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1.0 INTRODUCTION

1.1 Location:

Bagalkot is situated on the banks of River Ghataprabha, It’s Latitude 16°18’N,

Longitude 75°69’E and at an altitude of 533 mts from mean sea level. This city is well
connected by road to the surrounding other important cities and towns of the state.
The distances by road between:
Bagalkot and Bengaluru (State Capital) is approximately 480 Km
Bagalkot and Belgaum is approximately 150 Km.
Bagalkot and Vijapur is approximately 82 Km
Bagalkot and Hubli is approximately 123 Km.

Bagalkot Town was earlier located in Vijapur district and later a separate Bagalkot
district was formed by the Govt. of Karnataka. Bagalkot district consists of six talukas
namely;
1. Bagalkot
2. Badami
3. Bilgi
4. Hunagund
5. Mudhol
6. Jamkhandi

1.2 History:

Bagalkot district headquarter is located in the town of Bagalkot. This district is

located in northern Karnataka and borders of Belgaum, Gadag, Koppal, Raichur and Vijapur.
The new Bagalkot district was carved out of Vijapur in 1997 via Government of Karnataka
directive Notification RD 42 LRD 87 Part III. Historically, Bagalkot was the capital of
the Chalukyan Empire of South India under Pulakesi I, who conquered the district in 550 CE.
Bagalkot's Badami taluk remained the seat of the throne of the Chalukyas from 550 CE —
753 CE, when Chalukya king Kirtivarman II was overthrown by the Rashtrakutas.

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Stone inscriptions identify Bagadige as the ancient name of Bagalkot. According to

legends, the area was gifted by the mythological Rāvana, lord of Lanka to his musicians.
Other taluks in Bagalkot also have mythological origins. Badami, formerly known as Vatapi,
was named after an asura king who, according to the Mahābhārata, ruled the area along with
his brother Ilvala. Legend has it that both asuras were vanquished by the sage Agasthya. The
north-western taluk of Jamkhandi derives its name from the Chalukya temple dedicated
to Jambukeshwara, a form of the Hindu deity Shiva.

The Greek astronomer Ptolemy previously identified many towns in the district of
Bagalkot. Pattadakal was referred to as Petrigal, while Badami was known as Badiamaioi.
In inscriptions, the old name of the town was quoted as Bagadage under the Chalukyas. From
the years 1664 to 1755 this territory was under the Savanur Nawab from whom it was
annexed by the Peshwa, Balajirao. During 1778, Haider Ali took possession of Bagalkot and
later held by Savnur Nawab. It fell into the hands of Marathas in 1792. In 1800, the
provincial manager, Anandarao Bhikaji belonging to the Ratia family residing at Bagalkot,
built a palace. In 1810, Peshwa Bajirao II gave the area to Nilakantharao Sarsubedar who
held Bagalkot Fort supported by a garrison till Gen. Munro occupied it in 1818. The place
was a noted center of freedom movement and also of unification movement besides a center
of trade in cotton and groundnut.

1.3 Non-submersible area-Bagalkot Town:

As a result of the increase in the height of Almatti dam across Krishna River, the
Bagalkot town and its surrounding area were affected by back water. The maximum F.R.L.
is 1720’ contour line and the second safety F.R.L contour line is 1731’. The area between
F.R.L 1720’ and 1731’ is called “Malaria Zone” since the town was affected by back water
up to 1731’ contour line. In the interest of allowing developments in the jurisdiction of
BTDA, high level committee meeting held under the chairmanship of honorable Chief
Minister on 16-09-2016, has decided to allow the developments above FRL525m. Keeping
this in mind, the Master Plan – R1 is prepared beyond these contour lines i.e. non-
submersible area of the existing town.

The Govt. had declared modified local planning area for Bagalkot town consisting of
12 villages (including Bagalkot) in its order No. UDD/52/BEMAPRA/2001 dated

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24.03.2001. The Bagalkot City Local Planning Area is 129.47 Sq kms. The “Master Plan”
is prepared keeping in view the said Government order. The names of the town and villages
included in the Bagalkot local planning area are mentioned in Table -1

1.4 Local Planning Area:

List of villages which are under L.P.A. of Bagalkot Planning Authority

Table 1
LOCAL PLANNING AREA DETAILS
Sl.No. Village Name Population Area in Ha
01 Bagalkot 111933 2388.99
02 Veerapur 1139 357.68
03 Murnal 1147 962.97
04 Kesanur 393 631.73
05 Bannidinni 483 197.88
06 Anadinni 2182 446.05
07 Yadahalli 1601 699.55
08 Chebbi 1884 1008.75
09 Gadanakeri 5603 1493.43
10 Simikeri 7653 1766.18
11 Muchakhandi 2692 1900.29
12 Sigikeri 4148 1093.50
Total 140858 12947

NOTE: POPULATION AS PER 2011 CENSUS

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2.0 PHYSICAL CHARACTERISTICS

2.1 Topographical Features:
A study of hinterlands of Bagalkot town i.e. Local Planning Area immediately reveals
that the development of Bagalkot town is limited by Ghataprabha River towards the North
and by Muchakandi Lake besides existing railway lines on the South. It is also drained by
many small Nalas. Fertile black cotton soil is seen on the Eastern side which has not favored
the developments, but has favored agricultural developments. Scattered small hillocks are
noticed here and there.
2.2 Climate:
The climate is warm and dry throughout the year and rainfall is scarce. Bagalkot
district receives the lowest rainfall annually in Karnataka. The average rainfall in the region
is approximately 318 mm annually. The months of September to December account for about
52% of the total annual rainfall.
Mean maximum and minimum temperatures of 38.190C and 22.110C are noticed in
Bagalkot town during the months of February to June respectively. It receives mean annual
rainfall of 60.57mm. It is observed that the predominant wind direction is towards East and
North-East. From October to March, wind blows away from Bagalkot town. Table No. 2
Gives the Climatological details.
Table 2
Climatological Data of Bagalkot Town
2010
Month Temperature Mean RH (%) Mean of Av. Total
(Deg.Celsius) Wind speed Rainfall
MeanMax MeanMin. 0830hrs. 1730hrs.
for 24 hrs. in
Jan 27.4 15.8 75 70 3.1 (mm)
15.2
km/hr
Feb 29.8 20.0 67 58 2.8 0.0
Mar 34.6 20.7 72 46 2.9 0.0
Apr 36.8 22.9 71 44 4.5 6.8
May 37.8 25.9 68 45 5.9 44.0
Jun 30.9 23.6 77 64 8.1 46.2
Jul 28.3 19.6 83 77 7.0 41.6
Aug 29.0 20.0 81 76 6.2 77.4
Sep 28.4 20.7 81 72 2.9 95.6
Oct 28.4 20.0 81 93 3.1 64.2
Nov 29.0 19.6 85 74 4.0 66.8
Dec 28.6 17.1 72 72 3.2 0.0
Source: Department of meteorology (Bengaluru)

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2.3 Soil:

Soil in the area can be categorized as red sandy soil, red loamy soil & black cotton
soil. The majority is black cotton soil which is very good for cotton cultivation. Lime stones
and dolomites which are supporting many cement industries are also available in plenty.

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3.0 DEMOGRAPHIC STUDIES

The word Demography is derived from the Latin word Demos. Demo means people,
Graphic refers to study, and then Demography is the study dealing with people. The study
becomes important from the point of view that any planning activities formulated and
executed to serve for the people to meet their need. This chapter deals with the demographic
factors consists of Growth of population, literacy level, sex ratio and occupation pattern of
Bagalkot City.

3.1 Population Growth:

Table 3 provides the population variation of Bagalkot town for the last 4 decades and
projected population of next 2 decades. The average annual growth rate (compound) of
Bagalkot town during last three decades, 1991 to 2011, is 3.25 percent. The population
figures show that the town is consistently growing.

Table-3 Population Growth

Decadal
Percentage of
Year Population Increase + or
change
Decrease -
1981 83838 ---- ----
1991 96112 +12274 +12.77
2001 113864 +17752 +15.60
2011 140858 +27171 +19.26
2021* 166400 +25365 +15.24
2031* 195000 +28600 +14.66
Source: Census of India * Projections

Bagalkot city has slightly increase in population for the year 2011 as compare to
2001, this is due to construction and infrastructure activities carried out for the rehabilitation
packages which drew large number of migration of people from surrounding villages and
cites.

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3.2 Sex Ratio:

Sex ratio is the basic characteristics

of any demographic group and affects not only its
demographic but also its social, economic and
political structure, Sex Ratio usually measured in
terms of no. of females / 1000 male population.

In the year 2001 the sex ratio in Bagalkot town was

944 which is improved to 985 in the year 2011.

Figure 1

In 1991 there is a slight decline in sex ratio, might be there were more migration of
male workers compare to female workers. Another reason may be the flooding in the town,
which also caused people to shift to other safe places. By the year 2011, the sex ratio
increased to 985 which seems to be good scale. From the current trend it can be seen that by
2031 the ratio will cover the gap by additional 10%.

3.3 Literacy:

The literacy rates in Bagalkot

town for the year 2011 indicate a
progressive trend comparable to state
(urban) average figures. Male literacy
percentage is just marginally higher
than the female literacy when
compared to state figures. As per the
present statistics and ongoing
infrastructure, literacy rate will
increase further for both male and
female and there will be minimal
difference for male and female for the Figure 2
coming decades.

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3.4 CMC Ward Wise Density:

The remaining un-submerged area in each ward is calculated with the help of the map.
The total area of the ward and the population living in it, as per 2011 census are known.
The highest residential net density is found in ward No. 12 with 876 pph followed by
ward No. 10 with 562 pph the lowest residential net density is 3.74 pph in ward no.23 where
horticulture university is present, followed by Ward No. 1 with 5.29 pph.
The overall residential net density is 22.2 pph.

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Table 4 Ward Wise Population with Density -2011

Wards Populations Area (in Ha) Density (pph)

1 2576 486.93 5.29
2 1184 162.18 7.30
3 3625 305.65 11.86
4 2600 112.23 23.17
5 2999 24.24 123.71
6 3938 17.89 220.07
7 3395 261.70 12.89
8 1366 7.69 177.56
9 2110 6.63 318.14
10 2042 3.63 562.42
11 1176 3.44 341.49
12 2967 3.38 876.64
13 2643 4.98 530.72
14 2166 10.47 206.85
15 1910 24.43 78.19
16 4013 31.39 127.83
17 3335 19.72 166.88
18 2595 333.49 7.75
19 4385 39.07 112.23
20 6409 387.14 16.56
21 4044 161.29 25.07
22 6316 445.63 14.07
23 4644 1240.82 3.74
24 6308 105.28 59.91
25 6928 386.88 17.91
26 1096 74.53 32.32
27 2969 54.09 54.80
28 6938 186.84 37.44
29 5898 48.80 120.84
30 3694 25.82 55.06
31 4353 66.63 167.78
Total 1,11,933 5041.26 22.20

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3.5 Population Projections:

By 2031, the Bagalkot rehabilitation will be completed 100%. The shifting process,
the construction activity and the compensation amount that flows into the area will open out
opportunities for entrepreneurs, construction workers and service industry and which
altogether will lead to more population increase.

The following methods are used in estimating the population of Bagalkot town within
L.P.A. limits for the year 2021 and 2031.

(i) Geometric Progression Method

(ii) Arithmetic Progression Method
(iii) Incremental Increase Method
(iv) Least Square Method

(i) Geometric Progression Method:

Pt = P0 (1+r)10

Year Population
1971 51746
1981 83838
1991 96112
2001 113864
2011 140858

a. t=20
P2011 = P1991(1+r)20
140858 = 96112(1+r)20
(1+r)20 = 140858/96112 =1.465561
20 Log (1+r) = Log 1.465561 =0.17
Log (1+r) = 0.17/20 =0.008300195
(1+r) = Antilog (0.008300195)
= 1.019295707
r = 0.019295707 =0.0193

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b. t=10
P2011 = P2001(1+r)10
140858 = 113864(1+r)10
(1+r)20 = 140858/113864 =1.237072297
10 Log (1+r) = Log 1.237072297 =0.092395081
Log (1+r) = 0.092395081/10 =0.0092395081
(1+r) = Antilog (0.0092395081)
= 1.021502675
r = 0.021502675 =0.0215

c. Average r = (0.0193+0.0215)/2
= 0.0204

d. P2021 = P2011(1+r)10
= 140858(1+0.0215)10
P2021 = 172380

e. P2031 = P2011(1+r)20
= 140858(1+0.0215)20
P2031 = 210955

(ii) Arithmetic Progression Method:

Pt = P0 (1+rt)
a. P2011 = P2001(1+rx10)
140858 = 113864(1+10r)
1+10r = 140868/113864
r = (1.237072297-1)/10
r = 0.0237

b. P2021 = P2011(1+rt)
= 140858(1+0.0237x10)
P2021 = 174241

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c. P2031 = P2011(1+rt)
= 140858(1+0.0237x20)
P2031 = 207625

(iii) Incremental Increase Method:

Year Population Increment Increment Increase

1 1981 83838 --- ---
2 1991 96112 12274 ---
3 2001 113864 17752 5478
4 2011 140858 26994 9242
SUM 57020 14720

Annual Increment in Population = 57020/30 = 1900.7

Annual Increment Increase in Population = 14720/20 = 736
P 2021 = P2011+Annual increase x10 –(Annual increment increase x 10)
=140858+1900.7 x 10 – (736 x 10)
P 2021 = 152505
P 2031 = P2011+Annual increase x20 –(Annual increment increase x 20)
=140858+1900.7 x 20 – (736 x 20)
P2031 =164152

(iv) Least Square method:

a. For P2021

X Year Population Y Log Y XY X2

1 -1 1991 97393 4.988527744 -4.98852774 1
2 0 2001 114479 5.058725827 0 0
3 +1 2011 140858 5.148781518 5.148781518 1
sum 0 15.196 0.160253774 2

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(i) Log Y = nA+BX where n is the Decadal number

15.196 = 3A+B x 0
A = 15.196/3 = 5.0653
a = Antilog A = 116234.0401
(ii) XY = nX + BX2
0.160253774 = 3x0+Bx2
B = 0.080126887
b = Antilog B = 1.202615749
(iii) P2021 y = a x bx2
= 116234.0401 x 1.2026157492
P2021 = 168108

b. For P2031

X Year Population Log Y XY X2

1 -1 2001 113864 5.056386436 -5.05638644 1
2 0 2011 140858 5.148781518 0 0
3 1 2021 168108 5.225588381 5.225588381 1
sum 0 15.43076 0.169201945 2

(i) Log Y = nA+BX where n is the Decadal number

15.43076 = 3A+B x 0
A = 15.43076/3 = 5.143586667
a = Antilog A = 139183.1517
(ii) XY = nX + BX2
0.169201945 = 3x0+Bx2
B = 0.080126887
b = Antilog B = 1.202615749
(iii) P2031 y = a x bx2
= 139183.1517 x 1.2026157492
P2031 = 201298

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The projected populations calculated by all four methods can be summarized as:

Table 5 Projected Population: Bagalkot Town within L.P.A. limits

Sl Methods 2021 Population 2031 Population

No Projection Projection
1 Geometric method 172380 210955
2 Arithmetical Progress 174241 207625
method
3 Incremental increase 152505 164152
method
4 Least square method 168108 201298
Average 166809 196008

3.6 Projections of Population for Planning Purpose:

Considering the town’s potential in economic growth in BTDA area, further

development is anticipated and this area will be raised to an urban center. The population
projections made above have been analyzed by all 4 methods and average is taken.
Further to this, two more important factors which may accelerate the growth of
population are the development of tourism and expected population increase in Chebbi R.C,
Simikeri R.C.I and II and Sigikeri R.C. There is a scope of increase of the inflow of foreign
and national tourists to the historic places in and around Bagalkot which will eventually bring
in business and development activities to the city. Considering these factors an additional
population increase of 50,000 also can be expected totaling the figure to 2,50,000 for the year
2031.

3.7 Proposed Density for L.P.A.:

For the planning year 2031, the projected population is 2,50,000 in Conurbation Area
5404.09 Ha so the projected Gross density works out to be 46 pph, and the Net Residential
Density works out to be 87 pph.

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4.0 ECONOMIC STUDIES

4.1 Economic Potentialities:

Bagalkot’s district economy was valued at US$ 5.6 billion, making it the 12th largest
economy in Karnataka. The approximate per capital income is US$ 360. Agriculture is the
largest sector to the economy. Like most of areas in north Karnataka, Bagalkot is very rich in
black soil which is conducive to the cultivation of cotton. The chief crops cultivations are rabi
and jowar, along with groundnut, cotton, maize, bajra, wheat, sugarcane and tobacco. Jowar
is largely cultivated because it can be grown during rainy seasons as well as during the
winters. It is the main staple for the people of that area. Major pulses grown in the region are
tuvar daal, gram, kulith and mūngdaal. Castor oil, linseed and sesamum are also grown in
Bagalkot.

Bagalkot has a fairly well developed marketing infrastructure for the agricultural produce.
This area has already developed as an important region for the development of grapes,
pomegranate, guava, lemon etc. Fruit processing units and cottage industry can be developed
in this region.

A sizable proportion of the population also consists of weavers. Large quantities of cotton
yarn are also dyed and exported to other parts of the state and country. Most of the
immigrants in the district are either money lenders or cloth merchants. Spinning is the other
major industry in the town. Cement industry still dominates the economy of the town.

Bagalkot town has important trade links not only with the adjoining towns and villages
but also with the adjoining states such as Maharashtra, Kerala, Andhra and Tamil Nadu.
Hence, it has potential to develop as an industrial and trading center.

Service sectors like educational sector and tourism sector are also booming up in
Bagalkot.

4.2 Occupational Structure:

Tables showing Occupational Structures for the years 2011 & 2001 are provided
below for the analysis of basic occupation and service. The male participation rate of all
occupation is over 70% except in agriculture labor which is 50%, where as in this sector

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women labors are more. “Other Services” include workers from industries as well as service
sector which occupies the major percentage of occupational structure.

Bagalkot is essentially a commercial town with highest employment in Trade,

Commerce & related activities with equal importance to primary production activities like
Mining, Agriculture & allied products. There is lot of scope of improving primary sector after
formation of Horticulture University and Research center at Bagalkot.

Table 6 Occupation Structure for the year 2011

Sl
Description Male Female Population %
No
1. Main Cultivators 1893 344 2237 5.27
2. Main Agricultural labors 1800 2066 3866 9.12
3. Main House Hold labors 1125 553 1678 3.95
4. Main Other Services 26949 7691 34640 81.66
Total Main Working
31767 10654 42421 100
Population

Table 7 Occupation Structure for the year 2001

Sl No Description Male Female Population %

1. Cultivators 2066 648 2714 8.19
2. Agricultural labors 1307 1424 2731 8.24
3. House Hold labors 889 444 1333 4.03
4. Other Services 22388 3966 26354 79.54
Total Main Working 26650 6482 33132 100
Population
Source: Census of India.

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4.3 Existing Industries :

It is one of the two handloom units (other one is in Dharwad) in India from where woven
khadi is obtained and transported to Karnataka Khadi Gramodyoga Samyukta Sangha located
in Hubli (which is the only licensed flag production and supply unit in India).

Bagalkot is known for its Cement factory, Slate factory, Spinning Mill, Cotton ginning
and pressing mills, decorating factories and a number of small scale and engineering
Industries. This town is linked to Bombay, Hubli, Bangalore, Hyderabad and Sholapur by
road and rail and is a flourishing town in trade, commerce and industry.

At the outskirts of Bagalkot city many Medium scale & small-scale industries are set up.
Industries like Cement & allied products are under the medium scale industries. Small scale
industries include Ceramic Tile Industry, Tyre industry, Stone Cutting and polishing Industry,
Bangle industry, Match Stick Industries, Agarbatti Industries, and Plastic Bag Industries etc.

At Gaddanakeri there are many limestone industries and brick industries. There are local
small oil industries and oil refineries which produce oil from groundnuts, sunflower, season
oriental, cotton etc.

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The existing status of industries is given below:

Table No. 8
Existing Industries in Bagalkot Town 2014
Sl No Industries In Nos
1. Cement & Allied Industries 5

2. Wood & Allied Industries 35

3. Leather & Allied 10

4. Garments & Allied 36

5. Food & Allied 15

6. General Engineering & Allied 100

7. Tailoring & Allied 35

8. Printing & Publishing 16

9. Food & Allied 27

10. Paint & Allied 11

11. Brick & Allied 14

12. Servicing 10

13. Computer & Allied 24

14. Plastic & Allied 1

Source: Department of Industry and Commerce (Bagalkot)

Bagalkot is having trade connections with the surrounding talukas. It has got a scope to
make use of the agricultural products from the surrounding talukas for setting up agro based
industries.

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5.0 HOUSING

From the last decade, the construction of new residential buildings have come rapidly
due to land and fund allocation to the destitute families of the submerged area of Bagalkot
town. The Government has banned the construction activities within the submersible limit
i.e. 1731 feet contour line/FRL. Now the Government has decided to encourage development
activities beyond 1731 feet contour line i.e. in safer zone. It is only after 1992 the town is
slowly picking up the construction activities.

Table No. 9
Number of Households and Household size

Year Total H/H H/H

Population Size

2001 1,13,864 21,603 5.27

2011 1,40,858 28,269 4.98
2021* 1,66,218 33,244 5.0
2031* 2,50,000 50,000 5.0

*projected

The housing shortage by 2031 in the non-submersible Bagalkot town will be very
much acute due to the migration of people. The population by 2031 is expected to be
doubled because of the new construction activities in the new town and the huge investments.
This population will have to depend upon the infrastructural facilities available in the non-
submersible old existing town. The number of households by 2021 in the non-submersible
town is expected to be at 23,270.

There are 3 Rehabilitation Centers (RC) developed by Upper Krishna Project for the
submerged people who lost their houses and properties due to back water inflow because of
the raise in Dam Level. The 3 RC’s are located in Chebbi, Simikeri and Sigikeri villages.

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BTDA has also developed housing facilities in Unit -I called “NavaNagar” for the
submerged people who were living in Old Bagalkot area. Further BTDA is also developing
housing and Infrastructure as Unit –II & III.

Since Real Estate is booming up lot of private residential layouts are also coming up
within the L.P.A..

5.1 Slums: 12 Slum areas are declared in old town (out of 12 slums, 8 are in non-
submerged area and 4 is in submerged area) which are close to commercial hub, bus stand
and railways station causing congestion, narrow roads and public health related issues.
Besides there are 8 undeclared slums also in CMC area. Rehabilitation / Up gradation of
these slum areas are a very important.

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6.0 COMMUNITY FACILITIES & UTILITIES

6.1 Community Facilities:

A study of the infrastructures existing in Bagalkot Town reveals that this town is well
developed in providing civic facilities and other amenities.

1. Education Facilities:

i) Primary Schools: It is noticed there are 28 primary schools in non-submerged

area of Bagalkot . Out of these 17 are located in thickly populated area which
come under municipal limits, 1 is in Bannidhini, 4 are in Gaddanakeri, 1 is in
Muchkandi , 1 is in Murnal, 1 is in Sigikeri, and 1 is in Yadahalli. These schools
are within easy reach from residential areas.
ii) High Schools: 33 High schools are located in Navanagar area and also in the
educational complex developed by B.V.V.Sangha. all these High schools are
properly distributed to cater the needs of residential areas.
iii) Colleges: There are 2 Govt PU Colleges, 9 Aided colleges and 4 unaided
colleges present. Most of the aided colleges are situated in the educational
complex developed by B.V.V. Sangha and this complex is situated in the eastern
part of Bagalkot town.
iv) Professional institutions: Engineering College is situated about 5 Kms away
from old Bagalkot town and is now in new Bagalkot town. Medical College &
Dental College are also in Bagalkot, Polytechnic, Artisan training centers etc., are
in old town of Bagalkot which is again come under unsubmerged area. One
Horticulture Univeristy and Research Centre is in BTDA area.

2. Health Facilities:

The existing District Govt. Hospital is at Navanagar and 50 bed Municipal Maternity
home is at old Bagalkot. Besides these, there are 11 major private hospitals in old Bagalkot.

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3. Veterinary Facilities:
The existing veterinary hospital would not be affected by submersion and as such it
can be used as it is. Besides that one more Primary Veterinary Hospital is situated at
Gaddanakeri.

4. Post and Telegraph Facilities:

1 Head Post Office and 10 additional sub/branch post offices are distributed across the
L.P.A. of Bagalkot. The telephone exchange remains unaffected and can be used.

5. Parks & Playgrounds:

One outdoor stadium and swimming pool situated in Navanagar Bagalkot. Other play
grounds are attached to the educational institutions.

Avenue plantation on the road side has been done. There are 6 major Gardens
developed in Navanagar. All these Gardens are being maintained by Horticulture University.

6. Places of Worships:

17 temples, 5 mosques and 1 church would remain unaffected in Old Bagalkot. More
number of places of worship have come up in the new township. Balaji Mandir and temple,
Jain Chaityalaya, Yamanur Darga, Durga Devi Temple, Narayana Dattatreya Temple,
Satyabodha Rayara Math , Ambabhavani Temple and Catholic Church are at Northern side of
Unit-I.
“Veerabhadreswar “Temple the oldest and sacred place of worship is at the foothills
of Muchkandi Tank.

7. Others:

There are 15 Banks operating in new and old Bagalkot town, 5 cinema theatres and
various institutions and trusts like Sanga, Samaja’s adding to 11 numbers.

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6.2 UTILITIES AND SERVICES

The basic amenities such as Water supply, UGD, Roads, Storm Water Drains and
Electrification, etc., are already provided to Unit I of Navanagar Bagalkot by BTDA.
Similarly they have proposed to provide the said basic amenities to Unit II also with
improved standards as are being adopted in development of urban areas. Likewise For Old
Bagalkot area CMC is providing utilities and services.

1. Water Supply:

For Unit I, the basic infrastructure such as civil portion of Jackwell, Raising mains
and Gravity mains are designed and constructed for 50 MLD and Pumping Machineries and
Water treatment plant are designed and constructed for 27.24 MLD. A Jack well is
constructed at Anadinni village located at a distance of about 1 km on upstream side of the
Bannidinni Barrage across Ghataprabha River. The raw water from the Ghataprabha river is
being pumped and transported through 700 mm dia M.S. raising main over a distance of
about 4.20 Km. to the Water Treatment Plant (WTP) at Gaddanakeri cross. The water after
treatment is again pumped and transported through 700 mm dia MS raising main over a
distance of 700 m to Ground Level Service Reservoir (GLSR) of 50 Lakh liters capacity
located on Gaddanakeri Hillock at an elevation of RL 605.402 m. From this GLSR water is
being supplied through gravity main and feeder mains to the various reservoirs located in the
new and old Bagalkot Town. The CI & DI pipes of various diameters are provided for
distribution net work in Unit I.
Two GLSR of 25.00 lakh litres capacity, two GLSR of 10.00 lakh litres capacity, one
GLSR of 5.00 lakh litres capacity, one ELSR of 15.00 lakh litres capacity and four ELSR of
10.00 lakh litres capacity are constructed at various sectors for providing water supply to Unit
I of Navanagar. One ELSR of 15.00 lakh litres capacity and two ELSR of 10.00 lakh litres of
capacity in Old Bagalkot town are being used for Water supply to Old Bagalkot town. The
total storage capacity is 16.5 million liters. For one time filling the total usage of water is 16.5
MLD.
Apart from the above, Mini Water supply Scheme is also taken for Unit I to meet out
the emergency demand of water during scarcity and troubles in main water supply. Total
number of 38 bore wells are energized with cisterns for the said purpose.

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The water supply to Unit II is proposed to be provided by tapping the Gravity main
already laid from the Master Balancing Reservoir to Township. Unit II has been divided in to
Six Zones for distribution of water after detailed study of the topography of the area. Each
Zone consists of two clusters. The water demand has been worked out considering a
population density of 6 people per house, at the rate of supply of 135 LPCD and system
losses of 15%.Daily demand of water per zone works out to about 30 lakhs litres. Required
storage per zone is about 15 lakhs liters. Therefore, a storage overhead tank of capacity 15
lakhs litres is proposed for each zone. Total 6 overhead tanks are required for 6 zones. Two
more overhead tanks are proposed for sectors number 106 to 113 which are being developed
for institutional and commercial use. Total 8 overhead tanks are proposed with a storage
capacity of 12 million litres. And for one time filling the usage is 12 MLD. The infrastructure
for Water Supply already provided such as pumping at Jackwell and Water treatment plants
are sufficient considering total demand of Old Bagalkot town, Unit I and Unit II of
Navanagar.

2. Drainage System:
In Bagalkot city most of the storm water drains are the natural valleys and only few
stretches have pucca drains. There are three major storm water drainage streams that finally
join into Ghataprabha River. The town slopes towards the northern side of the town. The
storm water drainage network length in the town is 185.40 km. Out of the total road network
within the town, 85 % of the existing roads have roadside drains on both sides. The present
roadside drain comprises of 73 % of pucca open drain and rest of them is kutcha open drains.
The width of the drains range from 0.3m to 0.45m and the depth of the drains vary from 0.3m
to 0.6m. One of the major drain having a depth of 1.2 m starts from Bus stand cross to Old
post office. The silt is removed from these drains and later lifted within 2 to 3 days. The silt is
carried to dumping site along with other solid waste.
In Unit I the drains of 0.9m width are constructed on both side of the peripheral roads
with UCR masonry and drains of 0.45m width are constructed for internal sector roads with
plain cement concrete as already explained above. The east parent nala drain having 4.00 to
8.50 m width is constructed with UCR masonry and joined to the nala near wet well of
Navanagar.

Unit II is divided in to 3 zones for surface drainage systems. The sector 68, 69 & 70
sectors drain the run off in to central parent nala near sector No.70. The central valley

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receives external storm water from two points. One point of entry is near sector 64 of
catchment area of 114 Ha. The new outfall west parent nala drain passing through sectors 82,
83 and 84 is predominantly aligned with the original nala across C road near road No. 13/14.
Three columns sectors (Road 11 to 14 along North South) from eastern side form a subzone
and drains the flood water in to outfall west parent nala drain. Next 3 columns of Sectors
(Road 14 to 17) drain from south corner to west parent nala drain. Similarly other area of
these sectors drains independently into the outfall drain. Balance sectors from 107 to 112
drain into nala near Road 19.

3. Sewerage:

Under Ground Drainage system facility is provided in Unit I of Navanagar Bagalkot.

At the first instance Sector No. 1 to 49 are covered by the UGD. The system comprises of
laying of Stoneware/RCC pipes, Treatment units, Wet well and stabilizing ponds. Sewage is
conveyed through main sewers from all sectors to Wet Well . The effluent collected in the
wet well is pumped to stabilizing ponds located near Veerapur village wherein the effluent is
treated by aeration method and finally after treatment the water is released to a nearby nala.
This water is being utilized for cultivation of nearby lands by the farmers and excess water
will join to Ghataprabha River.
For sector Nos. 50 to 63 the UGD facility is provided after development of these sectors.
The total length of piping system is 35 Kms. The effluent flows through the sewer pipes
under gravity and joins to the 2 Nos. of stabilizing ponds which are constructed behind the
industrial area. The effluent is treated by aeration method and finally after treatment the water
is released to a nearby nala. Here also this water is being utilized for cultivation of nearby
lands by the farmers and excess water will join to Ghataprabha River.

4. Electric Supply:

110/11 KV Substation is established at Unit I. The supply from Substation is taken to

distribution transformer through 8 No. of High Tension feeders. The supply to the consumer
end is provided through L.T. line from the distribution transformers.
In Unit II it is proposed to provide electrification through Under Ground cabling
system which is being adopted in development of almost all urban areas. It is proposed to

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establish 110/11 KV substation for Unit II. The supply from Substation is taken to
distribution transformer through 21 No. of High Tension feeders and from distribution
transformer centers to consumer end through L.T. line.

5. Street Lighting:

Street lighting is an important component of traffic safety and traffic management.

Movement of traffic and pedestrian is difficult during night time in unserved areas. Most of
the interior roads are kutcha and have to be well lit. There are about 5035 street lights in the
town with different types of electrical fixtures. The average spacing of streetlight poles is 40
m, which is below the norm of 30 m indicating gross inadequacy of the system. However,
this condition is not uniform.
In Unit I, link roads arterial roads, peripheral roads and internal sector roads are
provided with proper illumination during night hours. Along the ‘C’ road, Road No. 1, Road
No. 10, 30 Mtr. boulevard road, ‘J’ road and 24 mtr wide roads 250 Watt lamp sets are
provided on 11 mtr. long double bracket tubular poles fixed on median. Other main roads and
important junctions are also illuminated with 250 Watt sodium vapor lamps mounted on 11/9
mtr. long single bracket tubular poles. The internal sector roads and some peripheral roads are
illuminated with 40 Watt tube sets. Apart from the above, 16 mtr. High mast are provided at
APMC circle, District Hospital circle and junction of ‘C’ road and NH218. 4975 Nos. of 40
Watts FTL, 1428 Nos. of 250 Watts Sodium vapor lamps and 32 Nos. of 400 Watts MH
lighting are provided for illumination of Unit-I. Some of the lights are being operated
automatically and others are on manual basis. Now the automatic operating system is being
adopted for entire Unit I for which tenders are floated.
For Unit II energy efficient and less energy consuming induction lamps are proposed
for street lighting. For internal roads of sectors 40W induction lamps fixed on 5 mtr octagonal
poles, for 24 mtr wide peripheral roads 120W induction lamps mounting on 9Mtr long double
bracket octagonal pole on median, for 18Mtr wide peripheral roads, 80 watts induction lamps
mounting on 9mtr long single bracket octagonal poles are proposed. The provision of 16mtr
high mast is made for major circles. Automatic ON/OFF switching is considered for street
lighting.

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6. Solid Waste Management:

There has been stress on the solid waste management system for the city. Bagalkot
CMC has taken up initiative for the up-gradation and preparation of Action Plan for MSWM
in 2008 for the compliance of MSW rules 2000. Now, Bagalkot CMC has purchased site for
solid waste disposal site, earlier this piece of land was Old APMC Bagalkot, which is at a
distance of 4.0Km from the city. In Bagalkot city, total quantity of waste generated in a day is
40.0 tons per day.
BTDA also have two sewer treatment plants located near to Murnal Village and the other one
is north of sector 57 and near to Hindu burial Ground of Murnal Village limits.

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7. TRANSPORT AND COMMUNICATION

Traffic and transportation is an important aspect in urban planning. An unplanned

system not only causes congestion and bottlenecks and more travel time for the vehicular
traffic but also causes hardship to the pedestrians. The success of any transportation network
depends on a well-planned circulation pattern.

The nearest Airports are Belgaum and Hubli which are around 150 km and 123 km
respectively from Bagalkot.

Two railway lines are also entering into the city. Old line is from Gadag to Sholapur
whereas the new line is coming from Kudchi and joins the old line at Bagalkot railway
station. Bagalkot railway station is situated at Old Bagalkot.

The National Highway 218 from Hubli to Sholapur is passing through L.P.A. At
Gaddanakeri Cross it meets the State Highway 20 which is coming from Belgaum to Raichur.
It passes through entire length of the L.P.A. and enters Old Bagalkot. SH 20 was submerged
in water and afterwards it was raised above the FRL contour lines just after Vidyagiri area
and ends at Market area of Old Bagalkot. SH 20 bifurcates to SH 57 near KSRTC Bus stand
which runs parallel to the railway line and goes to Badami.

A 30m wide road is developed by BTDA to cater Navanagar development, which

starts from NH 218 near Horticulture University and goes to Raichur through Sigikeri RC.

There are two KSRTC Bus Stands in L.P.A., one in Old Bagalkot and the other one
for Navanagar near DC’s Office. KSRTC connects the city with other cities. Government bus
service is also available for inter city transportation. Several mini buses run by private
agencies are also available for internal transportation. Besides these, Taxis and auto
rickshaws are also available in L.P.A..

Internal roads in Old Bagalkot are narrow and congested. But Navanagar area is well
planned. All the 64 sectors of Unit I are connected by a network of 30 m. wide Boulevard
road, 24.00 m. wide arterial roads, 18.00 M wide peripheral roads of about 48 Km length.

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The internal sector roads are developed in various width of 6 to 12 m. Similarly all the sectors
in Unit II are proposed to be connected with network of 24.00 m. and 18.00 m. wide
peripheral roads and internal sector roads of 9 to 12 m. wide with flexible pavements and one
central road of 24 m wide with rigid pavement (Concrete road).

One Truck terminal is situated on NH 218 near Simikeri Village area. This provides
support to APMC. But this Truck terminal is situated in residential area which causes
congestion to that area. Therefore in this master plan one more truck terminal is proposed on
the same NH 218 after Gaddnakeri cross towards Vijayapura, this will facilitate residential
area out of traffic congestion, noise and air pollution, moreover traffic jams created by heavy
truck will be prevented in the city limits.

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8. EXISTING LAND USE -2013

At present Total 12947 Ha of land is being used for the development of Bagalkot
Town (LPA). The details are given under:
Bagalkot L.P.A. has segregated to BTDA area and Non-Submersible area. Land use is
calculated separately and the same is described below. Below is the index table of the
existing land use:
Table 10 Combined Existing Land Use Details -2013

TPA-AREA BTDA AREA TOTAL

Percent Percent Percenta
SL. NO. LANDUSE Area Area Area
age age ge
(In Ha) (In Ha) (In Ha)
% % %

1 RESIDENTIAL 467.44 30.02% 279.87 19.54% 747.31 25.01%

2 COMMERCIAL 86.73 5.57% 26.12 1.82% 112.85 3.78%

3 INDUSTRIAL 198.05 12.72% 168.23 11.80% 366.28 12.26%

4 PUBLIC & SEMIPUBLIC 190.51 12.24% 167.23 11.68% 357.74 11.97%

PARK, O.S & BURIAL

5 72.46 4.65% 92.18 6.44% 164.64 5.50%
GROUND

6 PUBLIC UTILITIES 63.43 4.08% 0.97 0.07% 64.40 2.16%

7 VACANT 56.99 3.66% 266.74 30.03% 323.73 10.83%

TRANSPORATION &
8 421.26 27.06% 430.08 18.62% 851.34 28.49%
COMMUNICATION

SUB TOTAL 2988.29 100.00%

9 WATER SHEET 434.69 5.35 440.04

10 F.R.L. WATER SHEET 3509.74 25.51 3535.25

11 FOREST AREA 300.00 - - 300.00

12 AGRICULTURE 5540.75 142.67 - 5683.42

TOTAL 12947.00

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From the existing land use we can understand that BTDA have developed sectors for
rehabilitated population of old submerged Bagalkot Town., and these sectors have ample
space for all activities like stadium & parks, facilities for commercial center, banks, Govt
office and entertainment.

The other major residential communities coming up are in Simikere and Sigikeri RC
centers. Even though Chebbi is far, it is also picking up with the neighborhood.

8.1 Vacant Land:

Some of the areas under Chebbi and Gaddenkeri limits are vacant due to hillock and
forest land, some part of the land near power substation and APMC yard of Muchkandi
village limits are vacant and in old Bagalkot some pockets in thickly populated area seems to
be vacant. The total vacant area is around 323.73Ha which is around 10.83% of total area.

8.2 Residential use:

747.31Ha of land is used for the residential purpose. Most of the residential area is
located in recent extensions of Bagalkot town in the south, but the further development
towards south is seized due to the Muchkandi lake/tank. Hence lots of potential for the
development is towards westwards map where Navanagar and Simikeri residential layouts
are coming up. A fully planned and developed RC center has already come up in western
direction.
A small portion of the residential area is located in the north unsubmerged area of old
town. In old town, there are old buildings with poor conditions. The Vidyagiri residential
development is new and has become a major residential area close to old Bagalkot.

There is also growth potential towards east direction.

8.3 Commercial Use:

112.85Ha of land is used for commercial purpose. These areas are occupied by
wholesale and retail shops, godowns, hotels, restaurants etc. The existing shops of food
grains and cloth etc. remain in unsubmerged area and are available for use.

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8.4 Industrial Use:

366.28Ha of land occupies existing industries like cement, cotton, ginning and
pressing units, decorating units, automobile workshops and general engineering works etc.
Majority of the industries are existing in the South East portion of the town. Cement factory
and spinning mill are the major industrial units within the developed area limits.

8.5 Transport and Communications:

851.34Ha is used by roads and railway lines lying in unsubmerged area. Roads of 15
mtrs.(50’) to 18 mtrs.(60’) width are running in the industrial areas. The roads leading to the
Bus-stand and Railway station are also of the above mentioned width. Roads of 7.5mtr (25’)
to 9 mtr (30’) width are running in the residential area. Areas utilized for the Bus-stand and
Bus depot are also included under this category of land use.

8.6 Public and Semi-Public Uses:

357.74 Ha of land is used for Schools, Colleges, and Government Offices etc.
Educational campus developed by Basaveshwar VidyaVardhaka Sangh to the east of
Bagalkot town remains in unsubmerged area and the land occupied by this complex is
considered under this use, excluding playground. Land occupied by Mangal Bhavan,
temples, mosques and churches are also considered under this category. The town has also
Engineering, Medical and Dental colleges to the west and central of Bagalkot town.

8.7 Parks, Playgrounds and Open Spaces:

164.64 Ha of land or 5.16 % is being used for parks and playgrounds. Playgrounds of
the educational institutions like high schools and colleges are also considered along with
parks in the layout plan under this land use.

8.8 Utilities and Services:

64.40 Ha of land is used for public utilities like water treatment plant, electric/power
sub-stations and solid waste management plant. There are one solid waste management plant
manned and managed by CMC and the water treatment plant is at the top of the hill near
Gaddanakeri Cross. Two Power supply sub-stations are located, one at Muchkandi and other
at the Sigikeri.

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8.9 Water Sheet:

The existing water bodies in Non submersible area of L.P.A. like “Muchkandi Tank”
and other water bodies / Tanks accumulates to 440.04 Ha.

8.10 Forest Area:

These lands are owned and controlled by the Forest Department, which are totally
hilly area covering 300 Ha, and are scattered in Chebbi, Yadahalli and Anadinni. No
development / construction is allowed by the Govt in these areas also.

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9. PROBLEMS AND RECOMMENDATIONS FOR L.P.A.

The study of the unsubmerged portion indicates the following problems:

9.1 Slums:

There are 12 declared slums (Four are in submersible area) and 8 non declared slums
in Planning area which are close to commercial hub, bus stand and railways station
causing congestion, narrow roads and public health related issues. All these slums are to
be rehabilitated or upgraded in the Plan Period of 2031 by the concerned urban Authority/
Karnataka Slum Board.

9.2 Narrow Roads:

Narrow roads are identified mainly in Old Bagalkot area and suitable widening
proposals are suggested and mapped in Circulation map.

9.3 Bad Junctions:

2 Bad junctions are identified, one is near Telephone exchange and the other one is
near Dhanush Hospital. Circle Improvement Schemes are to be carried out separately
after detailed proposals are worked out for the same.

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10.0 PROPOSED LAND USE-2031

A proposed area of 5404.49 Ha is considered for future growth till 2031.

The proposed Master Plan – R1 for non-submersible Bagalkot town has been prepared on
the basis of physical surveys, analysis and information collected from various departments
and planning projections. The proposals have been made to alleviate the problems of the
existing town and to establish a physical linkage so as to promote socio-cultural interactions
of the old and new town.

10.1 Population Projections:

The population projection for the non-submersible Bagalkot town has been calculated
and arrived to be of 2,50,000 in numbers for the year 2031. The projected growth in non-
submersible town will be 2,00,000 and another 50,000 population has been included
expecting the inflow due to migration for job and better living as well as the tourist inflow for
heritage sites in Bagalkot taluk. The other important factor for the addition of population is
due to the rehabilitation of people who are living in the following declared submerged
villages, they are Nakkargundi, Sidnal, Salgundi, Veerapur, Kesnur, Sindgi, Mumal,
Yadahalli, Sorkappa, Honralli, Bannidinni, Malapur, Andmurnal, Sirguppi, Sirguppi-Tanda
and Kadampur villages. Thus the area requirements and other proposals have been made for
a total population of 2,50,000 for the year 2031.

10.2 Area Requirement:

The Master Plan – R1 is prepared to accommodate the expected population of about

2,50,000 by 2031 hence It is proposed to develop an additional area of about 5404.09 Ha of
potential land with the net residential density of 87 pph. in and around Bagalkot. The gross
density considered is 46 persons per ha.

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10.3 Proposed land use – 2031

The details of the proposed land uses are given below in Table - 11

Table 11 Combined Proposed Land Use -2031

TPA-AREA BTDA AREA TOTAL

Percent Percent Percenta
SL. NO. LANDUSE Area Area Area
age age ge
(In Ha) (In Ha) (In Ha)
% % %

1 RESIDENTIAL 1442.07 45.29% 1441.31 64.92% 2883.38 53.35%

2 COMMERCIAL 169.88 5.33% 40.03 1.80% 209.91 3.88%

3 INDUSTRIAL 303.28 9.52% 82.39 3.72% 385.67 7.14%

4 PUBLIC & SEMIPUBLIC 282.05 8.86% 229.02 10.32% 511.07 9.46%

PARK, O.S & BURIAL

5 372.61 11.71% 103.54 4.66% 476.15 8.81%
GROUND

6 PUBLIC UTILITIES 67.53 2.12% 1.57 0.08% 69.10 1.28%

TRANSPORATION &
7 546.85 17.17% 321.96 14.50% 868.81 16.08%
COMMUNICATION

SUB TOTAL 5404.09 100.00%

8 WATER SHEET 419.47 --- 419.47

9 F.R.L. WATER SHEET 3322.62 --- 3322.62

10 FOREST AREA 300.00 --- --- 300.00

11 AGRICULTURE 3500.82 --- --- 3500.82

TOTAL 12947.00

10.4 Residential use:

It is proposed to utilize 2883.38 ha of land for residential use. At first a vacant land to
the extent of 323.73 ha is available for immediate development so it is proposed to utilize this
land for residential purpose. Rehabilitation centers will also act as major residential areas in

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the near future. In future there will be ample residential activity in the Western direction due
to geographical circumstance of Bagalkot along the existing Belgaum-Raichur State highway,
a residential layout plan is approved and residential developments have come up on some of
these plots. It is proposed to utilize all such lands for residential purpose. In addition, some
area lying between the proposed alignment of Belgaum-Raichur road and railway line leading
to cement factory around Simikeri, Gaddanakeri, Sigikeri and Muchakandi villages are also
considered for residential area.

10.5 Commercial Use:

All RC centers are planned to have all amenities required for the community
including commercial centers within the layout plan and is developed as per the approvals.
Next commercial centers are earmarked along the Hubli – Vijayapura highway, Gaddanakeri
cross and way up till the truck terminal.

From Gaddanakeri cross to Gaddenkeri village there are many commercial centers
already being established to cater the neighborhoods many existing shops, supplying day to
day needs like provisions stationery, etc. and again form New IB to Vidyagiri and all the way
up to engineering circle and again towards NEW IB road gives one full circle of commercial
establishment for Vidyagiri locality and the engineering college area.

Navanagar has well planned commercial and residential sectors which serves the
requirement of the citizens.

Old Bagalkot unsubmerged area has already well-established commercial centers

which have very old and permanent establishments, to serve the needs of Sigikeri and
Muchakandi. Commercial is proposed on way to Raichur.

Wholesale commercial land for A.P.M.C. is already established near Muchakandi.

Total 209.91 hectares is allotted for commercial purpose.

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10.6 Industrial Use:

Medium industries have already being established in Gaddenkeri village limits. Agro
based industries, Engineering Industries like manufacture of steel door, windows, grills etc.,
(which would be required in large quantity for new Bagalkot) are established here. Auto
sector and parts of land in old Bagalkot are very old industrial belts.

385.67 hectares are proposed for industrial use, major portion is taken by KIADB Agro
Tech Park and land close to Unit – 2 of BTDA. There are many small-scale industries along
the Belgaum highway mainly brick industries and some of them are also in Simikeri.

10.7 Public and Semi-Public Uses:

Educational, Health and Veterinary facilities, Govt. and Quasi Govt. uses etc., are
included in this use.

The Master Plan – R1Plan is prepared on the basis of neighborhood concept. The nursery
and primary educational facilities are provided within the neighborhood area.

Considering the central location of Bagalkot town in the Krishna Valley Region, a
number of Educational Institutions, Agro Service and research institutions etc., may come up.
Land is therefore earmarked to fulfill any such demands. Totally 511.07 ha of land is
proposed including existing area under this land use.

10.8 Parks, Playgrounds, Burial Ground and Open Spaces:

Parks, playgrounds and all other open spaces are coming under this category. The
proposed area under this use is 476.15 ha which comes around 9.55 % of the proposed land
use.

Many parks and playground are proposed adjacent to the public and semi-public uses to
help the children to make use of this facility. It is concentrated to proposed plantation and
green spaces along water front of F.R.L. and on the small hillocks. The open spaces around
Cement factory are also proposed as a buffer to control dust and other air pollution.

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10.9 Transport and Communication:

(i) Widening of Existing Roads: In the non-submersible Bagalkot town certain
important roads need to be planned properly. Such major roads have been identified and
widening has been proposed wherever felt necessary. The building lines are fixed as
follows:
Table 12 Proposed Road Widening Schedule
Sl. Name of Road Proposed widening Prop Building
No. From To Line (M.)
(M.) (M.) from CL of
the Road
A Hubli-Sholapur Road - NH 218 30.00 45.00 40
B Raichur-Belgaum Road - SH 20 30.00 30.00 21.00
C Bagalkot-Badami Road - SH 57 24.00 30.00 21.00
D Railway Station Road to Muchakandi 12.00 24.00 15.00
E Cement Factory Road 18.00 24.00 15.00
F Raichur to Belgaum Road 18.00 30.00 21.00
G Old KSRTC Bus Stand Road 12.00 30.00 21.00
H Mahaveer Road (Old Bagalkot) 15.00 18.00 12.00
I Railway Station Road 12.00 18.00 12.00
J Muchakandi Road (from Old Bagalkot) 12.00 18.00 12.00
K Old I.B. Road 12.00 18.00 12.00
L New I.B. Road 18.00 24.00 15.00
M APMC to Sigikeri RC 18.00 30.00 21.00
N Railway Station Flyover 09.00 18.00 12.00
Note: a) Setback or Bld line whichever is higher
b) Bld line for PWD roads as per Govt order No 362 CRM 98, Bluru Dt:9/10/1998 &
also changes as per Govt direction from time to time.
(ii) Newly Proposed Roads: Two 18 mtrs. wide roads are proposed along the
two railway lines to cater the residential areas nearby. In other residential areas, the
main internal roads proposed are of 18 mtrs. and the connecting roads are of 12mtrs.
width. The existing 9 mtrs. wide roads in some areas are extended for better
connectivity.

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(iii) New Fly Over: One new Fly over is proposed over the two railway lines (one
from Gadag and other from Kudchi) near the water tank of Sigikeri RC. Some land to
be acquired to connect the flyover to the SH 57.

The total area under this land use is 868.81 ha accounting for about 16.08% of the total
proposed land use.

10.10 Utilities and Services:

An area of 69.10 Ha is allocated for the Public Utilities and services. The proposed
sewage and treatment plant for old city and new Bagalkot town is provided by B.T.D.A.

10.11 Enforcement Guidelines:

Since the major portion of the Bagalkot town is being affected by back water of upper
Krishna project at Almatti, it is advisable to have some guidelines for development
permissions to planning authority. They are:

1) No developments shall be permitted within 524.256m for FRL division Almatti and within
525.00 m for BTDA limit.
2) In the interest of allowing developments in the jurisdiction of BTDA, high level committee
meeting held under the chairmanship of honorable Chief Minister on 16-09-2016, has
decided to allow the developments above FRL525.00 m.. The authority is insisting on No
Objection Certificates from concerned authority (B.T.D.A. or FRL Division Almatti) for
building permission, Change of Land Use, N.A. opinions and lay-out approvals on the basis
of the NOC’s issued by these competent authorities, the planning authority shall consider all
such permissions as per the Master Plan.
3) The town is characterized by brick industries, stone cutting, polishing and stone crushing
units, so these industries may also be permitted in the areas reserved for industrial use. This
may be considered on the basis of large scale construction activities in the forthcoming new
Township.

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10.12 Phasing:

In the Master Plan for Bagalkot Local Planning Area, it is proposed to develop the
total conurbation area in two phases. The existing vacant areas of 323.73 ha within the
developed area boundary shall be developed in the first phase after which within the plan
period of 2031, the second phase of development within the conurbation area will be
completed. The phasing of such development is only for providing infrastructure facilities
within the L.P.A..

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11.0 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 Bagalkot Town takes place in accordance with the land use plan, and its
continued maintenance over the years. For this purpose, the city is divided into 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 overcrowding 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 Bagalkot 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:

a. Establishment of Zones and Zonal Maps:

i. The local planning area is divided into use zones such as Residential, Commercial, and
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 to 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 authority shall consult Director of Town & Country Planning.
c. Where there is uncertainty in identifying alignment of nala, canal, river, existing public
road, railway line, high-tension line and any religious buildings position and also survey
number boundaries in the approved maps, it shall be referred to the actual position on
ground and decision taken by the authority in this regard shall be final.

b. Annexure –I appended to these regulations sets out the uses of land:

i. Those are permitted.
ii. Those may be permitted under special circumstances by the Authority in different zones.
iii.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.

I. Definitions:

In these Regulations, unless the context otherwise requires, the expressions given
below shall have the meaning indicated against each of them.

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

2. ‘Addition 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.

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

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livestock 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.

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.

5. ‘Amalgamation’ means clubbing of two or more authorized plots as a single plot.

6. ‘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.

7. ‘Apartment building / multi dwelling units’ means a building containing four or

more apartments / dwelling units, or two or more buildings, each containing two or
more apartments with a total of four or more apartments / dwelling units for all such
buildings and comprising or part of the property.

8. ‘Applicant’ means any person who gives notice to the Authority with an intention to
erect or re-erect or alter a building.

9. ‘Auditorium’. Premises having an enclosed space to seat audience and stage for
various performance such as concerts, plays, music etc.

10. ‘Authority’ means Planning Authority constituted for Bagalkot Town under the
Karnataka Town& Country Planning Act 1961.

11. ‘Balcony’ means a horizontal cantilever projection including a handrail or balustrade,

to serve as passage or sit out place.

12. ‘Basement storey or cellar’ means any storey, which is partly / wholly below the
ground level. The basement height should not project more than 1.5 mtrs. Above the
average ground level.

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13. ‘Bifurcation’ means bifurcating a plot into two plots.

14. ‘Boarding House’ (Service Apartments) is a premise in which rooms are let-out on a
long term basis as compared to hotels.

15. ‘Building Set Back’ is the minimum distance between any building or structure from
the boundary line of the plot.

16. ‘Building line’ means the line up to 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. No overhead projections are allowed beyond the
building line.

17. ‘Bus Depot’ means a premises used by public transport agency or any other agency
for parking, maintenance and repair of buses. These may or may not include the
workshop.

18. ‘Bus Terminal’ means a premises used by public transport agency to park the buses
for short duration to serve public. it may include the related facilities for passengers.

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

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

20. ‘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.

21. ‘Civic Amenity’

(1) The following civic amenities provided by the central or state government
department statutory body and local authority namely.
(a) (i) Water supply installations including treatment plants, storage reservoir and
intermediate pumping station.
(ii) Drainage and sanitary installations including septic tanks, soak pits and local

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sewage treatment plants.

( iii) Sub stations and transformer yards.
(iv) Garbage collection, segregation and recycling centres; and
(v) Public toilets
(b) (i) Health facilities And educational institutions.
(ii) Markets, milk booth fair price shop.
(iii) Bus stations.
iv) Area office or a service station of the local authority or Karnataka urban water
supply and drainage board or the electricity supply companies (ESCOMs). And
other utility providing government departments and statutory bodies providing
public utilities.
(v) Post office and bank.
(vi) Gymnasiusms and libraries and
(vii) Police station and fire station.

(c) Central or state government offices, recreation centres, religious and cultural
activity centres and
(d) Anganawadi centres and Hostels run by the state governments.

(2) Convention centres built and run by the local authority

(3) Ammenity run by and institution on non-profitable basis like educational institutions
and health facilities run on non-profitable nature religious and cultural activity
centre charitable or philanthropic service and
(4) Any such other amenities that the government may by notification specify

22. ‘Clinic’ a Premise used for treatment of outdoor patients by a doctor, in case of
polyclinic, it shall be managed by a group of Doctors.

23. ‘Clinical Laboratory’ a premise used for carrying out various tests for diagnosis of
ailments.

24. ‘Common wall’ means a wall built on land belonging to two adjoining owners, the
wall being the joint property of both owners.

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a. 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.
b. 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.

25. ‘Commercial building’ means a building or part of a building, which is used as

shops, and/or market for display and sale of merchandise either wholesale or retail,
building used for transaction of business or the keeping of accounts, records for
similar purpose; professional service facilities, corporate offices, software services,
offices of commercial undertakings and companies petrol bunk, restaurants, lodges,
nursing homes, cinema theatres, multiplex, kalyana mantapa, community hall (run on
commercial basis) banks, clubs run on commercial basis. Storage and service
facilities incidental to the sale of merchandise and located in the same building shall
be included under this group, except where exempted.

26. ‘Corner plot / Corner Site’ means a plot facing two or more intersecting
Streets/Roads.

27. ‘Corridor’ means a common passage or circulation space including a common

entrance hall.

28. ‘Community Hall’ means congregation place to be developed by Government or

Local bodies, Trust, Society etc, and having a hall without separate kitchen and
dining. No upper floor shall be permitted.

29. ‘Convention Center’ means premises having enclosed space for office meetings &
discussions, cultural activities without cooking facilities.

30. ‘Covered Area’ means area covered by building / buildings immediately above the
plinth level, but does not include the space covered by;

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i. Court yard at the ground level, 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.

31. ‘Cross wall’ means an internal wall within the building upto the roof level or lintel
level.

32. ‘Cultural buildings’ means a building built by a Trust, Society, Government or Local
body for cultural activities.

33. ‘Density’ means concentration of population expressed in terms of number of persons

per hectare in a particular area.

34. ‘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.

35. ‘Development Plan’ means a proposal for construction of one or more buildings on a
plot measuring more than 5,000sq m in extent.

36. ‘Dharmashala’ is a premise where temporary accommodation for short duration is

provided on no profit basis.

37. ‘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.

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38. ‘Drainage’ means the removal of any waste liquid by a system constructed for this
purpose.

39. ‘Dwelling unit / Tenement’ means an independent housing unit with separate facility
for living, cooking and sanitary requirements.

40. ‘Exit’ means a passage, channel or means of egress from any floor to a street or other
open space of safety.

41. ‘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.

42. ‘First floor’ means the floor immediately above the ground floor, on which second
and other floors follow subsequently.

43. ‘Flatted factory’ means a premises having group of non-hazardous small industrial
units as given in schedule-I having not more than 50 workers and these units are
located in multistoried buildings.
44. ‘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.

45. ‘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 covered area of all the floors

Plot Area

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46. ‘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.

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

48. ‘Footing’ means the projecting courses at the base of a wall to spread the weight over
a large area.

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

50. ‘Government’ means the Government of Karnataka.

51. ‘Ground floor’ means immediately above the level of the adjoining ground level on
all sides or above the basement floor.

52. ‘Group Housing’ means apartments or group of apartments on a minimum plot size
of 1 hectare or more 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.

53. ‘Guest House’ is a premise for housing the staff of Government, semi-government,
public under taking and private limited company for short duration.

54. ‘Gas Godown’ means premises where LPG cylinders are stored.

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

a. 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;
b. Storage, handling, manufacture or processing of which involves highly
corrosive, toxic or noxious alkalis, acids, or other liquids, gases or chemicals

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producing flame, fumes and explosive mixtures, etc. or which result in

division of matter into fine particles capable of spontaneous ignition.

56. ‘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.

57. ‘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.

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

59. ‘Hospital’ is a premise providing medical facilities of general or specialized nature

for treatment of indoor and outdoor patients.

60. ‘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 midpoint 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.

61. ‘High-rise Building’ means a building measuring G+4 or15 meters and above,
whichever is less.

62. ‘Heritage Building’ means a building possessing architecture aesthetic, historic or

cultural values, which is declared as Heritage building by the Town Planning
Authority within whose jurisdiction such building is situated.

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63. ‘High Density Development’ this includes star hotels, shopping malls, multiplexes,
commercial complexes IT & BT.

64. ‘Heritage Precinct’ means an area compromising heritage building or buildings and
precincts there of or related places which is declared as Heritage building by the
Town Planning Authority within whose jurisdiction such building is situated.

65. ‘Hostel’ a premise used for lodging on payment with or without boarding facilities.

66. ‘Integrated residential School’ a premise having educational and playing facilities
for students up to XII std, it shall have boarding facilities and may have residential for
faculty members.

67. ‘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.

68. ‘Junk Yard’ means premises for covered semi covered or open storage including sale
and purchase of waste goods, commodities and materials.

69. ‘Kalyana Mantapa’ means premises where marriages, social and religious functions
are conducted with cooking facilities.

70. ‘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.

71. ‘License’ means an authorization or permissions in written by the ULB to carry out
any building construction.

72. ‘Layout’ means any subdivision of land with the formation of a new road or an
access road.

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73. ‘Loft’ means a residual space above normal floor level which may be constructed or
adopted for storage purpose.

74. ‘Lodging House’ is a premises used for lodging on payment.

75. ‘Lift’ means an appliance designed to transport persons or materials between two or
more levels in vertical direction by means of a guided car platform.

76. ‘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, odor, dust, effluent or other objectionable
conditions.

77. ‘Master Plan’ means Master Plan/ Master Plan (Revised) prepared for the Local
Planning Area of the City of Bagalkot approved by the Government under the
Karnataka Town and Country Planning Act, 1961.

78. ‘Medium industry’ medium industry, which employs not more than 500 workers and
conforming to performance standards and are as listed in Schedule- III.

79. ‘Multiplex Complex’ means, a Building housing an entertainment and cultural center
including cinema theaters, restaurant, food courts, shops etc.

80. ‘Multilevel Car Parking (MLCP)’ means multilevel R.C.C structure used for car
parking connected to all floors by means or ramps or ramps with mechanical
elevators. MLCP can be an independent structure or part of a building with other land
uses.

81. ‘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.

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82. ‘Municipality’ means the Town Municipal Council established under the
Municipalities Act 1964.

83. ‘Nursing Home’ means, a premises having medical facility for indoor and outdoor
patients, providing up to 30 beds.

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

85. ‘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.

86. ‘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.

87. ‘Plinth’ means the portion of a structure between the surface of the surrounding
ground and surface of the floor immediately above the ground.

88. ‘Plinth area’ means the built up covered area of the building / buildings immediately
above plinth level.

89. ‘Plinth level’ means the level of the floor of a building immediately above the
surrounding ground.

90. ‘Porch or portico’ means a roof cover supported on pillars or cantilevered projection
for the purpose of pedestrian or vehicular approach to a building.

91. ‘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.

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92. ‘Plot or Site’ a parcel of land enclosed by definite boundaries.

93. ‘Pump Room’ means a room provided below ground level adjacent to sump tank to
house various types of pumps with self-priming mechanism however the entrance
shaft of the pump room of a maximum of 2M X 2M may be permitted above the
ground level.

94. ‘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.

95. ‘Recreation club’ is a premise used for assembly of a group of persons for social and
recreational purposes with all related facilities.

96. ‘Repair shop’ is a premise similar to retail shop for carrying out repair of houses hold
goods, electronic gadgets, automobiles, cycles etc,.

97. ‘Restaurant’ is a premise used for serving food items on commercial basis including
cooking facilities, with covered or open space or both having seating facilities.

98. ‘Retail shop’ is a premise for sale of commodities directly to the consumer with
necessary storage.

99. ‘Road Level’ is the level of the road at the access to the property or in the event of
more than one entrance to the property the road level considered shall be at the center
of the property frontage. The level of the road shall be taken at the center of the
carriage way.

100. ‘Road Width’ means the distance between the boundaries of a road including
footways and drains measured at right angles to the center of the plot.
a. Note: in case of sites at T junction or at the intersection of multiple roads, the
width of the roads parallel to the site shall be considered.

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101. ‘Room Height’ means the vertical distance measured between the finished
floor surface and the finished ceiling surface where a finished ceiling is not provided,
the underside of the joint or beams or tie beams shall be determined the upper point of
measurement, the minimum height of the room shall be 2.75M.

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

103. ‘Semi-detached Building’ means a building detached on three sides with

open spaces as specified in these regulations.

104. ‘Service Apartments’ means fully furnished room or suite or rooms with
kitchen, which are intended to be rented out on daily/weekly/monthly basis.

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

106. ‘Set back’ means the open space prescribed under these Zonal Regulations
between the plot boundary and the plinth of the building.

107. ‘Storey’ means the space between the surface of one floor and the surface of
the other floor vertically above or below.

108. ‘Stilt Floor’ means a floor consisting of columns, used only as car parking
and shall not exceed 2.4m in height and not be covered by enclosures and shutters.

109. ‘Service Industry’ means any industry where services are offered & the site
area shall not exceed 240 sq m. Service industries shall be permitted in the Residential
Zone under special circumstances as given in Schedule I.

110. ‘To abut’ in relation to the building or any portion of it means to touch the
road boundary or the adjoining plot or building.

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111. ‘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.

Annexure-I
Land Use Zones
For the purpose of these regulations, the Local planning area of Bagalkot is divided into
following use zones.
1. Residential
2. Commercial
3. Industrial
4. Open Spaces
5. Public and Semi-Public
6 Public Utilities
7. Transportation and Communication
8. Agriculture /Special Agriculture
9. Monument area

Uses of land that are permitted and those that may be permitted under special circumstances
by the Bagalkot Planning Authority in different zones of the local planning area shall be as
follows.
Note: All uses permitted under special circumstances shall be considered only after calling
for public objections and placing the subject before the authority.

1. Residential Zone:

a. Permissible under normal circumstances:

i. All kinds of residential developments
ii. Milk booths, HOPCOM centers, vegetable & fruits shops, bakery
iii. Medical shop, Flour mill, Tailoring shop, hair cutting salon, beauty parlour,
laundry, dry cleaning and ATMs
iv. Doctors consulting room when the applicant is the owner with an area not

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exceeding 20 sq m in the main building

v. KPTCL counters, Bus shelters, State and Central govt. establishments,
Telecommunication & Micro wave towers and stations subject to production
of the structural stability certificate from a registered structural engineer.
vi. Open spaces and Play grounds, Public utilities as defined in Karnataka
Planning Authority Rules 1965

b. Permissible under special circumstances by the Authority:

i. Hostels for working women and men, Paying guest facilities, Old age homes,
Orphanages
ii. Office of advocates and other professional consultation rooms not exceeding
20 sq m
iii. Places of Worship
iv. Cemeteries, Burial grounds
v. Public libraries , Public toilets
vi. Vehicle parking including Multilevel car parking
vii. Educational institutions up to primary schools, nursing homes and pet clinic
viii. Fuel storage depots, filling stations and LPG storage.
ix. Community hall subject to space standards given in the table 13
x. Industries as per list given in schedule- I

Note:
a. NOC from Deputy Commissioner of the Bagalkot district shall be obtained
before permitting buildings for places of worship and educational institutions
as per GO No: Kan.E/65/MuAaBi/2001 Dt.24.12.2001 and G.O.No.Na Aa Yee
237 Bema pra 2009 dated 19.09.20092009 (After calling public objections in
two local newspapers)
b. 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

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exceptional cases after spot verification and obtaining No Objection

Certificate from the KSPCB.

2. Commercial Zone:

a. Uses permitted under normal circumstances:

i. All commercial and business uses including all shops, stores, markets
except meat and fish, shopping centers, shopping malls and uses connected
with the display and sale of merchandise either whole sale or retail and
storage incidental to the sale of the same.
ii. Fuel filling stations.
iii. Corporate offices, professional service facilities, software offices, offices
of commercial undertakings and companies.
iv. Hotels, Restaurants, lodges, service apartments, cinema theatres,
multiplex, community halls, convention centres, Kalyana mantapas, banks,
clubs.
v. Hospitals and Educational institutions subject to space standards given in
the Table-13.
vi. Places of amusement or assembly, advertising signs conforming to
relevant byelaws.
vii. All uses specified under the definition ‘civic amenity’.

b. Permissible under special circumstances by the Authority:

i. Automobile workshops & Garages, Truck terminals, Weigh bridges
ii. Meat and Fish markets
iii. Cold storage, Storage of inflammable materials,
iv. Industries as per the list given in Schedule-I

Note: Commercial complexes / Office Complexes/ neighborhood shops should have

sufficient provision for toilet for visitors in each floor and should be shown on plan. It
shall have waste disposal arrangements.

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3. Industrial Zone:
a. Uses permitted:
i. All industries which would not cause excessive injurious or obnoxious
fume, odour, dust, or any other objectionable effluents etc. as listed in
Schedule – II.
ii. Covered storage for industry, public utilities & related buildings,
logistics, diary and poultry farms, information Technology & Bio
technology industries, stock yards, Crushing units, sports & recreational
uses. Bus & truck terminals uses permitted under special circumstances in
the commercial zone.
b. Uses that are permitted under special circumstances by the Authority:
All industries listed in Schedule – III.
Note: To encourage work-home relationship, up to thirty percent of the gross area
may be permitted for residential use for providing quarters to the employees of that
particular industry, subject to clearance from the KSPCB.
All industries listed in a. and b. above are to be cleared by the Pollution Control
Board

4. Parks, Play Grounds & Open Spaces/Buffer:

a. Uses permitted under normal circumstances:

Parks, Play grounds, Stadium, Cemeteries and Crematoria, Burial grounds,
Public toilets, Parking, Water storage, Sewage treatment plants.

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

Open air theaters, Water sports and amusement theme parks, Recreational
clubs (Non commercial nature), Public Libraries, Aquarium, Planetarium, Museum,
Balabhavan, Art gallery, Horticultural Nursery, Swimming pool. Uses ancillary to the
above such as canteens, milk booths, HOPCOM centers may be permitted not
exceeding 5% of total area limited to ground plus one floor only. Pumping Stations in
the vicinity of rivers and lakes.

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Note:
Where the land abuts any water body, a buffer between the edge of water body and
the development shall be maintained as follows:
a. a minimum of 45 m from the bank of the river or stream;
b. a minimum of 30 m from the boundary of lake having an area of 40 ha and
above;
c. a minimum of 10 m for other lakes having an area of less than 40 ha;
d. a minimum of 9 m from the bank of canal and rajakaluves;
e. a minimum of 3 m from the bank of natural drains and nalas that are shown
in double line in village map.

5. Public And Semi-Public Uses:

a. Uses permitted under normal circumstances:

i. educational, health and religious institutions
ii. library, cultural and recreational institutions of non-commercial nature and any
other place of assembly
iii. post office, bank, police station, fire station , State & Central govt. offices
iv. fair price shop, milk booth, child care centers, gymnasium
v. all uses permitted under Parks, playgrounds & open spaces.

b. Uses that are permitted under special circumstances:

Retail shops, Filling stations, Clubs, Banks, Cafeteria, dwellings required for
essential staff for proper maintenance and functioning of public and semi-public uses
may be permitted up to an extent of 10% of the sital area in their own premises as
ancillary to the respective institutions.

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.

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6. Public Utilities:

a. Uses permitted under normal circumstances:

i. Water supply and Sanitary installations including treatment plants and
disposal works, Storage reservoirs, Drying beds, Dumping yards.
ii. Power plants, Transformers, High and low tension transmission lines, Sub-
stations, Gas installations and Gas works, Fire stations, Microwave towers,
Public toilets and such other Public utilities.

b. Uses that are permitted under special circumstances:

Canteens, Offices, ATM, Indoor recreational use, dwellings required for
essential staff for maintenance and functioning of public utility uses in their own
premises as an ancillary to the respective institutions not exceeding 10% of the total
area.

7. Transportation and Communication:

a. Uses permitted: Railway lines, Railway yards, Railway Stations, Railway workshops
and Sidings, Roads, Road transport depot, Bus stations and bus shelter, Parking areas,
Truck terminals, Dock yards, Jetties and piers, Airports and air stations, Post Offices,
Telegraph offices, Telephones and telephone exchanges, Television, telecasting and
radio broadcasting stations and offices in their own premises and residential quarters
for watch and ward.

b. Uses that are permitted under special circumstances: Retail shops, Restaurants
and hotels, Show rooms, Offices, Boarding and lodging houses, Banking counters,
Indoor recreational uses, Multiplexes, Clubs, Godowns, Two wheeler/ Four wheeler
parking and other commercial activities that are ancillary to the main use. Provided
total area for such ancillary uses shall not exceed 45% of the allowable floor area ratio
of the project when taken up by the Central and State Government and Public
Undertakings; and shall not exceed 20% of the allowable floor area ratio in other
cases.

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8. Agricultural Zone:

a. Uses Permitted under normal circumstances: Agriculture, Horticulture,

Dairy and poultry farming, Cold storage, Rice Mills, Flour mills, Cane
crushers, Farm houses and their accessory building and uses not exceeding
200 sq m of plinth area within the plot area limitation of 1.0 hectare. Brick
kilns, Quarrying and removal of clay and stone up to 3.0 mts. Depth, Filling
stations, Weigh bridges, Vehicle parking & Terminals abutting National &
State highways, Uses specifically shown as stated in the land use plan like
Urban village, Ashraya houses for economically weaker section,
Rehabilitation schemes of government, Parks, open spaces and playgrounds,
Burial grounds.

b. Uses that are permitted under special circumstances

Helipads, Stadiums, , Institutions relating to agriculture, Research centers,
Storage and sale of farm products, Service and repairs of farm machinery and
agricultural supplies, Ore stock yards, Crushing units, Old age and orphanage
homes, Agro based industries as listed in Schedule-II and Agro food
processing industries as listed in Schedule – IV.
Health and educational institutions with a coverage of 20% within a plot area
limitation of 2 ha. Highway facilities like bus and lorry parking area, lodging
and washrooms, restaurants, service and washing area for vehicles, weigh
bridge, petrol pumps, garage, ATM, Godown, warehouses and other related
shops for a minimum area of 2.50 ha when abutting National Highways and a
minimum area of 1.00ha when abutting State Highways subject to clearance
from the Highway Authorities and Pollution Control Board.

Application of land uses

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, the FAR benefits need not be
curtailed in such cases.

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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.
c) In case of uses granted under special circumstances/change of land use, as the case
may be, the higher of the setback and the lower of the FAR applicable to the original
land use/change of land use as the case may be shall be applicable.
d) Any discrepancies with respect of revenue survey numbers and in actual alignment of
HT lines & Nala in the Master Plan shall be resolved by field and documentary
verification by the Authority.
e) In case of change in alignment of roads indicated in the Master Plan the land use
indicated towards the road shall be considered.
f) If the alignment of the existing roads is shifted in the Master Plan, the existing roads
as on ground reality/cadastral map may be considered for the proposed road
widening. The land use facing the road shall be considered accordingly.
g) For any development, the authority is insisting on obtaining No Objection
Certificates from concerned authority (B.T.D.A. or FRL Division Almatti), the land
use as per adjoining land use in the Master Plan is considered, except Buffer Zone.

Criteria for Conversion of Agricultural Land to Non-Agricultural Use:

The conversion sought should be in conformity to the land use assigned in

the approved Master Plan. Criteria for conversion of agricultural land to non-
agricultural use within the local planning area declared by the Government, opinion on
conversion of agricultural to non-agricultural use shall be decided based on the following
considerations:
1. The land is adjacent to the existing developed area of the city or town;
2. The land in question has an access to and from a public road;
3. The land is free from marsh or water logging;
4. The proposed development does not create environmental hazard or pollution;
5. The land is 100 m away from the boundary of notified monuments, where
developments are prohibited; or in continuation with the regulations issued by the
State / Central Archeological Department from time to time.

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6. A meaningful building can be constructed after deducting the necessary margins for
railway lines / highways / power transmission lines and the buffer area to be left along
water bodies.

Documents required to be furnished:

The documents required to be furnished with the application for furnishing technical
opinion for diversion of agricultural land to non-agricultural use shall include the
following:
1. Certified photocopy of the title deed, where exist, or relevant documents for proof of
ownership of the land;
2. Latest copy of Record of Rights, Tenancy and Crops certificate (RTC) in original
issued by the Tahsildar;
3. Certified copy of the Atlas or Plane Table (PT) sheet or Field Measurement Book
(FMB), as the case may be, of the land, issued by the Tahsildar;
4. Photocopy of the Revenue Survey map of the village showing the location of the land
proposed for conversion;
5. Site plan drawn to a scale not smaller than 1:1,000, showing the details of existing
developments in the land proposed for conversion and in the adjacent lands;
6. Plan showing the developments, if any, up to 300 m from the boundary of the land.

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SCHEDULE – I
Illustrative list of service industries those are permissible in residential zone
under special circumstances by the Authority and as well as that are permissible in
Commercial zone.
Sl. No. Description
1 Aerated water and fruit beverages
2 Agarbathi rolling
3 Areca nut processing unit

4 Art weavers and silk screen printing and batik work

Assembly and repair of measuring instruments (excluding handling of mercury
5
and hazardous materials)
6 Automobile two wheelers and cycle servicing and repairs
7 Bamboo and cane products
8 Beedi rolling

9 Biscuit making
10 Bread and bakeries
11 Candles and wax products
12 Card board box and paper products including paper (manual only)
13 Clay & modelling with plaster of Paris.
14 Coffee curing units

15 Cold storage (small scale)

16 Confectionery, candies and sweets
17 Cotton and silk printing/ screen printing
18 Diary products e.g. cream, ghee, paneer, etc.
19 Electric lamp fitting / Assembly of Bakelite switches.
20 Enameling vitreous (without use of coal)

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

22 Fruit canning and preservation
23 Furniture (wooden and steel)

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Sl. No. Description

24 General jobs and machine shops
25 Handlooms (small scale)
27 Household kitchen appliances

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

29. Ice cream
30. Internet café
31. Ivory, wood carving and small stone carving
32. Jewellery, gold ornaments and silver wares
33. Laundry, dry cleaning and dyeing facilities

34. Manufacture of Bindi

35. Manufacture of jute products
36. Milk cream separation
37. Mirrors and photo frames
38. Musical instruments repair shops
39. Optical lens grinding, watch and pen repairing

40. Packaging of hair oil

41. Packaging of shampoos
42. Photo copying of drawings including enlargement of drawings and designs.
43. Photograph, printing (including sign board printing)
44. Power looms (silk reeling unit up to 10 HP)
45. Printing, book binding, embossing, etc.

46. Radio repair shop

47. Rubber stamps
48. Shoe making, repairing
49. Sports goods and its repair shops
50. Tailoring
51. Umbrella assembly
52. Utensil washing powder (only mixing and packaging)

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Sl. No. Description

53. Velvet embroidery shops
54. Vulcanizing
55. Washing soaps small scale only

56. Webbing (narrow, fabrics, embroidery, lace manufacturing)

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SCHEDULE-II

Illustrative list of industries permitted in industrial zone

Sl.No. Description
1. Aluminum wires, cake and pastry moulds
2. Automobiles repair workshop
3. Black smithy
4. Brushes (household, sanitaiy and toilet)
Buckets and metal containers, plastic jugs and fixtures metal
5. embossing
6. Button clips
7. Cement products
8. Chalk, crayon, artist’s color
9. Cotton and silk cordage’s, twine thread and thread ball making
10. Conduit pipes fabrication (not exceeding 2” diameter)
11. Cutlery
12. Cycle parts and accessories
13. Door and window fittings
14. Electroplating, mica plating, engraving
15. Electric industries, computer and software
16. Electric lamps, fittings, shades, fixtures, etc.
17. Furniture making (steel)
18. Gold and silver thread
19. Hand tools
20. Hard wares
21. Hats, caps, turbans including garments
22. Hosiery including knitted garments
23. Ice and freezing plants
24. Information Technology & Bio Technology
25. Laboratory porcelain wares
26. Lantern, torches and flash lights

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Sl No Description
27. Leather goods
28. Mathematical instruments
29. Metal polishing
30. Musical instruments
31. Optical frames
32. Oil stoves and pressure lamps
33. Padlocks and pressed locks
34. Paper mill (small scale) hand made
35. Precision instrument of all kinds
Radio assembly and parts TV. Mobile phones, Air conditioner,
36. Fridge assembly parts.(small scale)
37. Rope making (vegetable fiber)
38. Safety pins
39. Screws, bolts, nuts, pulleys, chains, gears
Stationery' items including educational and school drawing
40. instruments
41. Steel wire products
42. Sheet metal works
43. Tin products
44. Toy making (earthen paper, wooden plastic metal and tin)
45. Tyre re-treading
46. Upholstery springs and other springs
47. Wax polishing

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SCHEDULE - III

Illustrative list of industries those are permissible in industrial zone under

special circumstances
SI No. Description
1. Abattoir.
2. Airports.
3. Asbestos and Asbestos products.
4. Audio & video film processing including polyester film processing
5. Automobile body building with metal processing
6. Bleaching.
7. Bio mass power generation.
8. Bulk drugs and pharmaceuticals.
9. Fiber glass production and processing.
10. Cement plants with horizontal rotary kilns including bagging.
11. Cement plants with vertical shaft kiln technology.
12. Chemical fertilizers.
13. Chemical industries.
14. Chlor-alkali industry.
15. Coke oven plant, Coke oven by-products and coal tar distillation products.
16. Coke making, coal liquefaction and fuel gas making industries.
17. Common disposal facility -hazardous waste, bio medical waste
18. Composite textile processing.
19. Dairy
20. Degreasing.
21. Distilleries.
22. Dry coal processing/mineral processing industries like ore sintering, beneficiation,
pellatisation, etc.
23. Dyes & Dye Intermediates.
24. Dyeing & Printing.
25. Electro-thermal products.
26. Electro-chemicals.
27. Electric arc furnaces (mini steel plants).
28. Electric bulb filament processing.
29. Explosives.
30. Ferrous and Non-Ferrous metal extraction.
31. Fire Crackers
32. Food Processing

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Sl No Description
33. Formulation of Pesticide, herbicide, insecticide, & fungicide
34. Foundries.
35. Galvanizing.
36. Glue and Gelatin.
37. Hazardous waste processing facilities and dump sites.
38. Hot mix plants
39. Incineration plants.
40. Independent ore /mineral crushing units
41. Industrial carbons
42. Instant Tea/Coffee processing.
43. Large scale Petroleum storage, gas filling and transfer facilities.
44. Leather industry including tanning and processing.
45. Lead refining.
46. Lead Recycling units involving melting.
47. Lime kilns
48. Liquid propulsion & rocket testing facility
49. Manufacture of photographic films, papers and photographic chemicals including
film processing.
50. Manufacture of lubricating oils and grease.
51. Manufacture of soaps & detergents.
52. Manufacture of insecticides, fungicides, herbicide and pesticides.
53. Manufacture of Office & Household equipments and appliances using fossil fuel for
combustion.
54. Manufacture of Organic nutrients including use of spent wash from distillery.
55. Manufacture of Bio fertilizer involving spent wash.
56. Manufacture of Chocolate, cocoa, mass etc.
57. Mining projects, Mining and quarry industries.
58. Municipal Solid Waste treatment and disposal facility
59. Natural Latex
60. Nuclear power and related projects such as Heavy Water Plants, Nuclear Fuel
Complex, Rare Earths.
61. Nylon Plants
62. Paints, enamels and varnishes.
63. Paper board and straw boards manufactured using pulp.
64. Pesticides.
65. Petroleum Refineries including crude and product pipelines.
66. Petrochemical complexes.
67. Phosphate rock processing plants.
68. Pigment dyes and their intermediates.

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Sl No Description
69. Potash manufacturing.
70. Polypropylene.
71. Polyester filming yam
72. Power plants.
73. Printed circuit board manufacturing units.
74. Processing of fish.
75. Pulping and fermenting of coffee beans.
76. Primary metallurgical industries (such as production of Iron and Steel, aluminum,
Copper, Zinc, Lead and Ferro Alloys).
77. Refractories
78. Research laboratories involving chemicals/animals.
79. River valley projects including hydel power, major irrigation and their combination
including flood control.
80. Rubber reclaiming
81. Shaving blade manufacturing
82. Slaughtering houses, washing of meat & fish and processing.
83. Stone crushers
84. Storage batteries integrated with manufacture of oxides of lead and lead antimony
alloy.
85. Surface coating industries.
86. Surgical and medical products.
87. Sugar Mills.
88. Synthetic fibers.
89. Synthetic resin and plastic products.
90. Synthetic rubber.
91. Sponge iron unit
92. Tobacco products
93. Tourism projects coming under CRZ.
94. Tyre manufacture.
95. Vanaspathi hydrogenated vegetable oils and industrial purposes.
96. Vegetable oil refinery.
97. Viscose staple fiber and filament yam.

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SCHEDULE IV
Illustrative list of Agro Food Processing Industries those are permissible in special
circumstances in the Agricultural zone:
SI. No. Description
1. Bread, Oilseed meals (edible), breakfast foods, biscuits, confectionery (including
cocoa processing and chocolate oil expellers and refining, malt extract, protein
isolates, high protein foods, weaning foods, extruded/other ready to at food
products and all other processed foods (excluding non-packed food items served
in Hotels & Restaurants of all categories).
2. Bio-technology and Bio-informatics industry.
3. Commodity grading and packing industries.
4. Cold Storage Units.
5. Dairy products (including milk processing and milk-based products.
6. Decorticators
7. Fish processing.
8. Floriculture.
9. Food grain milling/processing, using modem technology and equipment to be
specified separately by the directorate of Industries & Commerce.
10. Fruit based ready to serve beverages.
11. Fruit & Vegetable processing, including grading/packing.
12. Processing of plantation crops including tea, coffee, forest produce such as herbal,
medicinal and aromatic plants, coconut-based products and arecaunut/areacunut
based products.
13. Processing of poultry, eggs, meat and meat products.
14. Refrigerated transport vehicles / containers (excluding second hand refurbished
vehicles/containers
15. Rice mills, Dal mills, Sugar cane crushers (Jaggery mills).
16. Sugar Industry (excluding Molasses/Alcohol).
17. Tissue Culture Laboratories, Green Houses, Green House Nurseries & Seed
Production Units, based on modem scientific methods to meet industry standards.
18. Units manufacturing food-grade packing materials for Food Processing Industry.
19. Units engaged in packaging, canning and bottling of processed foods.

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20. Units manufacturing additives, preservations, colours and fragrant for the
Processed Food Industry.

Note:

1. Service industries permissible in residential zone are permissible in industrial zone also.
2. No Objection Certificate from Karnataka State Pollution Control Board should be
obtained, wherever necessary.
3. Industry permitted is subject to performance characteristics viz.
(a) air, water and noise pollution,
(b) Vibration and sound pollution,
(c) dust,
(d) odor,
(e) effluent,
(f) general nuisance.

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II. General Notes:

i. Approvals for change of land use and conversions opinion and layout approved in
accordance with the Master Plan final – 2011 approved vide Govt order
No:na.aa.yi.bemapra.2002 Dt: 19/10/2002 shall be honored irrespective of land use
proposed in the Master Plan (Revision – 1) 2031, except in cases of road alignment,
natural drains and water bodies.
ii. The front and rear setbacks shall be with reference to depth of the site.
iii. Left and right setbacks shall be with reference to width of the site.
iv. No side setbacks 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.
v. The provision of setbacks should be read with tables prescribed for floor area ratio,
coverage etc., for different type of buildings.
vi. In case where the building line is not parallel to the property line, the front and rear
setbacks shall not be less than the specified setbacks at any point.
vii. 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
utilize the available FAR except in the front to enable road widening, if any.
viii. 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 setbacks
should not be fixed at as they may affect minimum set back at any point.
ix. 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.
x. Neighborhood or Convenience shops, Doctors consulting rooms, office of advocates
and other professionals not exceeding 20.00 sq m may be permitted in residential
buildings.
xi. NOC from Dy. Commissioner of the district shall be obtained before permitting
buildings for Places of Worship vide GO No: Kan.E/65/MuAaBi/2001 Dt.24.12.2001.
xii. Different uses 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.

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xiii. When Service apartments are permitted, fee under section 18 of KTCP Act, 1961 for
the commercial use shall be levied.
xiv. Except charitable, religious and philanthropic uses all Educational institutions, Health
institutions and any other public and semipublic buildings, run by private individuals
or institutions, are to be treated as commercial uses for the collection of fees under
section 18 of KTCP act, 1961.
xv. NOC/ Clearance to be obtained from Pollution Control Board for permitting
industries, wherever necessary.
xvi. Public toilets, Parking, Water storage reservoirs, Sewage treatment plants, Milk
booths, HOPCOM centers may be permitted in parks and playgrounds. The area of
such ancillary use shall not exceed 5% of total area and the building shall not be more
than Ground + one floor within the said area with necessary set back as defined in
these regulations
xvii. In case of institutional buildings in a campus, Clubs, Banks, and Canteens may be
permitted up to an extent of 5% of the sital area in their own premises as ancillary to
the respective institutions. Dwellings required for essential staff for proper
maintenance and functioning may be permitted not exceeding 10% of the sital area.
xviii. No developments in monument area shall be permitted except the conservation and
preservation activities and such activities shall be permitted subject to the approval of
the Archaeological Survey of India / Department of Archaeology and Museums.
xix. Industry permitted is subject to performance characteristics viz. (a) air, water and
noise pollution, (b) Vibration and sound pollution, (c) dust, (d) odour, (e) effluent, and
(f) general nuisance.
xx. Development permissions are subject to corresponding space standards given in
Table-13.
xxi. Commercial complexes/Office Complexes should have sufficient toilet for visitors
(minimum of 2% of the floor area) in each floor and should be shown on plan.
xxii. For High-rise buildings NOC from the following departments shall be obtained.
a) Fire force department.
b) K.U.W.S. & D.B.
c) K.P.T.C.L.
d) Airport Authority wherever applicable
e) KSPCB wherever applicable.

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xxiii. NOC shall be obtained from the Karnataka State Pollution Control Board (KSPCB)
for the following:
a) All types of industries
b) Residential and Commercial developments: Wherever applicable as per KSPCB
norms.

III. Building Regulations:

i. Space Standards:
Table – 13
Space Standards for Various Buildings/Uses

Sl Min. road Min. size of plot in

Buildings / Uses
no width in m sq.m
Conference halls, Community halls &
1 12.0 500
Social clubs
2 Cold storages 15.0 2000

3 Game centres & Convention centres 15.0 2000

4 Hotels and lodges 12.0 500

5 Kalyana Mantapas 12.0 2000
6 LPG storage & Fuel Filling stations 15.0 500
7 Nursing Home/ Polyclinics 12.0 500
8 Service Apartments 12.0 500
9 Nursery 12.0
10 Lower Primary schools 12.0
11 Higher Primary schools 12.0 As per minimum
12 High schools with play ground 12.0 standards prescribed
13 Integrated Residential Schools 15.0 by the competent
14 Colleges 15.0 authority
15 Star hotels (up to 3 star) 15.0
16 Star hotels (above 3 star) 18.0

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ii. Setbacks:
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, other requirements of
buildings are set out in Tables given below:
Table-14
Minimum Setbacks for buildings (except Industrial) up to 11.50 M in height
a. For residential/commercial use buildings
Sl No Width/Depth Width of Site Depth of Site
of Site (M) Right Set Left Set Front Set Rear Set
Back Back Back Back
1 Up to 6M 0.50M 0 1.00M 0
2 Over 6 up to 0.50M 0.50M 1.00M 0.50M
9M
3 Above 9M 8% 8% 12% 8%

b. For Transportation & Communication/Public Utilities/Public & Semi Public use

buildings
Sl No Width/Depth Width of Site Depth of Site
of Site (M) Right Set Left Set Front Set Rear Set
Back Back Back Back
1 Up to 9M 1.00M 0 1.25M 1.0M
2 Above 9M 12% 12% 15% 12%

Note:
a. For Residential, Commercial, Public and Semi-public, Transportation &
Communication, Public utility buildings, above 11.50 m in height, the setbacks
shall be insisted as per Table – 15;

b. For Residential sites up to 120 sq. m;

i. 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.

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

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

iii. Constructions permitted in Setback Area:

The following exemptions in setbacks shall be permitted within the setback area

i. 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. Upper side
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. Fire force drive way
in case no drive way is proposed then it shall be from the boundary of the
property.

ii. 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;

iii. Watch man’s cubicle not more than 3.0 sq m;

iv. Sump tanks below the ground level;

v. Generator with outdoor acoustic enclosure;

vi. Solid waste dumping yard open to sky;

vii. Children’s play area open to sky;

viii. Swimming pools open to sky or within the plinth of the building;

ix. Transformer / Power substation;

x. Open well & Bore wells with proper safety;

xi. Steps to Ground floor entry only;

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Note: Sl. No: (iii) to (xi) shall not obstruct the fire force driveway in case of high rise
buildings

iv. Application of Setbacks:

a. When the building lines are fixed, the front setback or the building line whichever is
higher shall be applicable.

b. 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
& to provide better visibility.

c. In case of building facing more than two roads, Setback shall be applied taking two
wider roads in to consideration.

d. In case of buildings sanctioned prior to coming into force of these regulations, upper
floors may be permitted within the prescribed FAR according to these regulations and
also subject to the production of structural stability certificate.

e. Setbacks should be provided in the owners plot only.

f. For Cinema theatres the setbacks and other provisions shall be as per the Karnataka
Cinema Regulation Act and Rules. However for Multiplex, High rise Complex, the
regulations for high rise buildings as prescribed in Table-15 shall apply.

Table – 15
Exterior Setbacks for buildings (except Industrial)
above 11.50 meters in height
Exterior Setbacks
Sl.
Height of building in meters to be left on all sides (Front,
No.
rear and sides in meters)
1 Above 11.5 upto 15.0 5.0
2 Above 15.0 upto 18.0 6.0
3 Above 18.0 upto 21.0 7.0
4 Above 21.0 upto 24.0 8.0
5 Above 24.0 upto 27.0 9.0
6 Above 27.0 upto 30.0 10.0
7 Above 30.0 upto 35.0 11.0
8 Above 35.0 upto 40.0 12.0
9 Above 40.0 upto 45.0 13.0
10 Above 45.0 upto 50.0 14.0
11 Above 50.0 16.0

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iv. Maximum Plot Coverage, Floor Area Ratio and Road Widths for
Different Types of Buildings:
Table – 16
For All Types of Buildings (Except Industrial Buildings)

Maximum Permissible Minimum Road

Plot area in Sq.m
Plot Coverage FAR Width in m.

Upto 250 70% 1.50 Upto 9

Over 250 Upto 1000 65% 2.00 Above 9 upto 12
Over 1,000 upto 5000 55% 2.50 Above 12 upto 18
Over 5000 As per development plan table-23 & 24

Table – 17
Regulations for Flatted Factories
1.Minimum plot area : 1,000 sq.m.
2.Maximum plot coverage : 40 %
1.50 upto 9 m. road width and 1.75 above
3. FAR. :
9.0 m. road width.

a. Front 8.00 m
4. Minimum setbacks : b. Rear 4.50 m.
c. Sides 4.50 m.

Table – 18
Coverage, FAR and Open Space for Industrial Buildings
Other
Max. plot Floor area Minimum Front Minimum road
Plot area in sq m sides
coverage Ratio setback in m width in m
in m
Up to 230 80% 1.50 1.00 1.00 9.0
231 to 500 75% 1.50 4.50 4.50 9.0
501 to 1000 60% 1.25 4.50 4.50 9.0
1001 to 2000 50% 1.25 6.00 6.00 12.0
2001 to 3000 50% 1.00 6.00 6.00 12.0
3000 to 6000 45% 1.00 10.00 8.00 12.0
Over 6000 As per Development Plan Table No.24

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General Note:
i. Setbacks and coverage are irrespective of the road widths.

ii. Floor Area Ratio shall be with reference to road widths. When the site does not face
the roads of required width noted against each, the floor area ratio applicable to
corresponding width of roads is applicable.

iii. Whenever the minimum plot area is less than the one specified in the particular
category the Regulations prescribed for the previous category shall be adopted.

iv. Road width: 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.

v. 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.

vi. Constructions excluded from F.A.R computation

The following constructions are excluded from FAR computation:
1. Staircase area in all the floors
2. Lift 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, Air-conditioning plant, Electric sub-station, Pump room,
Generator room & Machine room, when it is provided in the Basement floor
9. Service ducts
10. Watchman’s cubicle
11. Pent house
12. Effluent treatment plant,
13. Parking.
14. Escalators & open balcony

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vi. 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. Basement shall be permitted, if the area of the plot is 200 sq m and above with a
minimum road width of 12m;

d. One additional basement (two) for all buildings exceeding five floors may be
permitted with a minimum road width of 12m;

e. The basement storey should not project more than 1.20 m above the average ground
level;

f. A maximum of three basements in case of three stars and above hotels shall be
permitted for parking;

g. Activities allowed in Basement floors:

i. In case of public, semi-public buildings, the extra area available in the basement
after fulfilling the required parking facilities as per these regulations can be used
for:
 Stores in educational institutions,
 X-ray rooms, radiology rooms, consulting rooms, physiotherapy, in
government and private hospitals including nursing homes.

(ii) In case of residential buildings, the extra area available after catering to the
requirements of parking can be used for Home Theater, Gym rooms & Indoor
games subject to reckoning such areas for the purpose of FAR.

Note: The uses to be permitted in basement are subject to providing of adequate

ventilation and safety requirements);

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vii. Parking Regulations

a. Parking space standards:

1. Each off-street parking space provided for vehicles shall not be less than (2.5 x 5.5 m)
13.75 sq m area.

2. The minimum width of the driveway shall be 2.5m wide.

3. For building of different uses, off-street parking spaces for vehicles shall be provided
as stipulated in Table-19.
Table – 19
Off-street parking spaces

Sl.
Occupancy Minimum one parking space of for every
No.

Multi-family residential i. 2 tenements each having a floor area of

1. less than 75 sq m
ii. Tenement exceeding 75 sq m floor area
2 Lodging establishments, tourist homes 100 sq m floor area

3 Educational 175 sq m floor area

a. Hospital i. 125 sq m floor area or fraction thereof

4
b. Nursing homes ii. 75 sq m floor area or fraction thereof

Assembly/Auditorium/ Kalyana
5 50 sq m floor area
Mantapa/ Community Hall
6 Public & Semi public buildings/ 100 sq m floor area
7 Office building /IT & BT 75 sq m floor area
8 Commercial / Banks 75 sq m of floor area
i. 100 sq m floor area
9 Industrial
ii. One lorry parking(3.5 x 7.5m ) for every
i.1000sq
100 sq m
m
10 Storage ii. Additional one loading / unloading bay
(3.5mx7.5m) for every 1000sq m

11 Restaurant serving food and beverage 100sq m of floor area

12 Hostels i. 5 Rooms in case of Professional

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colleges/working men and women hostels

ii. 10 rooms in case of Other colleges
13 Recreational clubs 75 sq m of floor area

b. Note on off-street parking:

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

2. Additional parking for part area shall be provided when the part area exceeds 50% of
the prescribed limits and standards;

3. 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
maneuvering of vehicles shall be exclusive of the parking spaces stipulated in these
Regulations;

4. Parking may be permitted in the setback areas, provided a minimum of 3.0m shall be
left free from the edge of the building in case of G+3 floors and a minimum of 6.0m
in case of buildings which are G+4 floors or more;

5. When multilevel car parking (MLCP) is proposed on a plot as independent activity,

there shall not be any limitation for FAR or height of the building subject to condition
that they satisfy Fire and Airport authority restrictions wherever applicable;

6. Parking provision through building on Stilts:

Stilt parking if enclosed, it shall be considered for reckoning of FAR; When stilt parking
is provided the height shall not exceed 2.40m from the floor to the bottom of the roof slab
/ beam / ceiling (whichever is less) and the height shall be considered for calculating the
total height of the building.

IV. Areas of Special Control:

The Historical monuments in any Planning Area reflect the past glory of the region.
As these monuments attract domestic and international tourists it is important to protect and
maintain the aesthetic environment around these structures. It is therefore necessary to

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declare the areas surrounding these monuments as zones of special control and impose the
following special regulations around these monuments.

1. Monuments Notified by Archaeological Survey of India (ASI):

(i) Definitions:

(a) Prohibited area: Every area, beginning at the limit of the protected area or the protected
monument, as the case may be, and extending to a distance of one hundred meters in all
directions or an area more than one hundred meters which is notified under the Ancient
Monuments and Archaeological Sites and Remains Act (Amendment and Validation), 2010
shall be the Prohibited area in respect of such protected area or protected monument.

(b) Regulated area: Every area, beginning at the limit of prohibited area in respect of every
ancient monument and archaeological site and remains, declared as national importance
under the Ancient Monuments and Archaeological Sites and Remains Act, 2010 extending to
a distance of two hundred meters in all directions or an area more than two hundred meters
which is notified under the Ancient Monuments and Archaeological Sites and Remains Act,
2010 shall be the Regulated area in respect of every such ancient monument and
archaeological site and remains.

(ii) Regulations:

(a) Prohibited area: The ‘Heritage byelaws’ notified under the provisions of the Ancient
Monuments and Archaeological Sites and Remains Act (Amendment and Validation), 2010
in respect of the protected monument and protected area shall mutatis mutandis apply and
Planning Authority/Local Authority, shall permit any construction within the prohibited area
subject to the approval or production of No Objection Certificate from Archeological Survey
of India under the Ancient Monuments and Archaeological Sites and Remains Act
(Amendment and Validation), 2010.

(b) Regulated area: The ‘Heritage byelaws’ notified under the provisions of the Ancient
Monuments and Archaeological Sites and Remains Act (Amendment and Validation), 2010
in respect of the protected monument and protected area shall mutatis mutandis apply.
Planning Authority/Local Authority shall permit any construction within the Regulated area,
in conformity with the land use proposals of the master plan and subject to approval or
production of No Objection Certificate from Archaeological Survey of India under the

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Ancient Monuments and Archaeological Sites and Remains Act (Amendment and
Validation), 2010.

Note: Any subsequent amendments to the Ancient Monuments and Archaeological Sites and
Remains Act (Amendment and Validation), 2010 regarding the Prohibited area and regulated
areas shall mutatis mutandis apply from the date of such notification.

2. Monuments notified by the Department of Archaeology, Museums and Heritage,

Govt. of Karnataka:

(i) Definitions:

(a) Prohibited area: Every area, beginning at the limit of the protected area or the protected
monument, as the case may be, and extending to a distance of one hundred meters in all
directions shall be the prohibited area in respect of such protected area or protected
monument declared under the Karnataka Ancient and Historical monuments and
Archaeological sites and Remains Act, 1961.

(b) Regulated area: Every area, beginning at the limit of the prohibited area, and extending
to a distance of two hundred meters in all directions shall be the regulated area in respect of
such protected area or protected monument declared under the Karnataka Ancient and
Historical monuments and Archaeological sites and Remains Act, 1961.

(ii) Regulations:

(a) Prohibited area: The Planning Authority/ Local Authority shall permit any construction
within the prohibited area subject to the approval or production of No Objection Certificate
from the Department of Archaeology, museums and Heritage, Govt. of Karnataka.

(b) Regulated area: The Planning Authority/ Local Authority shall permit any construction
within the Regulated area, in conformity with the land use proposals of the master plan and
subject to the approval or production of No Objection Certificate from the Department of
Archaeology, museums and Heritage, Govt. of Karnataka.

Note: Any subsequent amendments to the Karnataka Ancient and Historical Monuments and
Archaeological Sites and Remains Act, 1961 regarding the Prohibited area and regulated
areas shall mutatis mutandis apply from the date of such notification.

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3. Heritage buildings and precincts:

Planning authorities shall identify, enlist and notify Heritage buildings within Local Planning
Area under section 2(i-ea) and 2(i-eb) of the Karnataka Town and Country Planning Act,
1961and shall accordingly frame regulations for such notified Heritage buildings and
precincts.

4. Natural Areas:

No development shall be permitted in Eco-Sensitive areas like river islands, tank bed areas,
rocky outcrops, hillocks and forest areas.

V. Means Of Access:

The means of exclusive access, which would be other than through Public roads and
streets shall not be more than 30 m. length from the existing public roads and streets. The
minimum width of such access shall be 3.5 m. 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 m. 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.

VI. Lifts:
Lifts shall be provided for buildings with more than ground plus three floors.
VII. Corridor:
The minimum width of corridor for different building or type is as given in Table -20.
Table – 20
Minimum Width of Corridors
Sl. Minimum width of the
Building use or type
No corridor in meters
1 Residential building 1.0
Assembly buildings such as auditorium, Kalyana Mantapas,
2 Religious building, Temple, Mosque or Church and other 2.0
buildings of Public assembly or Conference.
3 Institutional buildings such as:
a. Government office 2.0
b. Government Hospitals 2.4
c.Educational Buildings such as Schools, Colleges,
2.0
Research Institutions

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d. Commercial buildings such as private office, Nursing homes,

2.0
Lodges, etc.
e. All other buildings 1.5

VIII. Ramp:
Ramp shall be provided with a minimum width of 3.50 meters and a slope of not
steeper than 1 in 8. The ramp and the driveway in the basement shall be provided after
leaving a clear gap of 2.0m from the common property line. The slope of the ramp shall
commence from 1.5m of the edge of property line.

IX. Garages:
a. For buildings up to 11.5m height, one garage may be permitted in the rear right hand
corner of the plot

b. For garages no side or rear setbacks are to be insisted.

c. One upper floor not exceeding 3.0 m. in height shall be permitted provided no
openings are provided towards neighboring buildings and at least one opening for light
and ventilation is provided towards the owner’s property.

d. 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 setback exists in the adjoining property of the left side.

e. When car garage is proposed on the right side, the min setback shall be 3.0 m;

f. In case of corner plots, the garage shall be located at the rear corner diagonally
opposite to the road intersection.

g. The maximum width of the garage shall not exceed 4 m.

h. Garages shall not be constructed or re-constructed within 4.5 m. from the road edge.
This may be relaxed in cases where garages form part of the main building with
minimum setback for the plot.

i. The length of the garage shall not exceed 1/3 rd the depth of the site but not exceeding
6.0 m in any case.

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X. Distance from Electrical Lines:

i. The Right - of-Way (ROW):

ROW widths recommended for Electrical lines of various Transmission Voltage are
as indicated in the table -21 below.
Table-21
Right-of –Way (ROW) for Electrical lines
Sl.no Transmission voltage Width of the Right-of-way (ROW) in meters
01 11 kV 7.0
02 33 kV 15.0
03 66 kV 18.0
04 110 kV 22.0
05 132 kV 27.0
06 220 kV 35.0
07 400 kV 52.0

ii. Distance of site from Electric Lines:

No verandah, balcony or the like shall be allowed to be erected or re-erected or any
additions or alterations made to a building in a site within the distance quoted below in Table
10 accordance with the current Electricity Rules and its amendments from time to time
between the building and any overhead electric supply line:
Table 22
Distance from Electric Lines
Vertically in mtrs. Horizontally in mtrs.

i Low and medium voltage lines and 2.5 1.2

service lines
ii High voltage lines up to and including 3.7 2.0
33,000 V.
iii Extra high voltage lines beyond 33000 V. 3.7 (plus 0.3m for 2.0 (plus 0.3m for
every additional every additional
33,000 V. or part 33,000 V. or part
thereof) thereof)

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XI. Sub Division Regulations:

(a) 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.

(b) The authority reserves the right to modify the layout submitted by the applicant / owner
and may impose any condition either from the planning point of view or in the interest of
public.

i. Approval of Residential Layouts:

(a) The approval of layout for residential purpose shall be subject to the following
regulations:

i. The minimum road width shall be 9.0 M

ii. In all residential layouts of 4000square meters and above proposed for sub-
division, not less than ten percent of the gross land area shall be earmarked for
persons belonging to EWS and LIG.

iii. The area under parks, playgrounds and open spaces shall not be less than 10% of
the total extent.

iv. The area under Civic Amenity shall not be less than 5% of the total extent.

v. After providing for roads, 10% for park and 5% for civic amenities, remaining
area shall be earmarked for residential purpose.

vi. Out of the area earmarked for residential purpose, on owner’s request, up to 3% of
the total extent of land may be earmarked for neighborhood shops.

vii. Wherever the total area of land of private residential layout is 4,000 sq m and
below, 15% of the total area shall be reserved for parks and open spaces;
viii. The area reserved for parks and open spaces, civic amenities and roads shall be
handed over to the Authority/Local Authority free of cost through a registered
relinquishment deed before taking up development of the layout.

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(b) Approval of Single plot for Residential purpose:

Any extent of land can be approved as single plot subject to the following
conditions.

i. The land in question should have been converted for Non-agricultural purpose.

ii. The land shall have access from the public road.

iii. 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 these Regulations.

(c) Note:

1. Size of Plots: No building plot resulting from a sub-division after these

regulations come into force shall be smaller in size than 54 sq m for residential
purpose. 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;

2. The minimum road width required may be relaxed upto 6.0 m in case of EWS
schemes and Ashraya Schemes only;

3. Handing over of Roads, Parks and Open spaces and Civic Amenities sites free
of cost to the authority may be relaxed in case the scheme is taken up by the
central and state government agencies.

ii. Approval of Non-Residential Layouts:

a. If the Non-Residential layout for approval consists of only one single unit, approval shall
be given subject to the following conditions:

i. The minimum road width shall be 12.0m

ii. Minimum of 5% of the total extent of land shall be reserved for vehicle parking for

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visitors and this shall be in addition to the Parking space prescribed in these
Regulations as per the total floor area of the building.

iii. Minimum of 10% of the total extent shall be earmarked as open space.

iv. 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.

b. If the Non-Residential layout for approval consists of two or more number of plots, the
following conditions shall apply:

i. The minimum road width shall be 12.0m

ii. Minimum of 5% of the total extent of land shall be reserved for Vehicle Parking
for visitors and this shall be in addition to the Parking space prescribed in these
Regulations as per the Table – 19.

iii. Minimum of 10% of the total extent of land shall be earmarked as Park & Open
space.

iv. The area earmarked for Parking, Park & Open space and Roads shall be handed
over to the Planning Authority free of cost for maintenance.

iii. Regulations for Residential Development Plan (Sital Area>5000 Sq m)

a. Not less than FIFTEEN percent of the gross FLOOR AREA shall be earmarked for
persons belonging to EWS and LIG.

b. Minimum of 10% of the land shall be reserved for Park & Open space. The Park &
Open space shall be relinquished to the authority free of cost and the same may be allowed
to be maintained by the local residents association (registered).

c. A minimum of 5% of total plot area shall be provided for Civic Amenities and the
owner or developer shall develop such Civic amenities which finally shall be handed over
to the local residents association (registered) for maintenance. The mode of such handing
over shall be decided by the authority.

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d. FAR is calculated for the total area after deducting the area reserved for Civic
Amenities.

e. Parking area requirement shall be as applicable vide Table-19.

f. An additional 5% of the parking area provided shall be reserved for surface parking
for visitors.

g. F.A.R & Ground coverage for Residential development plan is given in the table
below. The area reserved for EWS and LIG is exempted from computation of FAR.

Table-23
F.A.R & Ground Coverage for Residential Development Plan

Road width in mtrs. Coverage FAR

Less than 12 60% 1.50
Above 12 and up to 18 55% 1.75
Above 18 and up to 24 50% 2.00
Above 24 45% 2.25

iv. Regulations for Non-Residential Development Plan (Sital Area>4000 Sqm)

a. Minimum of 10% of the total area shall be reserved for Parks and Open spaces, which shall
be maintained by the owner to the satisfaction of the Authority.

b. Parking area requirements shall be as applicable vide Table-19. An additional 5% of the

plot area shall be reserved for surface parking for visitors.

c. FAR is calculated based on total sital area.

d. FAR & Ground coverage for Non- Residential development plan is given in the table
below:

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Table – 24
F.A.R & Ground Coverage for Non-Residential Development Plan

Road width in mtrs. Coverage FAR

12 up to 15 60% 1.75
Above 15 and upto 18 55% 2.00
Above 18 and upto 24 50% 2.25
Above 24 45% 2.50

v. Regulations for Redevelopment Schemes:

In case of Slum Redevelopment Scheme, taken up by the Karnataka Housing Board and
Karnataka Slum Clearance Board, the following regulations given in the table below shall be
applicable.
Table-25
Regulations for Slum Redevelopment Scheme
SI. Regulations for Slum Redevelopment Scheme
No.
1 Land Use Allocation For rehabilitation scheme, procedure as per Section 14 A of
Karnataka Town & Country Planning Act may be dispensed with in agricultural zone
of approved Master Plan after consultation with the Director of Town and Country
Planning and for re-development within the conurbation area shall be as per the
Zonal Regulation and Master Plan proposals.
2 FAR & Ground Coverage taken up in the same location.
Extent in Coverage FAR Min. Road width Min.
Ha alround
Set back
Up to 0.4 60% 3.0 6m for buildings < 15m 6 m
height and 9m for > 15 m
height
Above 0.4 60% 3.0 9m for buildings< 15m ht 7.5 m
up to 0.8 and 12m for > 15 m ht
Above 0.8 60% 3.0 12.0 m 9.0 m

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3 FAR & Ground Coverage for a relocation scheme

Road width in m. Cover FAR Set backs

age
Less than 12 60% 2.00
Above 12 and upto 18 55% 2.25
Above 18 and up to 55% 2.50 As per Table 14 or 15 of these
Above 24 and up to 30 50% 3.00 Regulations
Above 30 50% 3.25
4 Minimum Open space and Civic Amenity area
Open space and Civic Amenity area shall be 15% of total sital area. Out of 15%, not
less than 10% shall be reserved for park area and the rest reserved for Civic Amenity
area. Such areas need not be handed over free of cost to the authority
5 Commercial
2% of the total area may be reserved for Commercial use subject to fulfilment of
parking area.
6 Set-backs
As shown in item number 2 & 3
7 Distance between the blocks
Up to 15 m height 6.0 m minimum & Above 15m height 9.0m minimum shall be
provided.

vi. Regulations for Rural Development

Within 150 mtrs from the existing gramatana, for those villages having a population
upto 1000 as per 2001 census, and for every additional 1000 population additional 50 mtrs for
uses permitted under residential and agricultural zone 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.13 and 15.

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vii. Amalgamation:

(a) Ownership of the amalgamated plot could be in a single or multiple names/family

members/company. But, amalgamation shall not be considered if the plots are under
lease agreement.

(b) Development controls for the amalgamated plot shall be with reference to new
dimensions.

viii. Bifurcation:

(a) In the case of all bifurcations, whether corner site or intermediate site, front setback for
the resulting site abutting the road shall be the same as that of the original site and not
that of the subdivided site.

(b) A Plot/ Site which is a part of the Sub division plan/layout (except single plot
approval) duly approved by the authority maybe further bifurcated with prior
permission of Authority and the sub divided plot shall not be less than the prescribed
size.

(c) Bifurcated plot shall not be less than 54 sq m. Bifurcated plot shall have a minimum of
3.5 m access.

(d) The bifurcated plot shall have a minimum of 6.0 m frontage.

MASTER PLAN REPORT –2031 TOWN PLANNING AUTHORITY BAGALKOT

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ANNEXURE-A
Authority Resolutions

MASTER PLAN REPORT –2031 TOWN PLANNING AUTHORITY BAGALKOT

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Annexure – B

Govt Notifications

MASTER PLAN REPORT –2031 TOWN PLANNING AUTHORITY BAGALKOT