SETBACKS FOR BUILDINGS
1. SETBACKS:
(a) The front and rear set back shall be with reference to depth of the site.
(b) The left and right setbacks shall be with reference to width of the site.
2. Where the building lines are fixed, in such cases, the front set back or the building line which is higher of the two shall be considered as the set back to the building in the front.
3. In case of corner sites both the sides facing the road shall be treated as front side and regulations applied accordingly to maintain the building line on these roads and to provide better visibility.
4. In case of building facing more than two roads, the plot should be considered as corner plot taking two wider roads into consideration.
5. In case of sites facing roads both in front and rear, both the sides facing roads should be treated as front and other two sides not facing roads should be treated as right and the setback be applied accordingly.
6. In case where the plinth of the building is not parallel to the property line, the setbacks shall not be less than the specified setbacks at any given point on any side.
7. In case of buildings which are existing prior to coming into force of these regulations, upper floors may be permitted according to the existing setbacks only, but limiting the FAR and number of floors according to present regulations, subject to production of foundation certificate by the registered Engineer.
8. In case depth or width at the points where the depths or widths are varying. Average setbacks shall not be considered in such cases.
(a) The front and rear set back shall be with reference to depth of the site.
(b) The left and right setbacks shall be with reference to width of the site.
2. Where the building lines are fixed, in such cases, the front set back or the building line which is higher of the two shall be considered as the set back to the building in the front.
3. In case of corner sites both the sides facing the road shall be treated as front side and regulations applied accordingly to maintain the building line on these roads and to provide better visibility.
4. In case of building facing more than two roads, the plot should be considered as corner plot taking two wider roads into consideration.
5. In case of sites facing roads both in front and rear, both the sides facing roads should be treated as front and other two sides not facing roads should be treated as right and the setback be applied accordingly.
6. In case where the plinth of the building is not parallel to the property line, the setbacks shall not be less than the specified setbacks at any given point on any side.
7. In case of buildings which are existing prior to coming into force of these regulations, upper floors may be permitted according to the existing setbacks only, but limiting the FAR and number of floors according to present regulations, subject to production of foundation certificate by the registered Engineer.
8. In case depth or width at the points where the depths or widths are varying. Average setbacks shall not be considered in such cases.
9. The left and the right setbacks may be interchanged by the authority in exceptional cases due to existing structures like: open well and also considering the topography of the land. However, this shall be resorted to by the authority only as an exception.
10. Setbacks should be provided in the owners plot, public open space or conservancy should not be considered as setbacks.
11. For garages, no side or rear setbacks are to be insisted. One upper floor not exceeding 3 meters in height shall be permitted provided there are no openings towards neighbouring buildings but at least one opening for light and ventilation is to be provided towards the owners property.
12. Where lumber-room is proposed in a portion of garage, the length of garage shall not exceed 1/3 of the length of the site but not more than 6 meters. In any case the depth of the lumber room shall not exceed 1.25 meters and entrance to such lumber-room shall be from the rear set back only. The width of the garage shall not exceed 4 meters.
13. Garages shall be permitted in the rear right hand corner of the plot. In case 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 set back exists in the adjoining property or the left side.
14. In case of corner plots the garage shall be located at the rear corner diagonally opposite to the road intersection.
15. The maximum width of the garage shall not exceed 4 meters.
16. The garages shall not be constructed or re-constructed within 4.5 meters from road edge. This may be relaxed in cases where the garage forms part of the main building with minimum set back for that plot.
17. For cinema theatres the setbacks and other provision shall be as per the Karnataka Cinematograph Acts and Rules.
10. Setbacks should be provided in the owners plot, public open space or conservancy should not be considered as setbacks.
11. For garages, no side or rear setbacks are to be insisted. One upper floor not exceeding 3 meters in height shall be permitted provided there are no openings towards neighbouring buildings but at least one opening for light and ventilation is to be provided towards the owners property.
12. Where lumber-room is proposed in a portion of garage, the length of garage shall not exceed 1/3 of the length of the site but not more than 6 meters. In any case the depth of the lumber room shall not exceed 1.25 meters and entrance to such lumber-room shall be from the rear set back only. The width of the garage shall not exceed 4 meters.
13. Garages shall be permitted in the rear right hand corner of the plot. In case 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 set back exists in the adjoining property or the left side.
14. In case of corner plots the garage shall be located at the rear corner diagonally opposite to the road intersection.
15. The maximum width of the garage shall not exceed 4 meters.
16. The garages shall not be constructed or re-constructed within 4.5 meters from road edge. This may be relaxed in cases where the garage forms part of the main building with minimum set back for that plot.
17. For cinema theatres the setbacks and other provision shall be as per the Karnataka Cinematograph Acts and Rules.
18. In case of two or more buildings, proposed on a single site, the setbacks shall be applied as if they are on single common site.
19. In case of ‘High-Rise buildings’ i.e., building with ground floor plus four floors and above, the minimum setback all-round the building shall be read with Table for Exterior Open spaces. Setback for residential, commercial, public and semi public and T & T building up to 9.5 meters in Height and group housing table.
20. For high-rise buildings, NOCs from BWSSB, KEB, Fire Force and National Airport Authorities and Telecommunication Department etc., shall be furnished
21. For group housing with Ground + 3 floors or below, NOCs from BWSSB and KEB only are furnished, if the vital area exceeds 4000 square meters.
19. In case of ‘High-Rise buildings’ i.e., building with ground floor plus four floors and above, the minimum setback all-round the building shall be read with Table for Exterior Open spaces. Setback for residential, commercial, public and semi public and T & T building up to 9.5 meters in Height and group housing table.
20. For high-rise buildings, NOCs from BWSSB, KEB, Fire Force and National Airport Authorities and Telecommunication Department etc., shall be furnished
21. For group housing with Ground + 3 floors or below, NOCs from BWSSB and KEB only are furnished, if the vital area exceeds 4000 square meters.
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