open space and playground. The area of such ancillary use shall not

exceed 5% of total area.


Clubs, (non commercial nature) canteens, libraries, aquarium,

planetarium, museum, balabhavan, art gallery, horticulture/nursery, transportation

terminals and swimming pool, milk booths, Hopcom centres.

8. TRANSPORTATION AND COMMUNICATION

c. Uses permitted:

Railway lines, railway yards, railway stations, railway workshops, roads,

road transport depot, bus stations and bus shelter, parking areas, truck terminals,

dock yards, jetties, piers, airports, post offices, telegraph offices, telephones and

telephone exchanges, television telecasting and radio broadcasting stations,

microwave stations and offices in their own premises and residential quarters for

watch and ward. Filling stations.

d. Uses that are permitted under special circumstances by the Authority:

Clubs, godowns and indoor recreational uses, shops, canteens,

restaurants, banks, dwellings required for proper maintenance of the transport

and communication services in their own premises as an ancillary to the

respective institutions not exceeding 5% of the total area.


Year 2010 88

8. AGRICULTURAL ZONE

c. Uses Permitted

Agriculture, horticulture, children’s play land inclusive of amusement spots

such as Disney land type, toy trains, dairy and poultry farming, milk, chilling

centres, farm houses and their accessory building and uses not exceeding 200

sq. mts. of plinth area within the plot area limitation of 1.20 hectares. Uses

specifically shown as stated in the land use plan like urban village, brick kilns,

quarrying and removal of clay and stone up to 3.0 mts. depth, rice mills, sugar

mills, jaggery mills gardens, orchards, nurseries and other stable crops, grazing

pastures, forest lands, marshy land, barren land and water sheet, Highway

amenities viz., Filling stations, weigh bridges and check posts.

d. Uses that are permitted under special circumstances by the Authority

Places of worship, helipads, schools, hospitals, libraries, sports clubs,

stadiums, playgrounds, water sports, golf centres, cultural buildings, exhibition

centres, park and open spaces, graveyards/burial grounds, ashraya houses for

economically weaker section, Rehabilitated schemes of government, Institutions

relating to agriculture, research centres, storage and sale of farm products, where

it is produced, service and repairs of farm machinery and agricultural supplies,

old age and orphanages homes, Highway facilities (Truck terminals), residential

developments within the area reserved for natural expansion of villages and

buildings in such areas should not exceed two floors (Ground + one).

NOTE: 1. A buffer of 45 m is assumed all along the flow of the river on both

banks, which shall be treated as no development zone.

2. In case of change of land use from the approved Master Plan to

other use, the setbacks shall be the higher of the two uses.

3. Highway facilities include the activities specified in Government

circular No. NAAE 16 BEMRUPRA 2004 DATED 20-12-2004.

(Annexure –III)


Year 2010 89

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

Retail business zone.

Sl. No. Description



3 Biscuit making

4 Ice cream



7 Flour mills with 5 HP in residential zone and 10 HP in retail business zone

8 Automobile two wheelers and cycle servicing and repairs

9 Furniture (wooden and steel)

10 Printing, book binding, embossing, etc.

11 Laundry, dry cleaning and dyeing facilities

12 General jobs and machine shops

13 Household utensil repair, welding, soldering, patching and polishing(kalai)

14 Photograph, printing (including sign board printing)

15 Vulcanising

16 Tailoring

17 Handlooms (small scale)

18 Velvet embroidery shops

19 Art weavers and silk screen printing and batik work





24 Sports goods and its repair shops

25 Musical instruments repair shops


Year 2010 90


27 Radio repair shop

28 Rubber stamps

29 Card board box and paper products including paper (manual only)

30 Cotton and silk printing/ screen printing

31 Webbing (narrow, fabrics, embroidery, lace manufacturing)

32 Ivory, wood carving and small stone carving

33 Coffee curing units

34 Candles and wax products

35 Household kitchen appliances

36 Washing soaps small scale only

37 Fruit canning and preservation

38 Electric lamp fitting / Assembly of Bakelite switches.

39 Shoe making, repairing

40 Power looms (silk reeling unit up to 10 HP)

41 Areca nut processing unit

42 Beedi rolling

43 Agarbathi rolling

55. Assembly and repair of measuring instruments(excluding handling of

mercury and hazardous materials)

56. Clay & modelling with plaster of Paris.

57. Diary products e.g. cream, ghee, paneer, etc.

58. Enamelling vitreous (without use of coal)

59. Milk cream separation

60. Manufacture of jute products

61. Manufacture of Bindi

62. Photo copying of drawings including enlargement of drawings and designs.

63. Packaging of shampoos

64. Packaging of hair oil

65. Utensil washing powder (only mixing and packaging)


Year 2010 91

SCHEDULE – II

Illustrative list of industries permitted in light industrial zone

Sl. No. Description



3 Biscuit making

4 Ice, ice cream



7 Flour mills with power up to 20HP

8 Hats, caps, turbans including garments

9 Hosiery including knitted garments

10 Gold and silver thread

11 Shoe lace making

12 Toy making (earthen paper, wooden plastic metal and tin)

13 Cotton and silk cordage’s, twine thread and thread ball making

14 Velvet embroidered shoes

15 Art wares and silk screen printing and batik works


17 Wood and stone carving

18 Electroplating, mica plating, engraving

19 Photographs, printing (including sign board and printing)

20 Stone carving




24 Sports goods

25 Card board box and paper products including paper

26 Stationery items including educational and school drawing instruments

27 Furniture making (wooden and steel)


Year 2010 92

28 Musical instruments

29 Printing, book binding, embossing, photograph, etc.


31 Steel wire products

32 Sheet metal works

33 Metal polishing

34 Laboratory porcelain wares

35 Radio assembly and parts TV. Mobile phones, Air conditioner, Fridge

assembly parts.(small scale)

36 Electric lamps, fittings, shades, fixtures, etc.

37 Automobiles, scooters, cycle service and repair workshop

38 Laundry and dry cleaners

39 General jobbing machine

40 Iron foundries (only when related to other industries using electricity)

41 Biscuit making

42 Brushes (household, sanitary and toilet)

43 Shoe making and repairing

44 Leather goods

45 Black smithy

46 Household utensils, repair, welding, soldering, patching, and polish (kalai)

47 Vulcanising and tyre re-treading

48 Cement products

49 Chalk, crayon, artist’s colour

50 Tobacco products (cigarettes and beedies)

51 Cosmetics and hair oils

52 Cutlery

53 Cycle parts and accessories

54 Door and window fittings

55 Drugs and medicines

56 Lantern, torches and flash lights


Year 2010 93

57 Aluminium wires, cake and pastry moulds

58 Padlocks and pressed locks

59 Rope making (vegetable fibre)

60 Mathematical instruments

61 Builder’s hard wares

62 Tin products

63 Optical frames

64 Button clips

65 Wax polishing

66 Upholstery springs and other springs

67 Precision instrument of all kinds

68 Safety pins

69 Screws, bolts, nuts, pulleys, chains, gears

70 Conduit pipes fabrication (not exceeding 2” diameter)

71 Buckets and metal containers, plastic jugs and fixtures metal embossing

72 Oil stoves and pressure lamps

73 Paper mill (small scale) hand made

74 Washing soaps

75 Hand tools

76 Electric industries, computer and software

77. ice and freezing plants

78. Information Technology & Bio Technology


Year 2010 94

SCHEDULE – III

Illustrative list of industries permitted in the medium industrial zone.

Sl. No. Description

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, TV’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.


Year 2010 95

ANNEXURE -II

The minimum set back required on all the sides of a building, maximum plot coverage, maximum FAR, maximum number

of floors, maximum height of building that are permissible for different dimensions of sites and width of roads are set out

in Tables given below. TABLE –1

Exterior open spaces / setbacks in Percentage (minimum) for residential, commercial, public and

semi-public, traffic and transportation, public utility buildings up to 10.0 mtrs in height.

Depth of

site in Mtrs.

Residential

Minimum in

Mtrs.

Commercial T& T, P.U & public

& semi Public

Width of site

in Mtrs

Residential

Minimum in

Mtrs.

Commercial

T& T, P.U &

public & semi

Public

Front Rear Front Rear Front Rear Left Right Left Right Left Right

15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28.

Upto 6 1.00 0 1.00 0 1.50 0 Upto 6 0 1.00 0 0 0 1.00

Over 6

Upto 9 1.00 1.00 1.50 0 1.50 1.50

Over 6

Upto 9 1.00 1.00 0 1.00 1.00 1.50

Over 9

Upto 12 1.00 1.00 1.50 1.00 2.00 1.50

Over 9

Upto 12 1.00 1.00 1.00 1.50 1.50 1.75

Over 12

Upto 18 1.50 1.00 2.00 1.50 2.50 1.50

Over 12

Upto 18 1.50 2.00 1.50 2.00 1.75 2.50

Over 18

Upto 24 2.00 1.50 3.00 2.50 3.00 2.00

Over 18

Upto 24 2.00 3.00 2.00 2.50 2.50 3.00

Over 24

2.50 2.00 3.50 3.00 4.00 3.00

Over 24

2.50 3.00 2.50 3.00 3.00 4.00

Note: T&T: Traffic and Transportation, P.U: Public Utility

Master Plan - 2021 (Revision-I) final Zonal Regulations

Gangavati

97

Note: iv. When car garage is proposed on the right side, the minimum set

backs shall be 3.0 m; v. For residential, commercial, public and semi-public, traffic and

transportation, public utility buildings, above 10 m in height, the set backs shall be insisted as per Table - 2;

vi. For residential sites up to 120 sq. m; a. Open staircase shall be permitted in the side setbacks, but there

shall be a minimum open space of 0.50 m from the side boundary and 1.0 m from the front and rear boundary of the site.

b. Toilets minimum of 1 m x 1.5 m and not exceeding 1.4 percent of the plot area permissible in rear set back only;

c. When minimum set back of 1.5 m is left on the right side, a scooter garage may be permitted at the back side limiting the depth of the garage to 3.0 m;

TABLE – 2

Exterior open spaces / setbacks for residential, commercial, public and

semi-public, traffic and transportation, public utility buildings,

above 10.00 meters in height.

Sl. No. Height of building in meters

Exterior open spaces / setbacks

to be left on all sides

(Front, rear and sides

in meters)

1 Above 10.0 upto 12.0 4.5

2 Above 12.0 upto 15.0 5.0

3 Above 15.0 upto 18.0 6.0

4 Above 18.0 upto 21.0 7.0

5 Above 21.0 upto 24.0 8.0

6 Above 24.0 upto 27.0 9.0

7 Above 27.0 upto 30.0 10.0

8 Above 30.0 upto 35.0 11.0

9 Above 35.0 upto 40.0 12.0

10 Above 40.0 upto 45.0 13.0

11 Above 45.0 upto 50.0 14.0

12 Above 50.0 16.0


98

TABLE - 3

Maximum Plot Coverage, Floor Area Ratio & Road Widths for Different Sital Areas

Plot area in sq m

Minimum

road width in

Mts.

Residential Building Commercial Building

Public & semi public, Traffic &

Transportation, Public utility

building

Max.

plot

coverage

FAR

Max.

plot

coverage

FAR

Max.

plot

coverage

FAR

9. 10. 11. 12. 13. 14. 15. 16.

Up to 240 Up to 9 70% 1.25 60% 1.25 60% 1.00


12 60% 1.50 60% 1.50 55% 1.25


18 50% 1.75 60% 1.75 55% 1.50

Over 750 Up to

1000

Above 18 up to

24 50% 1.75 55% 1.75 50% 1.50

Over 1000 Above 24 45% 2.00 50% 2.00 50% 1.50


100

Note:

4. Setbacks and coverage are irrespective of the road widths.

5. Floor Area Ratio and number of floors are with reference to road widths when

the site do not face the roads of required width, noted against each, the floor

area ratio applicable to corresponding width of roads is applicable.

6. For plots more than 750 sq m bell mouth entrance shall be provided.

TABLE – 4

Construction excluded from FAR computation

The following constructions are excluded from FAR computation:

8. Staircase floor area in all the floors

9. Lift floor area in all the floors

10. Architectural features

11. Chimneys

12. Overhead tanks with its headroom not exceeding 1.5 m

13. Fire escape staircase

14. Garbage shaft/ ducts

21. Meter room

22. Air-conditioning plant

23. Electric sub-station

24. Pump room

25. Service ducts

26. Generator room

27. Watchman’s booth

28. Lumber room

29. Pent house

30. Swimming Pool in any floor

31. Corridor

32. Effluent treatment plant, car parking under a building on stilts or in a

basement or cellar floors.

33. Escalators, main sanitary duct, open balcony, machine rooms.


101

GROUP HOUSING

Approval of Group Housing Project

The following norms shall be adopted while approving building plans for group

housing;

9. The approach road to a group housing project must have a minimum width of

12 m.

10. The minimum area for group housing shall be 0.40 Ha.

11. The layout plan showing the general arrangement of residential building

blocks, and dimensions of the plots earmarked for each building block, access

roads, parks, open spaces and civic amenity areas, shall be obtained prior to

according approval to the building plan;

12. Set backs should be provided with reference to the depth and width of total

plot area;

13. The floor area ratio (FAR) shall be with reference to the width of the public

road abutting the property and the FAR shall be calculated for the net area of

the plot as prescribed in Table - 5 after deducting the area reserved for the

parks, open spaces and civic amenities in the plot;

14. The coverage shall be with reference to the total area of the layout;

15. The distance between any two buildings shall not be less than half the height

of the taller building;

16. 25% of the total area be reserved for civic amenity, parks and open spaces,

subject to a minimum of 15% for parks and open spaces.


102

TABLE – 5

Maximum plot coverage, FAR, minimum setbacks and minimum

road width for group housing.

Plot area Minimum road

width in m

Maximum

Plot

coverage

Maximum

FAR

Minimum setbacks in

meters

Front Rear Left Right

Between 0.40

and 0.80 ha 12 60% 2.25 8.0 6.0 6.0 6.0

Above 0.80 ha 15 60% 2.50 9.0 8.0 8.0 8.0

Note:

1. Group housing means more then two buildings on a plot with one or more

floors and with one or more dwellings units in each floor, they are connected

by any excess of not less then 3.5 meters in width, if they are not

approachable from the existing roads.

7. Where the sital area of group housing exceeds 4000 sq mts., approval of

layout showing the general arrangement of residential building blocks, and

dimensions of plot earmarked for each building blocks, means of access

roads and civic amenity areas, should precede the approval to building plan.

8. In case, the height of group housing building exceeds 10.0 m, then setback to

be left all-round the premises shall be as per Table –2.

9. Parking requirement shall be as per Table –12. In addition, 5% of the total

area shall be reserved for visitors parking separately.

10. Internal roads, park and open space area may be maintained by the owner /

developer himself for the specified purpose only.

11. C.A. sites reserved in the development plan shall be handed over free of cost

to the Authority by a relinquishment deed. Preference may be given to the


103

owner/developer of the respective project for allotment of C.A. area reserved

in the Group Housing project.

TABLE – 6

Semi-detached houses

01. Minimum combined area of the

neighbouring plots 140 sq m

02. Building coverage

As applicable to individual plots 03. Floor area ratio

04. Maximum number of floors

05. Minimum road width

06. Front set back for back to back

plots

Shall be equal to the sum of front and rear

set backs of individual plots.

07. Side set backs for plots joined at

the side.

On a plot on which a semi-detached building

is proposed, the side set back for each unit

shall be the total of the left and right set

backs to be left in case of individual plots.

TABLE – 7

Row Housing (Maximum 12 units, minimum 3 units)

1 Minimum combined area of plot 210 sq m

Maximum area of each plot 108 sq m

3 Building coverage

As applicable to individual plots 4 Floor area ratio

5 Number of floors

6 Minimum road width

7 Set backs minimum

Front: 2.00 m

Rear: 1.50 m

Side: 2.00 m only for end units


104

TABLE – 8

Regulations for Flatted Factories

1. Minimum plot area : 1,000 sq.mtrs.

2. Maximum plot coverage : 40 %

3. FAR Maximum. : 1.50 upto 9 mtrs. road width and 1.75

above 9.0 mtrs. road width.

4. Minimum setbacks :

d. Front 8.00 mtrs

e. Rear 4.50 mtrs.

f. Sides 4.50 mtrs.

TABLE – 9

Coverage, Floor Area Ratio and Open space for Industrial buildings

Plot area

in sq m

Max. plot

coverage

Floor

area

Ratio

Minimum

Frontage

in m.

Minimum

Front

setback in m

Other

sides

in m

Minimum

road

width in m

Up to 230 80% 1.00 3.0 1.00 1.00 Up to 6

231 to

1000 60% 1.25 12.0 4.50 3.00

Over 6

1000 to

2000 50% 1.25 24.0 6.00 5.00

Over 9

2001 to

4000 40% 1.25 28.0 8.00 5.00

Over 12

4001 to

8000 35% 1.00 32.0 8.00 6.00

Over 15

Above

8000 30% 0.50 42.0 15.00 12.00

Over 15


105

Note: whenever the minimum plot area is less than the one specified in the particular category the zoning regulations prescribed for the previous category shall be adopted.

TABLE –10

Regulations for Rural Development:

Within 100 mtrs from the existing gramatana, residential developments and other

uses at the discretion of the Authority may be permitted with the following

conditions.

4. FAR :1.00

5. Maximum No. of Floors :G+1

6. Setbacks and coverage : As per Table No.1 and 3.

TABLE – 11

Height restrictions near Aerodromes

Sl.

No.

Limits of distance from the

Aerodromes point measured

horizontally to building

structures of installations.

Difference between the elevation of the top

of the building structure or installations

and the elevation of the Aerodromes

(Aerodrome reference point)

A. International Civil Airports and their alternates:









9 Below 2438 M* --

B. Other Civil Airports and Civil Aerodromes:


106









9 Below 1829 M* --

*: Nil except with the prior concurrence of the local Aerodrome authorities.

Note:

5. For Sl.No.7, 8 and 9, no trees shall be planted within the limits of the distance

indicated there to.

6. Irrespective of there distance from the Aerodromes (that is behind 22224 m of

the Aerodrome /Aerodrome reference point) no radio masts or such, similar

type of line installations exceeding 152 m in height should be erected without

prior permission of the concerned Civil aviation authority.

7. No buildings, structures or installations exceeding the height indicated in (A)

and (B) should be permitted without prior consultation with the local

Aerodrome authority, and

8. The location of the slaughter houses and other areas of activities, like

garbage dump which would attract high flying birds, like eagles, hawks, etc.

shall not be permitted within a radius of 10 km from the Aerodrome reference

point.

PARKING REGULATIONS


107

Parking space standards:

3. Each off-street parking space provided for motor vehicles shall not be less

than (2.5 x 5.5m) 13.75 sq m area and for scooter and cycle parking spaces

provided shall not be less than 3 sq m and 1.4 sq m respectively and it shall

be 25% of the car parking space.

4. For building of different uses, off-street parking spaces for vehicles shall be

provided as stipulated below.

TABLE – 12

Off-street parking spaces

Sl.

No. Occupancy

Minimum one car parking space of

2.50 m x 5.50 m for every

1. Multi-family residential

2 tenements each having a carpet area of 75

to 150 sq m

Tenement exceeding 150 sq m carpet areas

2 Lodging establishments, tourist

homes, 8 guest rooms

3 Educational

200 sq m carpet area or fraction there of,

of the administrative office area and public

service areas

4 c. Hospital

d. Nursing homes

c. 15 beds subject to minimum of 195 sq m

d. 7 beds subject to a minimum of car

parking space of 195 sq m

5 Assembly/Auditorium/Cinema

theatre 50 seats

6 Government or Semi public

buildings 150 sq m carpet area or fraction thereof

7 Retail business 100 sq m carpet area or fraction thereof

8 Industrial 200 sq m carpet area or fraction thereof

9 Storage 100 sq m up to 500 sq m area and every 200

sq m thereafter.

10 Kalyana Mantapa 30 sq m of auditorium floor area


108

11 Office building 100 sq m of floor area

12 Restaurant serving food and

beverage 75sq m of floor area

13 Hostels 15 rooms

Note on off-street parking:

4. Up to 100 sq m in the case of shops, parking spaces need not be insisted.

5. Off- street parking space shall be provided with adequate vehicular access to

a street, and the area of drive aisles and such other provision required for

adequate manoeuvring of vehicles shall be exclusive of the parking spaces

stipulated in these Zonal Regulations

6. Prescribed minimum setbacks are not to be taken as part of parking

requirement.

AREAS OF SPECIAL CONTROL

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.

14. Building up to and inclusive of first floor or up to a height of 7 m from ground

level. Whichever is less are only permissible within a distance of 100 m


15. Buildings up to and inclusive of second floor or up to a height of 10.5 m from

ground level, whichever is less are only permissible between 100 m and 200

m distance from the premises of the monuments.


109

16. Building up to and inclusive of third floor or up to a height of 14 m from ground

level, whichever is less are only permissible between 200 m and 400 m


Note: In any case no building shall be permitted within 400 m above the height of the

declared monument.

DESCRIPTIONS:

1. APPLICATION OF LAND USE

c. The proposed land use indicated towards the roadside 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. This is

applicable only to the built-up area as shown in the existing land use map.

d. 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. When mixed land uses

are permitted in the ground floor, the predominant use among them shall be

considered as the use of the ground floor.

2. GENERAL RULES:

The following shall be considered while enforcing the set backs of all types of

building:

l. The front and rear set backs shall be with reference to depth of the site.

m. Left and right set backs shall be with reference to width of the site.

n. No side set backs shall be insisted upon only in the case of reconstruction of

existing building where traditional row housing type of development exists and

in areas specifically provided under the Zonal Regulations.


110

o. The provision of set backs should be read with tables prescribed for floor area

ratio, coverage etc., for different type of buildings.

p. When the building lines are fixed, the front set back shall not be less than the

building line fixed or the minimum front set back prescribed whichever is

higher.

q. In the case of corner sites both the sides facing the road shall be treated as

front side and regulations applied accordingly to maintain the building line on

these two roads and to provide better visibility.

r. In case where the building line is not parallel to the property line, the front and

rear set backs shall not be less than the specified set backs at any point.

s. In case of building sanctioned prior to coming into force of these rules which

are abutting other properties on one, two or more sides, upper floors may be

permitted, to utilise the available FAR, by obtaining no objection certificates

from the adjoining property owners or even without no objection certificates if

the adjoining owner himself has put up such abutting floors provided that not

less than ¼ of the area is left as vacant space, open to sky, if the existing

building is retained.

t. In case of irregular plots set backs are to be calculated according to the depth

or width at the points where the depth or width are varying. In such cases,

average set backs should not be fixed at as they may effect minimum set

back at any point.

u. The left and right set-backs may be interchanged by the authority in

exceptional cases due to existing structures like: open well and also

considering the topography of the land

v. Set backs should be provided in the owners plot, public open space or

conservancy lanes adjoining the plot should not be considered as setbacks.


111

3. FAR: When sites face roads of lesser width than the one noted against them.

Floor area ratio and maximum number of floor applicable to corresponding

widths of roads only shall apply.

17. The height of the buildings coming with in the landing and takeoff zones of

Aircraft in the vicinity of Aerodrome should not exceed the height shown in the

Table-11 on ‘height’ limitation in the vicinity of Airports.

18. a) High-rise building: Minimum depth or width of a site for high-rise building

shall be 21m.

b) For all the high-rise buildings NOC from the following departments shall be

obtained.

v. Fire force department.

vi. K.U.W.S.& D.B.

vii. K.P.T.C.L.

viii. Telecommunication department.

19. Lifts: Lifts shall be provided for buildings with more than ground plus three

floors.

20. Parking space: Adequate space for car parking shall be provided in the

premises as per standards in Table-12.

21. Water supply: Bore well shall be provided in all high rise buildings to provide

alternative source of water supply where the Karnataka Urban Water Supply

and Drainage Board so desires and the strata is capable of yielding water.

22. Height of building: In the reckoning of height of buildings, headroom, lift

room, water tanks on terrace, penthouse may be excluded.

23. Corridor: The minimum width of corridor for different building or type is as

given in the Table 13


112

TABLE – 13

Sl.

No. Building use or type

Minimum width of the

corridor in meters

1 Residential building 1.0

2

Assembly buildings such as auditorium, Kalyana

Mantapas, cinema theatre, religious building, temple,

mosque or church and other buildings of public

assembly or conference.

2.0

3 Institutional buildings such as:

a) Government office 2.0

b) Government Hospitals 2.4

c) Educational Buildings such as Schools, Colleges,

Research Institutions. 2.0

d) Commercial buildings such as private office, nursing

homes, lodges, etc. 2.0

e) All other buildings 1.5

24. Rainwater harvesting is compulsory in all buildings with ground+2 floors and

above.

25. Road width: -

1.Road width means distance between the boundaries of a road including

footways and drains.

2. If the road width varies along the length of road, then the minimum width of

the road along 200 mtrs. stretch on either side of the plot shall be considered.

3. 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 FAR and Number of floors.


113

26. Means of Access: -

The means of exclusive access, which would be other than through public roads and

streets, shall not be of more than 30 mtrs. length from the existing public roads and

streets. The minimum width of such access shall be 3.5 mtrs. FAR and height of

buildings coming up on such plots shall be regulated according to the width of public

street or road. If the means of access exceeds 30.0 mtrs. in length, FAR shall be

regulated with reference to the width of such access road. Construction of buildings

on plots with common access/lanes from the public road/street shall be regulated

according to width of such common access roads/lanes.

14. Staircase: - The minimum width of staircases shall be 1.50m. the minimum

number of risers on a flight shall be limited to 12. Size of treads shall not be less than

30 cm and the height of risers shall not be more than 15cm.

15 . Ramp: - Ramp shall be provided with a minimum width of 3.50 meters and a

slope of not steeper than 1 in 8. Ramp shall be provided after leaving a clear gap of

minimum 2.0m from the edge of the neighbouring properties.

16. GARAGES

6. For garages no side or rear setbacks are to be insisted. One upper floor

not exceeding 3.0 mtrs. in height shall be permitted provided no openings

are provided towards neighbouring buildings and at least one opening for

light and ventilation is provided towards the owners property.

7. For garages shall be permitted in the rear right hand corner of the plot. In

cases of buildings constructed or sanctioned prior to the enforcement of

these regulations, where space is not available on the right side, it may be

permitted on the left side provided minimum setback exists in the adjoining

property of the left side.

8. In case of corner plots, the garage shall be located at the rear corner

diagonally opposite to the road intersection.


114

9. The maximum width of the garage shall not exceed 4 mtrs.

10. The garages shall not be constructed or reconstructed within 4.5mts from

road edge. This may be relaxed in cases where the garage forms part of

the main building with minimum setback for the plot.

17. PLOTS FACING THE ROADS PROPOSED FOR WIDENING

In case of a plot facing the road proposed for widening, the required land as

indicated in the development 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 his plan;

4. Ramp or parking is not allowed in the land required for road widening;

5. The FAR shall be allowed as applicable to the total area of the site without

deducting the area to be taken over for road widening, provided at least 60%

of the sital area is available for use as a building site after the proposed road

widening; and set back shall be determined for the remaining portion of the

plot.

6. Existing road width along the site shall be considered for calculating the FAR

subject to clause12(2) and the proposed road width shall not be the factor for

this purpose;

18. EXEMPTIONS IN OPEN SPACE

The following exemptions in open space shall be permitted

6. Cantilever Portico: A cantilever portico of 3.0 m width (maximum) and 4.5 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.


115

Height of the portico shall be open to sky. The portico when allowed shall

have a clear open space of one meter from the boundary of the property.

7. Balcony: 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. The length of the balcony shall

be limited to 1/3 of the length of each side of the building.

8. Cross wall: A cross wall connecting the building and the boundary wall may

be permitted limiting the height of such wall of 1.5 m.

9. Height limitation: The height of the building shall be governed by the

limitation of the FAR, coverage, setbacks and the width of the street facing the

plot as stipulated in the respective tables. If a building abuts two or more

streets of different widths, then the height of the building shall be regulated

according to the width of the wider road.

10. Basement floor:

f. If the plinth of the ground floor of the building is constructed leaving more set

back than the minimum prescribed, the basement floor may extend beyond

this plinth of the building, but no part of the setbacks shall be used for

basement.

g. 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 2.75 m.

h. One basement in the intensely populated area be permitted, if the area of

the plot is 500 sq.mtrs. and above with a minimum road width of 12mts.

i. One additional basement (two) for all buildings exceeding five floors may be

permitted with a minimum road width of 12mts.

j. The basement storey should not project more than 1.50 m above the average

ground level.


116

Activities allowed in Basement floors:

6. 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.

7. 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 the zonal 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.

8. In case of public, semi-public buildings, the extra area available in the

basement after fulfilling the required parking facilities as per zonal

regulations can be used for:

a. Canteen, conference hall, indoor games, stores in educational

institutions, government offices of Local bodies and other

statutory organisations.

b. X-ray rooms, radiology rooms, consulting rooms, physiotherapy,

medical stores and canteens in government and private hospitals

including nursing homes.

9. 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 shopping to a maximum of 5% of the total built up area, health club,

gym rooms, indoor games, subject to reckoning such areas for the

purposes of FAR.

10. In case of other residential buildings, the extra area available after

catering to the requirements of parking can be used for play home, gym

rooms, indoor games and professional consulting rooms (to a maximum of

20 Sq.mtrs.) subject to reckoning such areas for the purpose of FAR.


117

(NOTE: The uses to be permitted in basement are subject to providing of adequate ventilation

and safety requirements).

19. DISTANCE OF BUILDING FROM ELECTRICAL LINES

No building shall be erected below an electrical line, as well as within the horizontal

distance from the electrical line indicated in the Table-14. The vertical distance below

the level of the electrical line and the topmost surface of the building corresponding

to the minimum horizontal distance shall be as indicated in Table-14. The minimum

vertical clearance is not applicable if the horizontal distance exceeds the minimum

prescribed.

TABLE – 14

Distance of buildings from electrical lines

Sl.

No. Electrical lines

Vertical clearance

in m

Horizontal clearance

in m

1 Low and medium voltage lines

up to 11 KV 2.5 1.2

2 High voltage lines up to and

including 11 KV 3.7 1.2

3 High voltage line above 11 and up

to and including 33 KV 3.7 2.0

4. Above 33 KV line No Objection certificate from concerned

KPTCL to be taken

20. SOLAR WATER HEATER REQUIREMENTS

Solar water heaters shall be provided as per the table for different categories of

buildings.


118

TABLE – 15

Solar lighting and water heater requirements

Sl.

No. Type of use

100 litres per day shall be

provided for every unit

1 Restaurants service food and drinks with seating /

serving area of more than 100 sq m and above.

40 sq m of seating or

serving area

2 Lodging establishments and tourist homes 3 rooms

3 Hostel and guest houses 6 beds / persons capacity

4 Industrial canteens 50 workers

5 Nursing homes and hospitals 4 beds

6 Kalyana Mantapas, community hall and

convention hall (with dining hall and kitchen) 30 sq m of floor area

7 Recreational clubs 100 sq m of floor area

8 Residential buildings:

(a) Single dwelling unit measuring 200 sq m of floor area or site area of more

than 400 sq m whichever is more.

(b) 500 lpcd for multi dwelling unit / apartments for every 5 units and multiples

thereof.

9

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.

21. SAFETY MEASURES AGAINST EARTHQUAKE IN BUILDING

CONSTRUCTION

Buildings with a height of 10 m and above shall be designed and constructed

adopting the norms prescribed in the National Building Code and 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

building drawing and the completion certificate of every such building shall contain a

certificate recorded by the registered engineer / architect that the norms of the


119

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.

22. FACILITIES FOR PHYSICALLY HANDICAPPED PERSONS

Public and semi public buildings having covered area of 300 sq m and above shall

be designed and constructed to provide facilities to the physically handicapped

persons as prescribed in the Schedule-IV of these Zoning Regulations.

23. RAIN WATER HARVESTING

3. Every building with a plinth area of exceeding 100 sq m and built on a site

measuring not less than 200 sq m shall have rain water harvesting structures

having a minimum total capacity as detailed in Schedule-V.

Provided that the authority may approve the rainwater harvesting structures of

specifications different from those in Schedule-V, subject to the condition that

minimum capacity of rainwater harvesting is being ensured in each case.

4. The owner of every building shall ensure that the rainwater harvesting

structure is maintained in good repair for storage of water for non-potable

purposes or recharge of ground water at all times.

SCHEDULE – IV

Facilities for physically handicapped persons

15. These Zoning 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;


120

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.

16. 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%.

17. 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.

18. 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 1050 mm x 750 mm the doors shall have a minimum width of 900 mm to

facilitate the free movement of wheel chairs.

19. 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

20. Entrance landing: Entrance landing shall be provided adjacent to ramp with

the minimum dimension of 1.80 m x 2.00 m.

21. Corridors: The minimum width of corridors shall be 1.80 m.


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22. 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 30 cm and the height of risers shall not be more than 15 cm.

23. Lifts:

i. Wherever lifts are required to be installed as per byelaws, provision of

at least one lift shall be made for the wheel chair users with the

following cage dimensions recommended for passenger lifts of 13

persons capacity by Bureau of Indian Standards.

a. Clear internal depth 1100 mm (1.10 m)

b. Clear internal width 2000 m (2.00 m)

c. Entrance door width 900 mm (0.90)

ii. The lift lobby shall have a minimum inside measurement of 1.80 m x

1.80 m.

24. 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.-

i. The minimum size of toilet shall be 1.50 m x 1.75 m.

ii. The maximum height of the W.C. set shall be 0.50 m above the floor.

25. Handrails: Handrails shall be provided for ramps, staircases, lifts and toilets.

The height of handrails shall be normally 800 mm above the floor level. If the

building is meant for the predominant use of children, the height of handrails

may be suitably altered.

26. 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


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27. 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;

i. The access path to the building and to the parking area;

ii. The landing lobby towards the information board, reception, lifts,

staircase and toilets;

iii. At the beginning / end of walkway where there is vehicular traffic;

iv. At the location abruptly changing in level and at the beginning / end of

ramp;

v. At the entrance / exit of the building.

28. Proper signage: 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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SCHEDULE – V

Rain Water Harvesting

Rainwater harvesting in a building site includes storage or recharging into ground of

rainwater falling on the terrace or on any paved or unpaved surface within the

building site.

The following systems may be adopted for harvesting the rainwater drawn from

terrace and the paved surface.

6. Open well of a minimum of 1.00 m dia. and 6.00 m in depth into which

rainwater may be channelled 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.

7. Rainwater harvesting for recharge of ground water may be done through a

bore well around which a pit of one meter width may be excavated up to a

depth of at least 3.00 m and refilled with stone aggregate and sand. The

filtered rainwater may be channelled to the refilled pit for recharging the bore

well.

8. An impervious storage tank of required capacity may be constructed in the

setback or other than, space and the rainwater may be channelled 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.

9. The surplus rainwater after storage may be recharged into ground through

percolation pits, trenches, or combination of pits and trenches. Depending on

the geomorphologic and topographical condition, the pits may be of the size of


124

1.20 m width x 1.20 m length x 2.00 m to 2.50 m depth. The trenches can be

or 0.60 m width x 2.00 m to 6.00 m length x 1.50 m to 2.00 depth. Terrace

water shall be channelled to pits or trenches. Such pits or trenches shall be

backfilled with filter media comprising the following materials. -

i. 40 mm stone aggregate as bottom layer up to 50% of the depth;

ii. 20 mm stone aggregate as lower middle layer up to 20% of the depth;

iii. Course sand as upper middle layer up to 20% of the depth;

iv. A thin layer of fine sand as top layer;

v. 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;

vii. 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 15 cm;

viii. Perforated concrete slabs shall be provided on the pits / trenches.

10. 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 rainwater into ground.

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


125

covered with mosquito (insect) proof wire net. For the efficient discharge of

rainwater, there shall be at least two rain water pipes of 100 mm dia for a roof area

of 100 sq m

Rainwater harvesting structures shall be sited as not to endanger the stability of

building or earthwork. The structures shall be designed such that o dampness is

caused in any part of the walls or foundation of the building or those of an adjacent

building.

SUB DIVISION REGULATIONS FOR RESIDENTIAL USE

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 be come necessary, if

sub-standard growth is allowed to take place. These sub-division regulations are

confined to standards of size of plots, street widths and community facilities.

In sanctioning the sub-division of a plot under section 17 of the Karnataka

Town and Country Planning Act, 1961, the Planning Authority shall among other

things see that the following planning standards are followed for sub-division of plot.

SIZE OF PLOTS

No building plot resulting from a sub-division after these regulations come into

force is smaller in size than 54 sq m 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 above condition.


126

TABLE – 16

Standards for roads

Sl.

No.

Streets in residential area

category of streets

Minimum right of way in m

1 Cul-de-sac 7.5 m (maximum length 183 m with

sufficient turning radius)

2 Loop street 7.5 m (maximum length 183 m)

3 Service road 9 m

4 Residential street:

a) Up to length of 200 m 7.5 m

b) Above 200 m up to 300 m 9 m

c) Above 300 m 12 m

5 Collector street (minor roads) 15 m

6 Major roads (feeder streets) 18 m

7 Arterial roads 24 m

8 Commercial 12m

9 Industrial 12 m

TABLE –17

Civic Amenities

Particulars

Population per

unit Area in ha.

a) Educational Facilities: -

i) Nursery School (age group 3 to 6 years) 1,000 Minimum 0.20

ii) Basic primary and Higher primary

school (age group 6 to 14 years) 3,500 to 4,500

(Including play ground)

1.00

iii) Higher secondary school (age group

14 to 17 years) 15,000

Minimum 2.00



127

iv) College 50,000 Minimum 3.0 to 4.0


b) Medical Facilities:

i) Dispensary 5,000 0.10

ii) Health Centre 20,000 0.40 (including staff

quarters)

c) Other facilities:

i) Post and Telegraph 10,000 0.15 (including staff

quarters)

ii) Police Station 10,000 0.20

iii) Religious Building 3,000 0.10

iv) Filling Station 15,000 0.05

TABLE – 18

Parks, play ground and open spaces

Sl. No. Category Population per unit Area in hectares

1. Tot-lot 500 Minimum 0.05

2. Children park 2,000 Minimum 0.20

3. Neighbourhood play ground 1,000 Minimum 0.20

4. Neighbourhood park 5,000 Minimum 0.80

Areas for open spaces and civic amenities

2. Approval of Residential Layouts:

The areas for open space and Civic Amenities while sanctioning of layout for

residential purpose shall be subject to the following conditions:


128

i. The area earmarked for residential sites shall be a maximum of 55% of the

total extent.

ii. Balance area shall be earmarked for roads, parks, and playgrounds and civic

Amenities and the area under parks and playgrounds shall not be less than

10% of the total extent.

iii. If by incorporating major roads proposed in the Master Plan, the area under

roads exceeds 45%, in such case the reservation under parks and civic

amenities may be relaxed.

iv. A maximum of 3% of the total area from out of the residential area may be

earmarked for convenient shops on the request of the owner.

v. The area reserved for parks and open spaces, civic amenities and roads shall

be handed over to the Planning Authority / Local Authority as the case may be

free of cost through a registered relinquishment deed before taking up

development of the layout.

I. Exemption for open space and civic amenities in sub-division of land.

v) Subject to the provisions of Master Plan in respect of land use, proposed

roads and minimum road width, whenever the total extent of land of the

private residential layout for approval by the Planning Authority is 4000 sq. m

(0.40 hectares) and below, reservation of open space and civic amenities

areas as per the Zoning Regulations/Sub Division Rules may be dispensed

with.

vi) In lieu of this, the Planning Authority may collect the market value of

converted equivalent land as fixed by the Sub-Registrar.

vii) 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


129

the K.T.C.P. Act, development charges and any other fees/charges

prescribed by the Government from time to time.

viii)The Planning Authority shall deposit the amount so collected under a

separate Head of Account and the amount shall be utilised only for acquisition

of areas reserved as parks and open spaces in the approved Master Plan.

The Planning Authority shall, under no circumstances divert this amount for

any other purposes.

v) 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 Planning Authority

shall approve the Sub-Division reserving equivalent land separately and shall

take possession of such an extent of equivalent land free of cost from the

land owner and the Authority may dispose the same through auction for the

purpose decided by the Authority.

II. Approval of non-residential private layouts.

A. If the private non-residential layout for approval consists of only one single unit,

approval shall be given subject to the following conditions:

v) 5% of the total extent of land shall be reserved for vehicle parking and



vi) 10% of the total extent shall be earmarked as open space.

vii) 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.


130

viii) The Planning Authority shall collect the fee under section 18 of

K.T.C.P. Act and development charges applicable and any other fees

and charges prescribed by the Government from time to time.

B. If the private non-residential layout for approval consists of two or more number

of plots, the following conditions shall apply:




ii) 10% of the total extent of land shall be earmarked as open space.

iii) The area earmarked for parking and open space and roads shall be

handed over to the local authority at free of cost for maintenance.


K.T.C.P. Act and development charges and any other fees and

charges prescribed by the Government from time to time.

III. Approval of single plot for residential purpose.

Any extent of land can be approved as single plot subject to the following

conditions.

(e) The land in question shall be converted for non-agricultural purpose.

(f) The land shall have access from the public road and the use of land shall

be in accordance with the Zoning Regulations of the Master Plan.

(g) The necessary development charges shall be paid to the concerned UDA

/ Local Authority. This fee is in addition to recovery of fee under section

18 of K.T.C.P Act and other fees/charges prescribed by the Government

from time to time.

(h) If the owner of Single plot desires to sub-divide 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 Zoning

Regulations.


131

TABLE – 19

Building Line

Building lines are prescribed for some important roads in Gangavati city. Front

setback is also prescribed separately for various types of buildings. The maximum of

the front setback / building line shall be provided in the front.


Sl. No.


from centre of road

From To

1 2 3 4 5

1 MAHATMA GANDHI ROAD


PAMPANAGAR CIRCLE

6.00 M

2 PAMPANAGAR ROAD

JUNCTION OF WOMEN’S COLLEGE

MAHATHA GANDHI JUNCTION

6.00 M

3 MARKET ROAD

MAHAVEER CIRCLE WALMIKI CIRCLE

6.00 M

4

MAHATMA GANDHI ROAD


JUNCTION OF PAMPANAGAR CIRCLE

9.00 M

5 ISLAMPUR ROAD C.B.S CIRCLE


21.00 M

6 BUS – STAND ROAD

AMBIGERA CHOWDAIAH CIRCLE

SRI KRISHNA DEVRAJ CIRCLE

21.00 M

7 GANGAVATI KAMPLI ROAD KAMPLI ROAD

INDIRA GANDHI CIRCLE

21.00 M

8 GANGAVATI RAICHUR ROAD

RAICHUR ROAD RANAPRATAP SINGH CIRCLE

21.00 M

9 GANGAVATI KOPPAL ROAD KOPPAL ROAD

RANAPRATAP SINGH CIRCLE

21.00 M

10 GANGAVATI LINGSUGUR ROAD

LINGSUGUR ROAD C.B.S CIRCLE 21.00 M


132

11. JULAI NAGAR ROAD


INDIRA GANDHI CIRCLE & RANAPRATAP SINGH CIRCLE

21.00 M

12. ANEGUNDI ROAD BUS – STAND ROAD

ANEGUNDI ROAD

21.00 M

13. HOSAHALLI ROAD

NEELAKANTESHWAR CIRCLE

HOSAHALLI ROAD

21.00 M


133

Chapter-14

CHANGES MADE IN MASTER PLAN (Revision-I) FROM PROVISIONL TO

FINAL

The Master Plan (Revision -I) has been finalised as required by the provisions

of section 12 of Karnataka Town & Country Planning act (Ammendment-

2004).During preparation of the Master Plan the existing land use data is updated.

Demographic data has been collected from census report. Details regarding

community facilities, utility services and recreational facilities were collected from

available statistics, physical surveys and from concerned departments.

Following Changes in the Master Plan (Revision-I) Final are made with

respect to the approved Master Plan (Revision-1) Provisional.

Sl.N

o.

VILLAGE NAME SURVEY

NO

LANDUSES

AS PER PROVISIONAL AS PER FINAL

01 GANGAVATI 73 PARK & OPEN SPACE RESIDENTIAL


03 GANGAVATI 261/A,E PUBLIC & SEMI PUBLIC RESIDENTIAL

04 GANGAVATI 261/B,E PUBLIC & SEMI PUBLIC RESIDENTIAL

05 GANGAVATI 261/B PUBLIC & SEMI PUBLIC RESIDENTIAL

06 GANGAVATI 10/2A,2B RESIDENTIAL RESIDENTIAL


08 GANGAVATI 6/1/5 P & PSP , OPEN SPACE RESIDENTIAL

09 GANGAVATI 43/P2,P4,

P5 AGRICULTURE RESIDENTIAL

10 GANGAVATI 29 PUBLIC & SEMI PUBLIC RESI / COMM

11 WADDARHATTI 53/1/2,53/2

/2A AGRICULTURE

PUBLIC & SEMI

PUBLIC


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12 WADDARHATTI 50 PART AGRICULTURE PUBLIC & SEMI

PUBLIC


14 WADDARHATTI 52 AGRICULTURE INDUS / COMM


Apart from these changes some of the cartographical errors in the base map

,existing developments,& road alignments in the maps have been corrected . The

buffer zone along the nalas, tanks & canals has been proposed in the maps.

Extension of Conurbation Boundry.

The Master Plan (Revision I) has been prepared for the projected population of

1,80,000 . Taking in to account the density 95 pph the required area for

development is calculated ,as 1961.54 hect. Hence the earlier conurbation area is

extended within the Local planning Area . The conurbation boundry is extended in

the following parts of the town.

`

1. Towards North ----- Sy.No. 43

2. Towards West ----- Sy.No. 50,52,53

11 numbers of Change of land uses which have been approved by the

Government and are also incorporated in the proposed master plan maps. The

Zonal Regulations given by the Director of Town & Country Planning are

incorporated in the report.


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136

Chapter-15

STATEMENT SHOWING THE PARTICULARS OF SURVEY NO’S FOR WHICH CHANGE IN LAND USE HAS BEEN BY GOVERNMEN

SL No.

SURVEY No. TOWN / VILLAGE

LANDUSES GOVT. ORDER NO DATE

AS PER MASTER PLAN – 2011

CHANGED LANDUSE

01. 11/C VIRUPAPUR PARK RESIDENTIAL NAE 220, TTP 98,BNG, DT : 27/10/99

02. 9/5/2 VIRUPAPUR PUBLIC & SEMI PUBLIC RESIDENTIAL NAE 311, TTP 98,BNG, DT : 20/11/99

03. 40/1 VIRUPAPUR AGRICULTURE RESIDENTIAL NAE 212, TTP 98,BNG, DT : 17/09/99

04. 299/1A GANGAVATI PARK RESIDENTIAL NAE 149, GAP 2001,BNG, DT : 09/04/02




08. 299 / 1B GANGAVATI PARK & OPEN SPACE RESIDENTIAL NAE 165, TTP 99,BNG, DT : 20/08/99

09. 40 / 1 GANGAVATI AGRICULTURE RESIDENTIAL NAE 221, TTP 98,BNG, DT : 08/07/99

10. 5,3,42 / 1 GANGAVATI PUBLIC & SEMI PUBLIC COMMERCIAL NAE 03, GAP 2003, BNG, DT : 29/05/03

11. 1,4,47/1/1,1,35 GANGAVATI PARK RESIDENTIAL NAE 21, GAP 2001 ,BNG, DT : 21/11/01


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PREFACE

Gangavati is one of the fast growing town in Koppal District. The population

of Gangavati town as per 2001 censes is 1,01,397. It is projected to 1,80,000 by 2021.

Urbanization is inevitable and cannot be stopped, our efforts should be to ensure

that it takes place in an orderly and systematic manner. Government is extended

the Karnataka Town and Country Planning Act 1961 to Gangavati vide No.

HUD/102/TP/92 Bangalore, dated : 20/6/1992 by declaring the Local Planning

Area and constituted the Town Planning Authority. Then the planning Authority

has taken up the preparation of Master Plan of Gangavati Town as per Town and

Country Planning Act 1961 and got the provisional approval by Government Vide

No.UDD/45/TTP/97, dated:15/4/1997. The Plans and reports were published as

per the Act and public comments were received and they were considered by the

Planning Authority. Once again the Master Plan was prepared and got Final

approval by the Government in its notification No.HUD TTP /436/dated :4 -2-1998

Efforts have been made in this Master Plan to regulate the growth of

Gangavati Town in an orderly manner. It contains various proposals, specially, the

land requirements for different uses have been worked out and properly marked so

as to create a healthy environment, so that the citizens of Gangavati could live

consistent with human rights and comforts.


138

As per the section 13(D) of the KTCP Act 1961 as soon as the Master Plan

(Revision-I) approved by the Government the authority shall prepare the

Master plan(Revision-I) in the prescribed manner and submit it through the

Director of town & country planning together with report containing the

information prescribed, to the state Government for approval. Accordingly

the Survey has been conducted during the year 2005-06 and the Gangavati

Planning Authority has prepared the Master Plan(Revision-I) for the year

2021. The authority in its meeting held on 21-2-2008 has resolved to

submit the Master plan(Revision-I) in three sets along with the report to the

Government for the Provisional approval as required under the section 13(I)

and 13(D) of the KTCP Act 1961 through Director of town & country

planning , Bangalore.

The Govt. has accorded the provisional approval to the master plan (Revision

I) vide order No. NaAE/33/2009 dated 18/03/09. The same has been published

under section 13(1) in the Karnataka gazette part No. 3-25 page No 253 dated

25/2/2010, calling for public objection and suggestions from the general public. For

wide publication the matter was published in 29 local & state news papers.

As per recent Govt. order No. UDD/146CSS/2009 Bangalore dated 14/12/09

the master plan was sent to the city municipal council for there objection and

suggestions.

The authority received 8 objection from general public within stipulated

period and also Gangavati town municipal council has given suggestions . For

Taking decision on general public objection and TMC suggestion, the authority


139

conveyed meeting on 18-06-2010. And further the authority decided to send the

MASTER PLAN -2021 (Revision-I) to the Govt. for Final approval through Director

of Town & Country Planning.

Member Secretary Chairman Town Planning Authority Town Planning Authority

Gangavati. Gangavati.

ACKNOWLEDGEMENT

The Gangavati Planning Authority first wishes to record its appreciation and

thanks to Shri. H. B. Mukund, Director of Town & Country Planning Bangalore &


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Shri.A. V. Rangesh Additional Director of Town & Country Planning Dharwad for

there valuable guidance and support to complete this Master Plan-2021 (Revision-I).

The authority would also like to thank Shri. Virendranath. Joint Director of

Town & Country Planning , Bangalore, and his staff for their assistance and

guidance to complete this Master Plan-2021 (Revision-I).

This authority also thanks to Joint Director, of Town & Country Planning,

Gulburga, who have encouraged and rendered all the necessary help for the

preparation of this Master Plan-2021 (Revision-I) and reports.

Finally this authority thanks all Government Officers who have directly and

indirectly furnished the various information for the preparation of Master Plan-2021

(Revision-I) reports.

Member Secretary Chairman Town Planning Authority Town Planning Authority

Gangavati. Gangavati.

LIST OF MAPS

1. Location

2. Local Planning Area

3. Demography


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4. Climatology

5. Municipal wards

6. Existing Landuse – 2006

7. Existing Infrastructure

8. Problems

9. Change of Landuse

10. Proposed Landuse - 2021

a. Proposed Landuse - 2021 – Planning District 1 to 4

b. Circulation Pattern

c. Phasing

d. Changes made from Provisional to Final

Chapter-1

INTRODUCTION

1.1. LOCATION


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Gangavati town is one of the important and rapidly growing town in Koppal

District. This town is geographically situated between latitude 150 200 and 150 400

north and longitude 760 20’ and 76’ 50’ East. Gangavati town is located along the

Koppal Hyderabad State Highway No.23. The nearest railway station is at Ginigera,

Which is about 35 km from Gangavati. This town is 50 km away from the Koppal

District Head Quarters. Some of the major district roads are also passing through

this town.

1.2. HISTORICAL EVOLUTION

a) Historical Back Ground of the Koppal District

The District of Koppal has an eventful and history beginning from the day

of Maouryan King Ashoka. A number of inscription., rock ethics and other

records, temples forts and battlefields bear testimony to this fact. Till recent

past, it ‘s been part of princely State of Hyderabad and since 1997 August, it

became a district in Karnataka State. The district lies on the bank of

Tungabhadra River.

The District, which is situated in the northeastern part of Karnataka State,

falls within the northern maiden region. The chief characteristics of which are

examples of treeless plains, black cotton soil, red soil with a bare hillock here or

a boulder there and some lower belts following the main river. It lies between

150 20’ and 160 34’ north latitude and longitude 760 20’ and 760 15’. The general

slope of the district is from the northwest towards the east. Its average height

above the mean sea level being just 1311 ft or 393.30 mtrs. The district is

bounded on the north by district of Raichur, on the west by district of Gadag

and on east by district of Bellary and on the south by district of Bagalkot.


143

The geographical area of the district is 5561 sq.K.mtrs. The population of

the district as per 1991 census is 6,15,928 persons. The Tungabhadra left bank

canal and Hirehalla Project brought the area under irrigation. In Koppal Taluk

irrigated area through canals is 4702 acres, through tanks (148) acres, through

wells 285 acres and through other sources 150 acres. The total irrigated area is

5285 acres.

The District of Koppal was a part of Raichur district till the reorganization

of the district on 24th August 1997. The recorded history of the district is traced

to as far as the third century B.C. The fact, that two minor rock edicts of

Ashoka are found in the district, Koppal, proves that this area was included in

the dominions of great Mayrayan King Ashoka (273-236 BC). At the region was

under the Govern of a Viceroy or Mahamatra of Ashoka. Early in the Christain

era the district appears to have been a part of Kingdom of the Satavahanas. The

Vakatakas, who reigned during the third and fourth centuries A.D., Seem to

have. Held way over Koppal for sometime, after which it appears to have held

been included in the Kadamaba dominions. The next dynasty of importance,

which ruled over this region, was that of the Chalukyas of Badami. According

to as inscription from Ashoka, Pulikeshi-II, having defeated the Pallavas,

occupied this area and made it to a province in his empire under the

Governance of his son Adityavarama.

Later the whole of the present Koppal District was included in the

dominions of the Rashtrakutas who rose to power in the 8th century, as could be

gathered from the inscriptions of that, period found in this district.

Nripatunga, a Rashtgrakutta King has described “Koppal” in his Kannada

work, “Kavirajamaraga” as the great Kapananagar. Numberous inscriptions of


144

the Chalukayas of Kalyana, found in the various parts of the district, testify to

the fact that this region was under their sway for a considerable length of time

between the 10th and 12th Centuries. A.D. There were, however frequent wars

between the Chola Kings of the south and the Chalukyan Kings of Kalyana for

supremacy over the Koppal region and the territory had passed into the hands

of the Cholas for a brief period. The Haihayas and Sindas also seemed to have

ruled some parts of this region for some time. Later, after the fall of Chalukyas,

Koppal passed into the hands of the Kalachuri Kings then came to the

Kakatiyas in the 13th Century, from an inscription on the fort wall of Koppal,

referred to earlier, it is learned that the original fort was built by One Gore

Gangaiah Reddy, a general of the Kakatiya Qeen Rudramma Devi of Warangal,

in 1294 A.D. at the instance of later.

The Hoysalas also exercised sovereignty over Koppal for several, years

during the 12th Century. The three inscriptions relating to the times of two

Hoysala kings refer to earlier clearly indicate that, Koppal as under the

occupation of Vishanuvaradhana.

The Yadavas of Devgiri also held Sway over the region for sometime,

later, during the Vijayanagara rule, Raichur had become and object of constant

dispute between the Vijayanagara kings and the Bahamani Sultans of

Gulbaraga and the Adil Shahs of Bijapur. Often did it become a battle-filed

between the parties and changed hands frequently. However, during the

period of the first Dynasty (The Snagamma dynasty) of Vijayanagar, Raichur

formed a part of Vijayanagara empire for long period notwithstanding the

periodic fights between the contestants. It was one of the strongest frontier

forts of the Bhamani kings towards the close of the 15th century, after which it


145

was incorporated in the Adil Shahi Kingdom Bijapur. Again under

Krishandevaraya, koppal gained a great eminence. In the historic battle of

Raichur of 1520 A.D. Between Krishanadevaraya and the adil shahi sultan of

Bijapur, the later army was routed by the Vijayanagara forces and Koppal was

recaptured. However after the fail of Vijayanagara in 1565, Koppal again fell

into the hands of the Muslims, and the later became part of the dominions of

the Nizam of Hyderbad. Under a treaty entered into in 1853 by the Nizam with

the East India Company, the District of Raichur was assigned to the British; But

it was later on restored to the Nizam under another treaty concluded in 1860.

b) Historical Background Of Gangavati Town

Gangavati town is an important commercial, Industrial and

Educational Centre in the Koppal District. It is a taluka Head Quarter having a

jurisdiction over Gangavati town and Revenue villages in the taluka. The

place must have been very important in ancient times as can be seen from the

numerous sanskrit, Prakrit and Kannada inscription from the time of Ashoka

on words found here. Gangavati town is situated at the foot of rocks and

surround by hillock.

The Major social and cultural events, of the Gangavati taluka are

a) Anegundi: Being identified as a part of Kishkindha the capital of Vanara

Kingdom mentioned in Ramayana, this ranks amongst the most ancient

places in the district. Anegundi literally means the “Elephant Pit” and the

place got its name because the Vijayanagar emperors to keep their war

elephants were using it. There are remains of some magnificent buildings of

the Vijayanagara times. Oncha Appa Matha here has beautifully caved pillars

of jet-black basalt and some good paintings on the ceilings. The pampa


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Sarovera, Kamala Mahala and Nava Brindvana (Which has Samadhis of some

saints) are situated nearby. An old fort and the old temples of Rangantha

and Jalakashimi are also of considerable interest.

b) Benkal: This is a site of Pre-historic culture consisting of dolmens,

chromlechs, remains of an iron-smelting factory and some paintings.

Dolmens here are of special interest being cubic in form and made out of six

stone slabs, each acting as support for the other.

c) Kanakagiri: Known as Swarnagiri in former days, this place was probably the

headquarters of the southern vice-royalty of the Mauryan empire. During the

Vijayanagara period, this was the chief town of a principality of Bidar Rajas

founded by Parasappa Nayaka. These Rajas have built several temples of

which the Kanakachalapati temple is a large one. This has spacious halls and

massive pillars and is a fine specimen of South Indian architecture of

Vijayanara times.

1.3. PHYSIOGRAPHY

The town is situated on a gentle ground slope towards the south. Durgamma

Nala runs across town from south-west to south-east there by dividing the town

into two parts. The existing developments of the town are predominant on the

southern side. The city and town extensions are coming up on the northern side i.e.,

along Gangavati-Raichur road Gangavati-Ginigera road and Gangavati –Kampli

road. A few industries are also located along Lingasugur, Ginigera road and Kampli

road.

The surface stratum is composed of murum soil mixed with granite boulders

out cropping at several places. A hillock abuts the town on the west and stretches


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for considerable length along its border. The highest part of the town is at 1,306 ft

above M.S.L. and the lowest part is at 1,250 ft above M.S.L.

The town has five suburbs or new extensions namely Nagar locality,

Islampur, Virupapur, Hire-Jantakal and Wadderhatti. These suburbs are in the

process of being engulfed by virtue of the rapid urbanization Gangavati town.

1.4. CLIMATE

The climate of this town is generally dry, healthy and agreeable. The summer

season starts from middle of February and continues till the first week of June.

Then there after the South-West monsoon season follows, stretches up to the end of

September , October & November are the post monsoon seasons. The period of

December to middle of February is the cold season.

a) Temperature

The temperature of Gangavati town varies from 14.60 C to 410 10 C. The

lowest temp being in the month of December & highest temperature of

Gangavati town is comparatively high than the surrounding towns.

b) Humidity

The humidity of Gangavati town is highest during the rainy seasons. The

humidity varies from 85.50 to 75.80 during the month of November to April.

c) Rainfall

The average annual rainfall of Gangavati town is 509.15mm. The

maximum rainfall being recorded during the month of September with an

average of 48.57 mm. For the last four years there is no rainfall in this region.


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The average rainfall of Gangavati towns is comparatively low than

surrounding towns.

d) Wind

The Predominant wind direction is from South-West. The max wind force

is generally in the month of April the average wind speed is 11.0k.m/hr.

1.5. IMPORTANCE OF TOWN

Gangavati town is taluka head quarters, having City Municipality status. It is

rapidly growing town in Koppal district. It is the hub of intensive irrigated activity

under Tungabhadra project. The distributaries of the Main canal have encircled the

town enriching its potentiality and prosperity for rice and sugarcane crops.

The head works of the canal is situated at about 30 km away from this town.

Gangavati is an important commercial center too. It is known for trade in Jaggery,

Paddy, Jowar, Bajra, Groundnut, Cotton, food grains and oil seeds. It commands a

vast wetland. The potentiality for the development of the town hails from the good

prospects of setting up agro based industries such as Sugar factory, oil mills, Rice

mills, Ginning and pressing mills. The sugar factory is functioning at Marali village

near Gangavati. There are over 400 workers in this factory. A milk dairy is also

established in this town. Apart from this, there is a vast scope for the development

of small scale industries.


149

A Regulated Market (APMC) is functioning in the town. With the increased

irrigation facilities under the Tungabhadra canal, the prosperity due to agricultural

development is well assured. Service industries are also coming up in and around

the town for the manufacture and maintenance of agricultural implements.

1.6. LAND UTILIZATION

a) Agriculture : From the 1991 census figures, it may be seen that an area of

about 30,238.56 hectares was sown in Gangavati taluka. An extent of 1,488.87

hectares was sown for more than one crop in Gangavati.

b) Forest : There is a considerable extent of forest area in the district and mostly

in Gangavati taluka. The taluka of Gangavati with a forest area of 14,482

hectares accounts for more than 10% of the total area, where the district

average is only 3.4%.

c) Horticulture : The left bank canal of Tungbhadra river provides water for

horticulture crops in the taluk of Koppal, Sindhnoor, Gangavati and Manavi.

There is an Orchard cum-nursery at Wadderhatti in Gangavati taluka.

Coconut, Mango, Sapota, Grapes, and Banana are grown in this taluka. Onion

is one of the important commercial crops grown in Gangavati taluk.

d) Milk : In Gangavati town there is one milk cold storage unit functioning

under K.M.Federation.


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e) Fisheries : Fish catching in the district mainly depends on tungabhadra river,

Krishana river, and the Tungabhadra left bank canal and water tanks. A fish

seed farm and fish culture is established in Gangavati town.

f) Tourism : The important tourist centers in the district are;

1. Koppal

2. Kukanoor & Itagi

3. Gabbur

4. Kallur

5. Munirabad

6. Kanakagiri Anegundi and Benkal of villages Gangavati Taluka.

7. Virupapurgaddi

There is a proposal for opening of tourist centre at Lingusugar to

cover the historical and archaeological centers in the taluka of Lingusgur,

Gangavati and Kustagi.

1.6. LOCAL PLANNING AREA

Gangavati is a Taluka head quarters in Koppal District. Its main economic

base is agriculture due to the Tungabhadra project. Its population from 6246 in 1901

has increased to 101,397 in 2001. Agricultural connected industries like Rice mills

are very prominent here. The climate of the town is generally dry.

The town has a high growth potential. Keeping this in view and to regulate its

growth by providing all facilities required not only to the population likely to settle


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but also to the existing population. The Department of Town Planning opened its

unit office here on 11/03/1993. The Department had prepared a draft development

plan to guide the orderly development of the town. As this plan lacked statutory

backing, since it did not have the desired effect. Hence, the Karnataka Town and

Country Planning Act-1961 was extended to the city by declaring the Local planning

area vide Government Order No.HUD/102 /TTP/92, Bangalore dated 20th June

1992 with effect from 23/06/1992, covering an area of 2671.04 hectares.

SCHEDULE-I

The Local planning Area comprises of the following villages

Sl. No.

Name of Village

List of villages and Survey Nos. comes in the

Local Planning Area of Gangavati Town.

1

Gangavati

Area includes the Gramathana of Gangavati

and by Sl. No. 1 to 20 and the Sy. Nos. 239 to

307 and Sy. Nos. 314 of Gangavati Village.

2

Wadderhatti

Entire village of Wadderhatti (Sy. No. 1 to 62)

3

Bhattarahanchinal

Area includes the Gramathana of

Bhattarahanchinal and part of Sy. Nos.

1,7,8,148,19,20,21,22,23 and Sy. Nos. 24 to 77.

(Full Nos)

4

Virupapura

Includes Gramathana of Virupapura and the

Sy. Nos. 1 to 40 and Sy. Nos. 56,57.


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5

Hirejanthakal

Includes Gramathana of Hirejanthakal and

Sy. Nos. 1 to 3,26 to 27,421,424 to 436.

SCHEDULE-II

DESCRIPTION OF THE RUNNING BOUNDARY OF GANGAVATI

The boundary line of the Local Planning Area of Gangavati Town commences

from the Western Boundary of the Wadderhatti Village and the junction of Koppal

–Hospet State Highway at the point ‘A’ and turns towards the North and runs

along the Western boundary of the Wadderhatti village and runs up to the North –

Western boundary of the Sy. No. 54 of the same village and runs along the village

boundary and turns towards East and then runs along the Northern boundary of

the village and runs along the then meets the boundary of Sy.No.8 and then, runs

along the Western boundary of Sy. No. 8 and runs along the boundary and turns to

– wards the East and then runs along the boundary of the Sy. No. 9 and Western

boundary of the Wadderhatti and runs along the boundary of the North –Western

corner of Sy.No. 9 and then turns towards east and cross/cart track and then runs

along the Northern boundary of the Wadderhatti village and runs up to the village

boundary of Gangavati. Then it takes a turn towards North and further runs along

the western boundary of Gangavati village and continues up to the boundary of

Gangavati village. And, then runs along the right bank canal and Northern

boundary of Gangavati village, then crosses the Gulbarga state highway and meets

the Northwestern corner boundary of the village Bhattarhanchinal, then runs along

the Northern Boundary of Bhattarhanchinal and right bank canal and then crosses

the road and meets the village boundary of Bhattarhanchinal. Then, crosses the


153

village boundary, runs along the right bank canal boundary up to the Eastern

boundary of Sy.No.18 of Bhattarhanchinal village. And, then turns towards South

and then runs along the Eastern boundary of the Bhattarhanchinal village and then

meets the village boundary of Gangavati.

Then, runs along the Eastern boundary of Gangavati village and further runs

and crosses the Raichur State Highway and crosses the canal and road and further

runs and crosses the Hospet State Highway and then meets the village boundary of

Virupapur. And, then turns towards the East and then runs along the Northern

boundary of Achalapura. Then turns towards South and runs along the Eastern

village boundary of Virupapur and then meets the North – Eastern corner of Sy.No.

16 of the same village. Then turns towards the South –Eastern direction and runs

along the Southern boundary of Virupapur village and further runs upto the

junction point of Gangavati Municipal boundary and the village boundary of

Hirejanthakal. Then further runs upto the boundary of Hirejanthakal, Gramathana

and further runs along Eastern boundary of the Hirejanthakal village and further

runs along the boundary and meets the Virupapur village boundary. Then, further

runs along the village boundary and runs along the Northern boundary of Sy.No.39

and 40 and then meets the North –Western boundary of No. 40. Then, turns towards

South and runs along the Eastern boundary of Sy. No.40 and meets the South-

Western corner of Sy.No.40.

Then, takes a turns towards West and runs along the Southern boundary of

Sy. No.40 and crosses the Anegundi Road and runs along the southern boundary of

the Sy. Nos. 39,38 and meets the corner point of the tank. Then, takes an turn

towards North and runs along the Eastern boundary of the Tank and runs along the

Western boundary of the Sy. Nos. 36, 35,31,30 of the Virupapur village and further

runs and meets the Northern – Western corner of the Sy.No.1 of Virupapur village.


154

Then, runs along the Western boundary of Sy. No.1 and Southern boundary of

Sy.Nos.57, 56 and runs along the Municipal boundary and the edge of the hillock

and runs up to the Eastern boundary of the Sy.No.294 of Gangavati Village.

Then, takes a turn towards South and runs along the Southern boundaries of

the Sy.No. 294, 291,290,288, pa 287,286,267,266 and 239 then crosses the field track

and runs along the Western boundary of the Sy.No.239 and takes a turn towards

West and meets the Siddikere Tank and turns towards north and runs along the

Western boundary of the Sy. No. 240 and meets the village boundary of

Wadderhatti village. Further, runs towards.

West and runs along the Southern boundaries of Sy.No.40,41,42 and 43 and

meets the South-West corner of Sy.No.43. Then turns towards North, and run along

the Western boundary of Wadderhatti village and reaches Koppal Raichur State

Highway, where the boundary point ‘A’ commenced.

The Government constituted the Planning Authority for Gangavati on

10/06/1993. The staff of Office of the Assistant Director of Town Planning, Koppal,

assists the Planning Authority.

As the first step in the planning process, the Master Plan has been prepared

under Section 9 of the Karnataka Town & Country Planning Act 1961 for submission

to the Government to obtain its provisional approval. The Government has given its

provisional approval on date : 15/05/1997 vide G.O. No. HUD : 45 : TTP : 97.

The master plan-I, has been targeted for the period 2021 for an anticipated

population of 1,80,000. In the plan, the total land required for development has been

estimated as 1961.54 hect., out to which 1008.57 hect. has been earmarked for


155

residential purpose. Proposals have been worked out for improving the geometric

of the road network and re-development of urban areas.

1.7. CONURBATION AREA

The master plan for the Gangavati town was prepared under the Karnataka

Town and country planning Act 1961, declaring the local planning area vide Govt.,

Order No.HUD/102/TTP/92 Bangalore, dated:20/6/1992 with effect from

23/6/1992.

The master plan for the Gangavati town has got the final approval by the

Govt., in the year 1998. For the preparation of master plan(Revision-I) conurbation

area has been extended in certain portion of the town. The total conurbation area

comes to 1961.54 Hect. The plan includes the detailed land use plan, circulation

pattern and provision of various civic amenities which is in the form of Zonal

Development Plan.

For the purpose of working out the Zonal Development Plan the entire

conurbation area has been conveniently divided in to four planning Districts.

District No-1


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Lingasur Road on east side, wadaratti camp on north side, District No.3 on

south side and S.No.43 Agriculture Land on north side bound the Planning District

No-1

This district includes the Residential, industrial and commercial areas

predominantly. Waddaratti Camp, Rice mills, Horticulture form, & commercial area

are included in this district. The extent of this district is 664.69 hect.

District No-2

District No-2 is bonded by Lingasur Road on west, Agriculture Areas on east,

District No.4 (Kampli Raod) on south and Agricultural Areas. The major existing

industries (Rice mills) are observed in this district. APMC yard, Agriculture

Research Centre and some residential pockets are included in this district. Along

the Raichur Road the commercial complexes are came up. The extent of this district

is 726.63 hect.

District No-3

District No-3 is bounded by hillock on south-west sides. District No.1 on

North side and District No.4 on East side. Major Residential area like Jaynagar,

Kuvempunagar, and other extension Areas are observed and major Govt., Offices

like district Hospet, Tahshil Office, Land Record and Treasurary are located in this

district. The area of this district is 165.38 hect.

District No-4


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District No-4 is bounded by hillock on south side, District No.2 on north side,

Vijayanagara canel on East side, and District No.3 on West side. Major Residential

developments and extensions are located in this district. Hirejanatakal village is

included in this area. KSRTC Bus stand and Depot and municipal office are located

in this district. The are of this district is 404.84 hect.

Chapter - 2

DEMOGRAPHY


158

2.1 POPULATION GROWTH

The population count in the Gangavati city as per All India Census 2001 is

1,01,397. The variation of population in the city from 1901 to 2001 is as

below.

Sl. No.

Census year Population Increase in

population for each decade

Decadal growth rate.

1 1901 6246 - -

2 1911 6663 417 6.67%

3 1921 6027 -636 -9.54%

4 1931 6722 695 11.53%

5 1941 7613 891 13.25%

6 1951 16263 8650 113.62%

7 1961 19026 2763 16.98%

8 1971 34647 15621 82.10%

9 1981 58636 23989 69.23%

10 1991 81108 22472 38.32%

11 2001 101397 20289 25.01%

The highest growth rate has been registered during 1951. Year 1901 to 1911

the population was increased and from the year 1911 to 1921 it is decreased to -9.54.

Then from the year 1931 to 1951 the growth rate was increasing and then from year

1951 to 1961 it was decreased. Again in the year 1971, 1981 the growth rate was in

the increasing order and from 1991 to 2001 it was in decreasing order. The average

growth rate of population from 1901 to 2001 is in increasing order. Ganagavati town

is the main commercial and Agricultural centre in the koppal district, hence most of


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the villagers are in migrated and settled. Hence the population of Gangavati town

was increasing day by day.

2.2 POPULATION DISTRIBUTION

The population distribution is not even in the Gangavati town. The old part

of the town is having the higher density of population, where as the extension areas

i.e., Jaynagar, Kuvempu Nagar, Vidhyanagar, etc., are the lower density areas. The

reasons that may be assigned are that the extension areas are newly & recently

developed areas of the city and having still vacant plots and the size of the plots are

relatively higher with relatively lower. F.A.R.

2.3 DENSITY OF POPULATION

The density of population in Ward No. 22,13 &4 is observed to be very high in

relation to the other wards. These wards constitute the old parts of Gangavati city.

Hence future development of these areas to accommodate more population in the

years to come is not desirable for planning standards. These areas have to be

decongested to have more reasonable density and better environment condition for

safe and healthy living of people. Scope for future development of the existing areas

is observed to be possible in ward Nos.3, 5,6,9,10,11,14,24, &31 within the

conurbation boundary, as part of these wards of the city have within them pockets

of undeveloped land.

The conurbation area of Gangavati city has been extended further beyond the

existing limit to bring into its fold, the development that have come up on the


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fringes and contiguous to the existing developments to ease the congestion in the

city and to have congenial atmosphere with lower density.

As per 2001 census the ward wise distribution of population of Gangavati is as

follows.

Ward No.

Population Ward area in hect.

Density(pph)

1 3173 25.5 124

2 2080 10.95 190

3 4461 89.64 50

4 2249 4.28 525

5 3856 73.61 52

6 4622 103.74 45

7 3714 20.03 185

8 3097 26.85 115

9 3601 153.55 23

10 5921 241.36 25

11 1820 462.93 4

12 3363 43.43 77

13 3717 6.77 549

14 2314 85.42 27

15 2172 17.94 121

16 2207 15.01 147

17 1885 4.11 458

18 1234 4.86 254

19 2426 11.57 210

20 2668 6.98 382

21 2873 10.36 277

22 4222 1.47 2881

23 1927 19.17 101

24 2403 65.15 37

25 3442 33.02 104

26 3144 64.09 49

27 2752 3.76 732

28 3427 16.02 214

29 2130 12.69 168


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30 3045 41.32 74

31 3295 125.63 26

Total 93,249 1801.22 51.76

It is observed from the existing population distribution and the densities of

population is very high in ward No. 22 and very low in Ward No. 11.

2.4 OCCUPATIONAL PATTERN, SEX RATIO & LITERACY

According to 1991 census 29,053 persons were working in different

occupations, accounting for 35.82% of the total population. Out of this 21,543 are

males and 7,504 are females. Which works out to 74.15% and 25.85% respectively.

563 persons are cultivators and 2850 are agricultural labours and 638 are other

workers.

According 2001 census 34,555 persons are working in different occupation,

accounting for 34.07% of the total population. Out of this 26,842 are male workers

and 7,713 are female workers which works out to be 77.68% and 22.32%

respectively. 1,615 persons are cultivators, 7,144 persons are agricultural labours

1,180 persons are in house hold industries and 24,616 persons are other workers.

As comparing with the 2001 census with the 1991 census the no. of workers

have been increased to 5,502. The no. of cultivators and agricultural labours have

been reduced in the 2001 comparing with the 1991 census. The occupational pattern

of the workers in the city is shown below.

OCCUPATIONAL PATTERN 2001


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Sl.No. Occupation Total % of Total

workers

1 Cultivators 1,615 4.67

2 Agriculture Labour 7,144 20.67

3 House old industry 1,180 3.41

4 Other workers 24,616 71.25

Total 34,555 100.00

Sex Ratio

The figures of sex ratio and literacy in1981, 1991, 2001 are shown in the below

table.

Year Females/ 1000male

Literates Percentage

of Total. Male Female Total

1981 950 13799 6361 20180 34.32%

1991 957 20948 11963 21803 26.88%

2001 980 33,724 38,561 72285 71.29%

Comparison of sex ratio with National, State and District figures

Year 1981 1991 2001

India 935 929 933

Karnataka 963 960 965

Koppal Dist 988 979 982

Gangavati 950 957 980

Chapter - 3


163

ECONOMIC BASE AND ITS REGIONAL IMPORTANCE

3.1 REGIONAL IMPORTANCE

Koppal district form part of Gulbarga district which is one of the four

administration division into which the state is orginised. For the purpose of

development planning and implimentation there of , a zilla panchayat for koppal

district and taluk panchayats for each of four taluk of the district have been

constituted

The District of Koppal has an eventful and history beginning from the day of

Maouryan King Ashoka. A number of inscription., rock ethics and other records,

temples forts and battlefields bear testimony to this fact. Till recent past, it ‘s been

part of princely State of Hyderabad and since 1997 August, it became a District in

Karnataka State. The district lies on the bank of Tungabhadra River.

Gangavati town is a taluka head quarters in koppal district, Which is one of the

fastest growing town in the district, having trade and commerce as it’s main activity.

The town is connected by road network having three state highways . Koppal, Hospet

, Sidndhnur and Kampli are the major towns near by Gangavati town. The town is

surrounded by rocky hills . The town is gets adequate drinking water supply from

Tungabhadra river.

3.2 ECONOMIC BASE OF CITY

The economic base of the town is centered on rice mills and with the trade and

commerce of paddy, sugar cane and banana. There is scope for participation of

labours in industrial sector (RICE MILLS) and agricultural sector.

Thus in years to come it is likely that occupation structure town will show

majority of the population engaged in activities related to agro-based industry, trade

and commerce and other house household industrial activities.


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Chapter - 4

HOUSING

The Provision of good Housing in any Town planning scheme is desirable

and it is to be accomplished by various means and measures. It is not enough to

provide structurally stable structures as houses, but they must be so located and

designed that they afford convenience, amenity, health and social life to the

community. The economic importance of the housing is also very significant. It

contributes to national income, national wealth and employment.


165

The earlier development of the Gangavati town i.e., old Gangavati town is

very congested and the houses are almost rural in character. The houses

constructed are either in stone or mud. The roofs of the houses are mostly of mud

roof and madras terrace. Mangalore and country tiles roofing are commonly used

in the old town. There is no proper ventilation for the house in the old town. Most

of the buildings are of mixed land uses. Commercial activities in the front and

residence at the rear are quite common. The Islampur area, though it is developed

recently, the constructions are of same traditional type. The Waddarahatti and

Hirejantakal are the village pockets and most of the buildings are old and in

dilapidated conditions. The Jaynagar extension is newly developed and the

buildings constructed are with todays techniques.

The Karnataka Housing Board has developed the area along the Hosalli Road.

The buildings are constructed with stones masonry walls and R.C.C. Roofing.

Government and police department Officials occupy most of these buildings. The

Karnataka Electricity Board is having there own quarters, Which are constructed

with good materials. Most of the Government Offices and Government Hospital are

functioning in the old buildings. In the old town most of the houses are without

verandas, latrines and proper open spaces.

As the building activity is not much the shortage of houses is quite acute. In

Gangavati town there are about 14,818 occupied houses as per the 1991 census and

the number of households are 14,923. As per 2001 census there are 17,050 house for

the of 17,353 of households.

The major institution providing accommodation under their housing

programme in the Gangavati city is given below.


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Sl.No. Name of Organization.

1 K.E.B. Quarters.

2 Police Quarters.

3 Health Department quarters.

4 P & T Quarters.

5 Educational Quarters.

7 Ashraya and Ambedkar youjana houses

8 Karnataka Housing Board houses

The Town Municipal Council has provided housing for economically weaker

section people in Ashraya and Ambedkar youjana.

Chapter - 5

INFRASTRUCTURE

5.1 SOCIAL

a) Education

A number of Government and private educational institutions are providing

the educational facilities in the Gangavati city. As Gangavati is the Taluka Head

Quarter the surrounding village students come for their Higher educations.

i. Primary Schools

There are 60 schools providing primary education for the children. In this

the 38 schools are run by Government and remain 22 schools are run by the


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private institutions. The schools are also serving the needs of surrounding

villages.

ii. High Schools

There are 17 high schools in the town. In this 4 High School are Run by

Government and remaining 13 high schools are run by private institutions.

iii. Colleges

There are 13 Colleges in the Gangavati town. Kolli Nageshwara Rao

Collage and Sri Ramalu collage are the Degree colleges. There are two

Government Junior College are run by Government. Gunjalli Hirenagappa is

the degree college for women’s. Apart from this one paramedical college,

B.Ed college , T.C.H. College are running in this town.

iv. Hostels

There are 5 Hostels in the Gangavati town. Sc/St Prematric, Matric,

B.C.M. Prematric, matric and Paramedical College are having the Hostel

facilities.

b) HEALTH

The Gangavti town has one government hospital with a strength of about

100 beds. In addition to that Government Aurvedic Hospital of 10 beds is also

available in the city. There are about 19 private hospital, nursing home and

dental clinics. The Dr. Chandrappa Hospital, Dr.Somaraju Hospital, Dr.patil

nursing home, Chinivalakar Hospital are the well known hospitals in the city.

c) PARKS AND PLAYGROUNDS


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i. Parks

There are two parks which are developed and maintained by

Municipality, Viz, Neharu Park and Children park. Apart from these two

there are number of Parks in the private layouts but which are yet to be

developed.

ii. Play Grounds

As can be seen for the existing land are may that the city centre is

congested and does not have adequate parks and play grounds. The city

needs adequate lung space. The schools and colleges do not have adequate

play grounds. Some of the colleges are only having the play grounds such as

Government Junior College, Kottereswar College and Vivekabharati High

School.

d) RELIGIOUS CENTRE

Temples

There are number of temples in the Gangavati town. Malikarjuna

matha and Pampamaneswara Temple are having the historical background.

Apart from this the number of temples is located almost in the every corner

of the city. Approximately 50 -60 temples are situated in the city. The

prominent among these are.

1) Sai Temple

2) Basavanna Temple

3) Durgamma Temple

4) Maddaneshwara Temple

5) Nelakantheshwar Temple

10) Nagreshwar Temple

11) Lakshmi Temple

12) Bhavani Temple

13) Alisab Math

14) Kalika Temple


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6) Panduragana Temple

7) Sathynarayana Matha

8) Raghavendra Swamy Matha

9) Hanumana Temeple

15) Yallamma Temple

16) Sharanabasaveshwara Temple

17) Sri Rama Temple

18) Ganga Parmeshwari Temple

Mosques

There are 30 Mosques and Dargas are located in the city. In these

some of the predominate are given below.

1) Nurani mosque

2) Berooni mosque

3) Quadriya mosque

4) Jamiya mosque

5) Patana wadi mosque

6) Markas mosque

7) Gousiya mosque

8) Islampur mosque

9) Ilahi mosque

10) Hirejantkal mosque

11) H.R.S.colony mosque

12) S.B.Nagara Mosque

Churches

There are 4 churches in the Gangavati town.

i. Behind Rama Temple

ii. At Hosalli Road.

iii. At Gadwal Camp

iv. At Raichur Road(Gunj)

e) LIBRARIES


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There is one Public Library in the city, which is run by department of

Libraries.

f) COMMUNITY CENTERS

There are many community centers in the Gangavati town. Apart from

this many temples are used for the communal functions. The Kalyana

Mantappas and halls located in the city are listed below.

i. Sarojamma Kalayana Manthappa

ii. Sri.Ramamandira Kalyana Manthappa

iii. Channa Basaveswara Swamy Kalyana Manthappa

iv. Shadi Mahal

v. Nagereshwar Kalayna Manthappa

vi. I.M.A. Hall

vii. Nilakenteshwara Kalyana Mantappa

g) RECREATION CENTERS

Theaters : There are 7 theaters in the Gangavati town.

i. Kanakadurga.

ii. Shive

iii. H.M.S

iv. Amar

v. Mohiddin

vi. Sandeep

vii. Chandrahas


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Apart from this one video theater is located in this town. Sri Ramalu

indoor game, agri sports and public club are some of the recreation centers

located in the town.

h) SOCIAL CLUB

The city has the services of several social science organization like.

i. Rotary Club

ii. Lions club

iii. I.M.A.

iv. Stree Shakati Sangha

v. N.G.O.

5.2 URBAN

a) Water Supply : The City has a water supply from Tunga Bhadra Dam and

Bore wells. Sufficient Water is available for the city.

b) Under Ground Drainage : The under ground drainage work in the town is

under progress some part of city is having the open drains.

c) Electricity : The Gangavati City receives the electricity from the Tunga

Bhadra Dam. Receiver Grid is located at Kampali Road.

d) Post and Telegraph Office : The Gangavati town has Head Post Office and

3 Sub Post Offices in the different location. The telegraph office is located at


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Gunj. The city has a telephone exchange. Apart from this the city has the

services from spice, Airtel, Reliance, Hutch, Tata indcom communication.

e) Police Station : The Gangavati town has D.Y.S.P. Office Rural Police Station,

Urban Police Station, Traffic Police Station and sub police station at Jaynagar.

f) Fire Station : The city has the fire station located near Kanakagiri Road.

Chapter - 6

TRAFFIC AND TRANSPORTATION

A well-arranged layout of a town is spoiled, if it does not contain a well-

designed road pattern connecting the various parts of town. The urban road system

should be such that it results into free flow of traffic with safety. The Urban roads

play an important role in the development of town or a city and as such, they attract

many evils such as heavy traffic congestion, ribbon development etc., if not properly

attended. It is very difficult to alter the existing road system at latter stage except at

very high cost. The efficiency of an urban area is greatly influenced by the urban

infrastructure of roads together with the public services. The overall importance of

road with respect to the surrounding roads and nature of traffic is to be ascertained

and accordingly, the dimensions are to be determined.


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The existing transport and communication use area of Gangavati town is

162.88 hect. which is 20.56% Of the total developed area. The KSRTC Bus stand is

situated at the core of the city. The Bus stand is renovated recently. The probable

traffic to be carried by Gangavati City roads is by two wheelers, bicycles, cars and

by pedestrians. Though the internal arterial roads of the city are very narrow,

considering the intensity of vehicles and pedestrians. To avoid the traffic

congestion within the city some of the roads are proposed for widening. The outer

Ring road is also proposed in the master plan-I all along the periphery of the town.

In this direction, it is proposed to widen,

1) The two major roads viz Gangavati to Anegundi and Gangavati to Hosalli

Road.

2) The major internal roads widths ranging from 12m to 24mt. Wherever

possible it is also proposed to open out, certain roads in the redevelopment of

the congested are of the city. There aspects are already shown in the

circulation map.

BUILDING LINES

In order to have an uniform facades a building line of 6m from the edge of

the highway is proposed for all the state highways passing through Gangavati.

In addition to the state highways, building lines have been proposed for

certain roads to facilitate for future widening as there is no scope for immediate

widening. Transfer of development rights is an option kept open by the planning

Authority to facilitate road widening as and when such occasion arise.


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The table below gives the details of roads for which building line has been

fixed.


Sl. No.


from centre of road

From To

1 2 3 4 5

1 Mahatma Gandhi Road

Mahatma Gandhi Circle

Pampanagar Circle

6.00 M

2 Pampanagar Road

Junction Of Women’s College

Mahatha Gandhi Junction

6.00 M

3 Market Road Mahaveer Circle Walmiki Circle 6.00 M

4

Mahatma Gandhi Road


Junction Of Pampanagar Circle

9.00 M

5 Islampur Road C.B.S Circle


21.00 M

6 Bus – Stand Road

Ambigera Chowdaiah Circle

Sri Krishna Devraj Circle

21.00 M

7 Gangavati Kampli Road Kampli Road

Indira Gandhi Circle

21.00 M


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8 Gangavati Raichur Road Raichur Road

Ranapratap Singh Circle

21.00 M

9 Gangavati Koppal Road Koppal Road

Ranapratap Singh Circle

21.00 M

10 Gangavati Lingsugur Road

Lingsugur Road C.B.S Circle 21.00 M

11. Julai Nagar Road Mahatma Gandhi

Circle

Indira Gandhi Circle & Ranapratap Singh Circle

21.00 M

12. Anegundi Road Bus – Stand Road Anegundi Road 21.00 M

13. Hosahalli Road Neelakanteshwar Circle

Hosahalli Road 21.00 M

Chapter - 7

EXISTING LAND USE

Land is limited commodity and it should be apportioned to various uses very

judiciously. This is more in the case of urban land. Which is more scare in

availability.

‘Land use’ in the urban planning context means the use to which pockets or

zones are put to. It could be residential, commercial, industrial, and open spaces,

playgrounds, traffic and transportations etc., the use to which land is put to must be

optical. This can be done only if the existing land use and the availability of land is

estimated. Gangavati is essentially an agriculture based town provided with

irrigation facilities. Hence, the availability of land will be under constraints. Hence,

it is quite necessary to study the existing land use carefully and propose a suitable

land use.


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The existing land use survey was conducted during 2005-06. The existing

developed area together with nalas, water sheets is 804.18 hect. and is broadly

classified into seven categories as shown in the following table.

Sl.No. Land use Area in

Hectares Percentage of

Total Area.

1 2 3 4

1 Residential 395.96 49.98

2 Commercial 83.04 10.48

3 Industrial 66.83 8.44

4 Public and semi-public 46.98 5.93

5 Parks, playgrounds and open space. 36.53 4.61

6 Transportation 162.88 20.56

Total 792.22 100.00

7 Hillock, Nalas and water sheets 11.96 ----

Grand Total 804.18

Note The area left vacant in the premises of Agriculture Research Centre is not

taken into account for land use calculation and only the developed area of the

central area is taken for calculation purpose.

RESIDENTIAL

The residential density in Gangavati town presents a cross section of typical

densities of population. The lowest density found is 4 persons per hectare in

Municipal Ward No.11. The highest density is 2881 persons per hectare in

Municipal Ward No.22.

It is clear from the above analysis that the density is more in the heart of the

city, forming the core, and the density gradually decreasing towards the outskirts of

the town. The total residential area is 395.96 hect forming 49.98 % of the total

developed area.


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COMMERCIAL

The commercial activity in Gangavati town is concentrated only in the old

town. There are 623 retail and 70 whole-sale business units. An agricultural Product

Market Committee is functioning in the town. The main commodities transported

are paddy, cotton and groundnut.

The weekly sandy day is on Sunday. There are six permanent and two semi-

permanent cinema theatres. There are quite a few commercial banks and co-

operative banks functioning in the town. A list of commercial financing institutions

in table II is appended. In addition to this, private financing agencies are also

available in the town, However, these have not been listed. The area under

commercial zone is 83.04 hect and is 10.48% of the total developed area which is

considerable high when compared to that of similar towns. This indicates the

commercial importance of the town.

INDUSTRIAL

Koppal district is quite rich in oilseeds, cotton, paddy and sugar cane. In

Gangavati town, agro-based industries like vegetable, Oil industry, cotton ginning

mills, spinning mills, agricultural implements industry and rice mills are located.

Home pipe industry, light and service industries, Agarbathies manufacture, pottery

works and cottage industries are also in existence. Most of the rice mills and oil

industries are established along Koppal road, Raichur road and Kampli Road. Some

of them are functioning in the old town area also. The sugar factory is functioning

at Marali villages (5kms, from Gangavati) and employs about 400 workers. The

industrial area is 66.83 hect accounting 8.44 % of the total developed area.


178

PUBLIC AND SEMI-PUBLIC

Many of the Government offices are located near the Karnataka State Road

Transport Corporation bus stand. Some of the offices are located in private

buildings. The educational institutions are functioning in the vicinity of the bus

stand. There is a degree college on Anegundi road and end a B.Ed., college on the

Basapatana Road, Primary, Higher-primary and High Schools are locted in the old

town area. There is an agricultural Research Centre functioning along Lingasugur

road. P.W.D.(IRRIGATION) Division Office is located on Koppal Road,

Government Hospital and Courts are also near the bus stand. K.M.F. milk cold

storage facility, K.P.T.C.L sub station, Post Office and K.U.W.S Offices are also

functioning in the city.

The area under public and semi-public zone is 46.98 hect and is 5.93% of the

area.

PARK PLAY GROUNDS AND OPEN SPACES

The only lung space in Gangavati is in front of the K.S.R.T.C. bus stand.

There are no other organized open space in the town. There are no playgrounds

even for the existing pa educational institutions. The area under park, playgrounds,

open space zone is about 36.53 hect and is 4.61% of the developed area. As result, it

could be calculated that the town lacks very badly in parks and open space.

TRANSPORTATION

There are 3 state highway passing through this town viz Hubli to Raichur,

Hubli to hospet and Hubli to Lingasugar, One M.D.Road leads from Gangavati to

Hospet. There is only one bus stand and a depot attached to it. There are two major

roads existing in the town. Most of the roads in the town are narrow. The lanes in

the old town are 4.00 to 6.00m vide. There is no much scope of widening of these


179

roads since the residential houses are very close to one another. However, re-

development has been planned for certain areas of the old town, to give better

accessibility and civic amenities. The area under Transportation is 162.88 hect.

which is about 20.56% of the developed area.

AGRICULTURE

Wet lands are surrounding the Gangavati town. Hardly any dry land is

available in the vicinity of this town. On the southern side of the town, there is a

hillock. An Agriculture Research Station and one Horticulture Farm is established

in this town.

The existing developments are almost up to the local planning area on the

southern and South-Western side of the town.


180

Chapter - 8

PROBLEM AND POTENTIALS

The old part of Gangavati town is very densely populated and the roads are

very narrow. The developments are of a mixed land use. Commercial industrial

areas cover the residential area. The number of Rice mills is running within the

heart of city, which provides pollution. Also these areas are facing acute shortage of

infrastructural facilities like schools with play grounds, park & open spaces, wider

roads, drainage light and ventilation etc., the lanes within the city are over crowded

by the traffic and pedestrians. All these problems have been taken care in

preparation of master plan.

1. The density of population is restricted within the city by lowering the F.S.I.

2. Some of the narrow roads are proposed for widening and the building lines

are fixed.

3. The industrial area is proposed outside the city.


181

There is congestion in the city at every market day (Sunday) because roads

are covered by markets. The internal city roads are very narrow so the traffic

congestion take place. All the problems have been taken care in the preparing the

Zonal development District Plans. There are too bad inter sections at Islampur

Circle, and Ranapratapa Circle.

SLUMS

In general, a sum is an overcrowded poverty stricken area having lack of open

spaces and presence of unhealthy residential structures, lack of ventilation and

sanitary facilities.

The slums declared by the Government have been improved by the slum

clearance board recently. The remaining slums existing in the city are lacking in all

most all the infra structures facilities.


182

Chapter - 9

STRATEGY FOR FUTURE DEVELOPMENT

9.1 CONCEPTUAL PLAN

A master plan may be defined as an ideal plan showing the full development

of the town at some future date. The concept of Master plan was taken up to

provide an instrument for preparing a frame work incorporating various town

improvement schemes and programs. It is rightly said that the effective functional

jurisdiction of the city or town extends far beyond its physical boundary. Thus a

well conceived master plan also takes care of the meaningful planning and

development of the surrounding area.

Gangavati town is one of the fast growing town in the Koppal district. It is a

Taluka headquarter, hence the number of Government Offices at Taluka level are

existing . This town is mostly famous for the business centre for the Rice mills. The

number of Rice mills are working in and around the Gangavati town. There are two


183

nearly 40-45 Rice mills are situated near by the town. Considering these factors

most of the villagers have migrated to Gangavati.

Gangavati is also famous for the educational facilities. Number of schools

and colleges are working in and around the town. To avail the education number of

students are coming from the surrounding villages. By these reasons the population

and tread is increasing day by day in Gangavati city. As the population is

increasing the shape of town is also increasing haphazardly. Hence to prevent the

haphazard growth of Gangavati town and to provide health and convenience to the

public the Master Plan 1 is prepared.

The Master plan-I shall include the following

a. A comprehensive zoning of land use for the planning area together with zoning

regulation.

b. Road pattern, indicating the major and minor road, state highway and traffic

circulation pattern for meeting immediate and future requirements.

c. Area reserved for parks, playgrounds and other recreational uses, open spaces,

public building and institution areas reserved for such other purpose may be

expedient for new civic improvements.

d. Major road improvements.

e. Area for new housing.

f. New areas ear marked foe future development and expansion.

g. The stage by which the plan is to be carried out.


184

In this context, the studies made are required to be revived to correct any

deviation, and to assess the existing realities. The following are the major studies

made.

1. Population projection.

2. Present land use in the planning area.

3. Trend of development.

4. Updating of data on civic amenities, utilities and services.

5. Existing density of population.

POPULATION PROJECTION-2021

Average rate of growth of Population is as follows.

Sl. No.

Year Population Increase in Population

(x)

Incremental increase(y)

Annual % of Growth

1 1901 6246 - - -

2 1911 6663 417 - 6.67%

3 1921 6027 -636 -1053 -9.54%

4 1931 6722 695 1331 11.53%

5 1941 7613 891 196 13.25%

6 1951 16263 8650 7759 113.62%

7 1961 19026 2763 -5887 16.98%

8 1971 34647 15621 12858 82.10%


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9 1981 58636 23989 8368 69.23%

10 1991 81108 22472 -1517 38.32%

11 2001 101397 20289 -2183 25.01%

X=9515 Y=2,208

* The Average Growth rate of the population from 1901 - 2001 is

Growth Rate : r = 10 6.67 x -9.54x11.53x13.25x113.62x16.98x82.10x69.23x38.32x25.01

r = 25.17

The various methods which are generally adopted for estimating future

populations are described below.

1. ARITHMETIC INCREASE METHOD

Pn = Po + n.x

Pn = Forecasted Population after ‘n’ decades from the present.

Po = Population at present.

n = Number of decades.

x= Arithmetic mean.

* Population in the year 2011

P2011 = [P2001 +1.x ]

= 1,01,397 + 1x9,515

= 1,10,912

* Population in the year 2021


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P2011 = [P2001 +2.x ]

= 1,01,397 + 2x9,515

= 1,20,427

2. GEOMETRIC INCREASE METHOD

Pn = P0 ( 1+ r/100)n

Where Pn = Forecasted Population after ‘n’ decades from the present.


r = Growth Rate.

n= Number of decades.

* Population at 2011

P2011 = P2011 ( 1+ r/100)1

= 1,01,397(1+25.17/100)1

= 1,26,919


P2021 = P2021 (1+ r/100)2

= 1,01,397(1+25.17/100)2

= 1,01,397(1.2517)2

= 1,58,864

3. INCREMENTAL INCREASE METHOD

Pn = P0 +n.x + n(n+1)/2.y


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Where Pn = Forecasted Population after ‘n’ decades from the present.


n = Number of decades.

x= Average increase of population

y= Average of incremental increases.


P2011 = P2001 +1.x + 1(1+1)/2.y

= 1,01,397 +1x9,515+2,208

= 1,13,120


P2021 = P2001 +2.x + 2(2+1)/2.y

= 1,01,397 +2x9,515+3x 2,208

= 1,01,397+19,030+6,624

= 1,27,051

4. LEAST SQUARE TREND METHOD

Y=a.bx (1)

Y=na+bx (2)

Year x Population

Y

Y=log y x.y x2

1981 -1 58,636 4,768 -4,768 1


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1991 0 81,108 4,909 0 0

2001 11 1,01,397 5.00 5.00 1

∑x=0 ∑log=14.677 ∑X.Y=0.232 ∑ X 2= 2

Substituting the values in the equation (2)

14.677 = 3xa+b(0)

* a= 4.892

Antilog of a = 77,983

Now multiplication the equation (2) by x

Xy=ax+b2.x

0.232 = 77,983 x 0+b.2

* b = 0.116

Anti log of b= 1.306

Y= abx

P2011 = 77,983 x (1.306)2

= 1,33,011

Population at 2021

P2021 = 77,983 x (1.306)3

= 1,73,712

POPULATION PROJECTED BY DIFFERENT METHODS


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The Least Square method indicates the maximum population of 1,73,712 for

the year 2021, where as the Arithmetic increase method indicates the lowest

population of 1,20,422 for the year 2021. There fore assuming the balancing

variation factor the population of 1,80,000 may be expected for the year 2021. Hence

this population is considered for planning purpose.

9.4 POPULATION DISTRIBUTION-2021

The population projected for the year 2021 is 1,80,000. This has been arrived

after working out various methods.

A study of existing population distribution in various localities of town

indicates the relative concentration of the population in certain areas. This has lead

to unhygienic. Unplanned urban sprawl and slum conditions with high densities.

These have to be reduced to planning norms to have hygienic environment.

Sl.No. Method 2011 2021

1 Arithmetic increase method 1,10,912 1,20,427

2 Geometric increase method 1,26,919 1,58,864

3 Incremental increase method 1,13,120 1,27,051

4 Least square trend method 1,33,011, 1,73,712


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The conurbation area of Gangavati town for the horizon year 2021 is divided

in to four planning districts as indicated on the map. It is observed that the

planning District No.3 & 4 are relatively high dense areas as compared to the

remaining district. It is also observed that the distribution of various facilities as per

proper planning in favour of District No. 1&2. The proposed distribution for the

horizon year has taken care of this unequal distribution of population.

The additional population in District No. 4 is limited by restricting to a lower

density. The District No. 3 & 4 is mostly residential and they are of industrial areas

are available in District No. 1 & 2. In arriving the distribution of population, the

grass of density of 95 people per hect is assumed and the population is proposed to

be accommodated in district.

Chapter - 10

PROPOSED LAND USE

10.1 Introduction

The Govt as per the section 13 of the KTCP act-1961 during the year 1998

finally approved the outline development plan for Gangavati town. The plans

prepared were based on the surveys conducted during 2005-06. The master Plan-I is

to be prepared, keeping in view the proposal made in the outline development plan.

The Master plan-I shall consist a series of maps and documents indicating the


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manner in which the development & improvement of the entire planning area

within the jurisdiction of the Gangvati planning authority is to be carried out &

regulated. The Master plan-I shall include the following.

a. A comprehensive zoning of land use for the planning area together with zoning

regulation.

b. Road pattern, indicating the major & minor road, state highway & traffic

circulation pattern for meeting immediate & future requirements.

c. Area reserved for parks, playgrounds & other recreational uses, open spaces,

public building & institution areas reserved for such other purpose may be

expedient for new civic improvements.

d. Major road improvements.

e. Areas for new housing.

f. New areas earmarked foe future development & expansion.

g. The stage by which the plan is to be carried out.

In this context, the studies made are required to be revived to correct any

deviation, and to assess the existing realities. The following are the major studies

made.

1. Population projection.

2. Present land use in the planning area.

3. Trend of development.

4. Updating of data on civic amenities, utilities and services.

5. Existing density of population.


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10.2 PROPOSED LAND USE—2021

The Master plan-I for the Gangavati city is aimed to achieve the balanced and

integrated development of the city. The plan envisages a compact growth of the city

to bring functional efficiency and spatial relationship minimizing the urban sprawl

with various proposals. The plan has to be help in improving the quality of life in

the city and cause the creation of congenial environment for happy & healthy living.

Proposed Land Use Analysis –2021

Sl.No. Land use category Area in

hect Percentage

1 Residential 1008.57 55.84

2 Commercial 135.15 7.48

3 Industrial 156.22 8.65

4 Public &Semi public 97.90 5.42

5 Parks, Play grounds &open spaces 148.10 8.20

6 Transpiration &Communication 260.08 14.41


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Total 1806.02 100.00

Agriculture 107.03

Water sheet 48.49 -----

Grand Total 1961.54 ------

The various uses and salient proposals in each of these uses are explained

below.

RESIDENTIAL

As against the existing residential area of 395.96 hect the total area proposed

for residential use is 1008.57 hect which works out to 55.84% of total area.

This gives the proposed gross residential density of 174 persons per hect in

the conurbation limits.

The additional area includes the land that is acquired for future population

and also the land required to bring down the densities in some of the congested

area.

The map also shows the proposed (maximum) density of population in

various residential use zones. These densities have been prescribed depending

upon nature of land, its locations with respect to work- centers, land values etc., The

new residential areas are proposed after allocating the required extent at

appropriate location for other uses.


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The town is showing the trend of development along Anegundi road, Kampli

Road, Raichur road and Lingusgur road. These are potential areas for residential

developments and other because of the proximity to the commercial areas,

industries and other business centers. This is also serves better work home

relationship and avoids unnecessary journey time.

COMMERCIAL

The town is an important commercial centre. It continues to be so in near

future. As against the existing commercial area of 83.04 hect a total area of 135.15

hect is proposed for commercial uses i.e., retail and whole sale business, warehouses

and Agricultural produce market committee areas etc.,

There is a need for the sub-shopping centers in different parts of the town to

reduce the congestion in Central Business District areas. Areas which are required

for such subsidiary shopping have been earmarked in the proposed land use plan.

These subsidiary shopping centers will also provide shopping facility within

accessible distance.

INDUSTRIAL

In Gangavati town, the industrial developments started ever since irrigation

started ever since irrigation started from the Tungabhdra Dam, Gangavati is very

rich in irrigated agricultural produces like oil seeds, paddy, sugarcane and cotton

agro-based industries like cotton ginning and pressing units, rice mills, sugar

factories and oil mills are established in the town. There is further scope for

industrialization in the town, Hence as against the existing industrial area of 66.83

hect, an area of 156.22 hect is proposed for this purpose.


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The industrial activities are prominent along Kampli road, Raichur road and

Koppal Road, Future proposals have also made adjacent to the existing industrial

developments.

PUBLIC AND SEMI-PUBLIC

The total area proposed for public and semi-public use is 97.90 hect, as against

the existing area of 46.98 hect, The public and semi-public use includes the

government officers, hospitals, schools and colleges, community hall, places of

worship etc.,

Proposals have been made by reserving for public and semi-public uses at

different places so as to serve the entire town within a reasonable distance from the

place of residence.

Most of the public offices and banks are functioning in private buildings,

Immediate action is needed for acquiring the area reserved for public uses and to

develop them.

PARKS, PLAYGROUND AND OPEN SPACE

In this town, there is no organized open space and parks except one small

park opposite to KSRTC Bus stand. Small areas for playgrounds are attached to the

educational institutions. Open spaces such as grave-yards are existing along the

Raichur road and Hosalli road. This town having only about 2.55% of the total area

under this category, totally lacks, in such needed lung space.


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Parks, playgrounds and open spaces are provided in the approved layouts.

Some of them are permitted by local bodies to be converted into residential sites. It

is imperative that the parks and open spaces, are developed and maintained

without allowing them to be used for any other purposes.

Sufficient open space for parks/play-grounds/spaces a are reserved for at

appropriate places. As against the existing area of 36.53 hect, an area of 148.10 hect

is proposed in the plan. The Public local municipality and the planning authority

should initiate immediate action to acquire the land reserved for parks and open

spaces and so develop them on to priority. This would not only change the

environmental conditions but also meets the much needed lung space to the citizens.

TRANSPORT AND COMMUNICATION

The existing road network of the town is far from satisfactory. The inter

sections are very bad. In the old part of the town, vehicles cannot enter and at the

most they could be used only by cycles and pedestrian. The three state highway i.e.,

to Hubli, Raichur and Hospet area passing through the town. In the city limits,

these roads also do not have any footpaths and on either side of them, petty un

authorized shops have come up. As a result smooth flow of traffic is affected and

accident courses frequently.

As against the existing area of 162.88 hect, an area of 260.08 hect has been

proposed for meeting the requirements of traffic and transportation.

There is one KSRTC Bus stand and Bus Depot in an area already congested. In the

old town too, the footpath hawkers are occupying the road portion. This has caused

traffic congestion. The pedestrians walk on the road itself since the footpath space is


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occupied by sheds obstructing free traffic movement, necessary steps in this regard

have to be taken. In some roads alternate days parking may have to be imposed.

The proposed circulations pattern is shown on a separate map. The partial

redial and grid iron roads existing in some areas is ideally suited for diverting the

traffic, For bye-passing, through traffic, a road is proposed with varying width from

18 to 12 mt width. A building line of 21.0 mt is also proposed for the state

highways on either side. In the old town widening is proposed for some of the

roads to a suitable width so as to improve the circulation and movement of the

vehicles.

Chapter - 11

PROPOSED CIRCULATION

The existing roads in Gangavati city are very narrow, considering the present

traffic flow. So all the times the traffic congestion and accidents take place. Hence

the improvement of road pattern is very important.

The following aspects have been taken in to consideration in the formulating

the circulation pattern for the future of the city.

1 Regional & City Traffic segregation.

2 Proper linkages for the surrounding areas in the region.

3 Provision for higher order roads for intra city traffic.

4 Suitability of road pattern for mixed type of vehicular traffic.

The proposed networks of the city consist of the following category of roads.


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1. Major road --------------- 12.0mts,15.0 mt, 18.0mts, & 30mts, wide.

2. Ring road ---------------- 18 mts wide.

The circulation pattern is conceived to be confined to the

Following existing major road links.

Sl.No. Name of roads Road width

in mts.

1. Koppal Road 30.00

2. Raichur Road 30.00

3. Lingsur Road 30.00

4. Kampli Road 30.00

5. Hosalli road 30.00

6. Anegondi road (Bus stand road) 30.00

7. Indira circle to Kankdas circle 30.00

8. Indira circle to Gandhi circle 30.00

9. Gandhi circle to C.B.S. circle 30.00

10. Walmiki circle to Jay nagar 24.00

11. Jay nagar to Sidikeri 18.00

Apart from these existing roads number of 12.00mt,15.00mt roads are proposed

in the circulation pattern map, for the proper linkages and development of the

internal areas.


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CHAPTER NO. 12

PHASING The Master Plan for Gangavati Local Planning Area

proposed to develop the total conurbation area in two phases.

I Phase 2011 804.18 Ha

II Phase

2021 1157.36 Ha

The phasing of developments is only for providing infrastructure

development. The total area required for urbanization at the end of plan period in year

2021 for a projected population of 1,80,000 is about 1900.00 Hectares. Out of this proposed area the town is already having a developed area of 792.20 Hectares for a population of 1,01,397 thereby giving it a reasonable urban status.

But, the existing developed area is lack of civic amenities and essential infrastructure. The town has very narrow street network and ill planned road inter section. There are pockets of highly congested development. There is 50% piped water supply and 60% open drainage network in the town.

The development of the entire 1900.00 Hectares of plan area at a

stretch is an uphill task. Hence to enable the natural growth of the town in a planned manner. It is proposed to phase the infrastructure development.


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PHASE – I

In phase I, the existing developed area with all its inherent in adequacies has been taken up for improvement and development.

1. Widening of identified narrow roads.

2. Improvement of bad inter sections.

3. Providing water supply to the existing developed area.

4. Providing sewage system.

5. Developing the solid waste management scheme 6. Improvements of identified congested area and slums.

PHASE – II

In phase II, the following proposal has been taken up for improvement and implementation. 1. Development of roads in proposed master plan. Phase –I 2. Providing water supply and drainage system to the entire town 3. Developments of parks play grounds, stadiums burial grounds. 4. Providing community facilities. 5. Development of commercial and industrial activities.

All the proposals are multi disciplinary and multi faceted. Hence no single agencies can take up the said proposals for implementation. It is necessary to co -coordinate the said proposal in a viable in a viable manner.

The local body, in this case City Municipal Council Gangavati and also the planning Authority has co – ordinate with the KUWSDB for water supply and UGD and with HESCOM for power supply. For road network and other infrastructure various agencies such as KHB, KIADB, PWD, NHAI, KHB. Transport department, Horticulture, Financial Institution including banks and NGO’s have to be involved with necessary support at the political and Government level.


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The total amount required for the II phase development including infrastructures and other amenities is worked out to be Rs. 691.30 Corers. The Abstract estimate is given below.

ABSTRACT ESTIMATE

SL No Items Details Amounts in crores

1 Road Considering Rs. 1000/-aq.mt [metalling and asphalting ] 224.40 Ha

224.40

2 Water Supply For entire proposed master plan area

200.00

3 Drainage For entire proposed master plan area

215.00

4 Improvements of inter sections.

Considering 5.00 Lakhs per intersections [10 Nos]

0.50

5 Parks Play grounds, burial grounds.

Considering 20.00 Lakhs per Ha [132.00 Ha]

30.40

6 Community facilities

Considering 20.00 Lakhs per Ha [30.00 Ha]

6.00

7 Commercial and Industrial activities

100 Ha of land is considering 10.00 Lakhs per Ha.

15.00

TOTAL 691.30


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Documents

PART-A STUDIES AND ANALYSISgangavathicity.mrc.gov.in/sites/gangavathicity.mrc.gov.in/files/gangvathi_zr.pdfPage no • 1Preface • Acknowledgement ... minimum front, rear and side