Buffer Limits:

 Cemetery/Burial ground distance 100mtrs or else 30% less rate must

give
 Lake – 30mtrs

 Drains: As per the Revised Master Plan 2015 the drains have been
categorized into 3 types:
 Primary – 50m (width 22 ft)
 Secondary – 25m (width 16 ft)
 Tertiary - 15m (width 6-9 ft)
 measured from the center of the drain respectively on either side.

 HT Line - Min 15 feet distance, low voltage 5ft

 Railway 30mts (if the public road is not there property gets affected).

 No building/ development activity shall be allowed in the bed of water bodies like
Nala, and in the Full Tank Level (FTL) of any lake, pond, etc.,
 The above water bodies and courses shall be maintained as a recreational/Green
buffer zone, and no building activity other than recreational use shall be carried
out within.
 i) 30 meters from the boundary of the Lake.
 ii) 9 meters from the boundaries of the Canal.
 iii) 9 meters from the boundary of Nala as defined in the RS map/toposheets.
 iv) The above shall be in addition to the mandatory setbacks. Unless otherwise
stated, a lake's area and the Full Tank Level (FTL) shall be reckoned as
measured or given in the Survey of India topographical maps/Irrigation Dept.
 v) 50.00 m. of Buffer zone or No Development Zone from the Solid Waste
Management site boundary shall be insisted.
 vi) 200.00 m. of ‘Sensitive Zone’ from the buffer zone boundary shall be insisted
and permissions in this zone will be as per the land use specified in SAP. The
Authority may impose certain conditions (about the existence of the site etc.,) that
may protect the Solid waste management site and sensitive zone.
 Mezzanine floor is not permitted in residential buildings.
Formulas:
 Vertical deviation: Unauthorized floors

 Horizontal deviation: (Actual approved BUA) 1 100

(Sanction plan BUA)
 Exp. for Height deviation in the apt flat: the plan is for B+G+3floors but at
actual S+G+3floors. If our subject flat is on the 3 rd floor there is height
deviation & value has to be withheld.

 FAR Value = Site Area X 1.75 & if only for GF = Site Area X 0.75
 BUA = FAR X PLOT AREA
 FAR = Total BUA
Total Plot area

 Coverage = BUA of 1 floor / Site Area

 RESI & COMME % = Commercial BUA / TOTAL BUA

 Example for road widening calculation: the existing road is 9m proposed

road widening is 15m site area is (33X80) Sft therefore
 (2640 - 318) Sft = 2322 Sft

FSI / FAR :

 The FSI for a plot near a road of width 30-50 ft is 2.25 and the
 FSI for a plot near a width of 50-66 ft road is 2.5.
 The FSI for a plot near a road of width 66-80 ft is 2.75 while
 The FSI for a plot near a road with a width of more than 80 ft is 3.
OR
 The FSI in Bengaluru is calculated based on the size of the plot and the road width.
 For a plot size of up to 3,875 sq. ft. with a road width of up to 40 ft., the realizable FSI is
1.75.
 For plot size of 3,875-10,760 sq. ft. with road width between 40 ft. to 60 ft., the FSI is
2.25.
 The FSI for plot area of 10,760-21,520 sq. ft. and road width between 60 ft. to 80 ft. is
2.5.
 The FSI for plot area of 21,520-43,050 sq. ft. and road width between 80 ft. to 100 ft. is 3.
 The FSI for a higher area and road width beyond 100 ft. is 3.25.
 Basement in a residential building shall be allowed without taking into FAR calculations
subject to the condition that it will be used only for Home Theatre or Gym or a
combination of both for the personal use of the occupant on a size - 23 - which does not
exceed 500sqm and should be in Residential (Main) area as per Revised Master Plan
2015. In such cases, it should be a single dwelling unit only and the entry to the
basement shall be from inside the main building itself.
 As per 2031:

DEFINITIONS:

Residential development plan: Plan containing a proposal for the

construction of one or more residential buildings on a plot measuring more
than 20,000 sq m in extent.

Non-Residential development plan: Plan containing a proposal for

the construction of one or more commercial buildings on a plot size
measuring more than 12,000 sq m in extent.

High-rise building or Multi-Storeyed Building: This means a

building of a height of 24 meters or more above the average surrounding
ground level.

Mezzanine floor: This means an intermediate floor between the ground

and first floors. The area of the mezzanine floor shall not exceed 1/3 rd of
the covered area of the ground floor