MANGALORE CITY BUILDING BYELAWS 2006 (Technical Committee Report) Constituted by THE DEPUTY COMMISSIONER DAKSHINA KANNADA DISTRICT MANGALORE 575001 November, 2006 Mangalore City Building Byelaws 2006 (Technical Committee Report) 6 November 2006 The Deputy Commissioner Dakshina Kannada District Mangalore 575001 Dear Sir, Last year, the Deputy Commissioner of Dakshina Kannada District constituted a Committee (vide Office Order No.V.koni.CR.8/05-06 dated January 5, 2006) for suggesting measures to revise the existing Building Byelaws of Mangalore City Corporation and the Mangalore Urban Development Authority. Accordingly, the Committee carried out detailed studies of all the relevant documents, prepared a draft report and then again revised it based on the extensive feedback, received from the stakeholders, general public and the experts. Herewith I enclose the finalized report for further action. On behalf of the members of the committee, I thank you for providing us an opportunity to work on the very important issue of “Building Byelaws and Zoning regulations” and to contribute towards the systematic & sustainable development of the region. Yours faithfully (Prof Katta Venkataramana) Chairperson, Technical Committee i Mangalore City Building Byelaws 2006 (Technical Committee Report) Technical Committee Members • Prof. Katta Venkataramana, Professor of Civil Engineering, NITK, Surathkal (Chairperson) • Town Planning Officer, Mangalore City Corporation (Secretary) • Additional Superintendent of Police, D.K, Mangalore • Joint Commissioner, Mangalore City Corporation • Commissioner, Mangalore Urban Development Authority • Executive Engineer, Mangalore City Corporation • Town Planning Member, Mangalore Urban Development Authority • Executive Engineer, P.W.D, Mangalore • Divisional Fire Officer, D.K, Mangalore • District Health Officer, D.K, Mangalore • District Geologist, D.K, Mangalore • President, Builders Association of India, Mangalore • President, Kanara Builders Association • President, Kanara Chamber of Commerce • Shri.Premanand Shenoy, Roy & Shenoy Structural Engineers, Mangalore • Shri.Gururaj Budhya, Urban Research Centre, Mangalore Special Invitees: • Superintendent of Police, D.K. Mangalore • Commissioner, Mangalore City Corporation • Mr Sanjeev Santhosh, UNDP-UVERP Project Officer, Mangalore ii Mangalore City Building Byelaws 2006 (Technical Committee Report) Preface The Technical Committee, constituted by the Deputy Commissioner, Dakshina Kannada District, submitted the first Report on July 14, 2006. The Report was uploaded on the website of the District Administration seeking public opinion and also feed back from all the stake holders. Subsequently, the committee members participated in several seminars and public meetings, and explained in detail about the contents of the Report. Several interactive sessions and consultative workshops were held. Further, on invitation from the District Administration, Prof A S Arya, National Seismic Advisor, Ministry of Home Affairs, Government of India, visited Mangalore during September 19-20, 2006 and gave his valuable input on the report. He also participated in discussions with officials of District Administration, Corporators of Mangalore City Corporation, public/private sector organizations, technical committee members, academicians, builders and developers, engineers, architects, NGOs and general public. The feed back was also received from several people and organizations including those from government and private sectors. The Committee gratefully acknowledges the efforts by all of them who went through the Report in detail, and gave their comments & constructive criticisms. Based on the input and feedback, the Report has now been finalized. The Report has been prepared keeping in view that the basic requirements of building byelaws i.e., “i) to provide safe habitat (safety from accidents and natural disasters), ii) to provide good health, iii) to provide peace of mind” are included in an effective manner. It is the sincere hope of the Technical Committee that the report will be useful in streamlining the development activities of the urban areas of Dakshina Kannada District in a systematic manner. There is a misconception, even among some professionals, that if safety against natural disasters is to be included in the design, the construction cost may escalate unreasonably. Prof Arya, in his email communication dated 15th June 2006, has clarified that the extra cost in providing earthquake resistance in our region (which falls in Zone III, as per the latest Map of Seismic Zone of India) is as low as 1.5% to 2% for masonry construction and 2.6% to 3.2% for RCC framed buildings of 4 to 8 storey height. Therefore, it is quite easy, by obeying the provisions of the Building Byelaws, for common house holder to build a hazard safe house at economical cost. It is the duty and responsibility of our builders, engineers, architects and other professionals not to mislead their clients but to provide proper advice and correct information which will help in instilling confidence among the people, for safety with economy. Finally, the committee members are thankful to the District Administration for providing an opportunity to work on the very important issue of “Building Byelaws and Zoning regulations”, considering the vulnerability and disaster risk mitigation issues, for achieving the systematic & sustainable development of the region. Mr B Balakrishna Gowda Prof Katta Venkataramana Secretary, Technical Committee Chairperson, Technical Committee & & Town Planning Officer Professor of Civil Engineering Mangalore City Corporation National Institute of Technology Karnataka iii Mangalore City Building Byelaws 2006 (Technical Committee Report) Contents 1.0 GENERAL 1 1.1 Preamble 1 1.2 Formation of the Technical Committee 2 1.3 The Terms of Reference 2 1.4 Details of the Meetings 3 1.5 Documents Referred 3 1.6 Applicability 4 2.0 DEFINITIONS 5 2.1 Abbreviations 5 2.2 Terminology 6 3.0 ZONING REGULATIONS 25 (Land Use Classification and Uses Permitted) 3.1 Preamble 25 3.2 Classification of Land Use Zone & Establishment of Zoning Maps 25 3.3 Residential Zone 27 3.4 Commercial Zone 27 3.5 Industrial Zone 28 3.6 Public and Semi-Public Zone 29 3.7 Public Utilities 30 3.8 Parks & Open Spaces and Play Grounds 30 3.9 Transport and Communication Zone 30 3.10 Agricultural Zone 31 3.11 Regulations for Development of New Areas 31 3.12 General Recommendations for Planned Development of the City 35 3.13 Schedules 37 4.0 ADMINISTRATION 43 4.1 Building/Development Licence 43 4.2 Application for Building Licence 43 4.3 Size of Drawing Sheets 47 4.4 Colouring of Plans 47 4.5 Registration of Professionals 48 4.6 Building Licence Fee 48 4.7 Ground Rent 48 4.8 Temporary Structures/Sheds 49 4.9 Demand Notice 49 4.10 Revision of Licence Fee, Other Fees and Ground Rent 50 4.11 Grant of Licence 50 4.12 Procedure after Grant of Licence 52 4.13 Procedure during Construction 53 4.14 Occupancy Certificate 54 4.15 Deviations during Construction 55 4.16 Unauthorised Buildings and Developments 55 iv Mangalore City Building Byelaws 2006 (Technical Committee Report) 4.17 Unsafe Building 55 4.18 Prohibition/Control of construction in specified areas 56 4.19 Prohibition of Construction Activities around Historical Monuments 56 4.20 Prohibition of Construction on Public Property 57 4.21 Prohibition of Construction near Prisons 57 4.22 Prohibition of Construction near Dumping Yards 57 4.23 Inspection, repair, Strengthening & Retrofitting of Aged Buildings 57 4.24 Building Works that do not require a Licence 58 4.25 Simplified Procedure for Small Buildings 58 4.26 Appeal Procedure 58 5.0 GENERAL BUILDING REQUIRMENTS 59 5.1 Requirements of Building Sites 59 5.2 Means of Access 60 5.3 Open Spaces, Coverage and FAR 61 5.4 Group Housing 69 5.5 Semi-detached Houses 70 5.6 Row Housing 70 5.7 Industrial Buildings 71 5.8 Exemptions in Open Space 72 5.9 Height Limitation 72 5.10 Parking Space 74 5.11 Buildings at Intersection of Streets 76 5.12 Basement Floor 76 5.13 Garages 78 5.14 Foundations 78 5.15 Plinth 79 5.16 Wells 79 5.17 Other Requirement of Buildings 79 5.18 Exit Requirements 87 5.19 Fire protection in High Rise Buildings 91 5.20 Developments of Low Cost Housing 92 6.0 STRUCTURAL DESIGN AND OTHER REQUIREMENTS 95 6.1 Structural Design 95 6.2 Fire and Life Safety Requirements 95 6.3 Building Services 95 6.4 Plumbing Services 95 6.5 Telecom Services 96 6.6 Construction Practices and Safety 96 6.7 Building Materials 96 6.8 Alternate Materials, Methods of Design and Construction 96 6.9 Distance of Building from Electrical Lines and related Requirements 97 6.10 Solar Water Heater Requirements 99 6.11 Safety Requirements against Natural Hazards 99 6.12 Review of Structural Design (Third-party verification) 101 6.13 Rainwater Harvesting 102 6.14 Facilities for Physically Challenged Persons 104 v Mangalore City Building Byelaws 2006 (Technical Committee Report) 7.0 ENVIRONMENTAL SAFETY / CONSERVATION REQUIREMENTS 106 7.1 Control of Air and Water Pollution 106 7.2 Control of Drains, Sewers, Drainage and Sewage Works 106 7.3 Requirements of Septic Tanks 109 7.4 Requirements of Motor Fuels Filling Station and Filling cum Service Station 110 7.5 Control of Signs (hoardings), Paging Towers, Telephone Towers and Outdoor Display Structures 111 7.6 Control of Mining and Quarrying 114 7.7 Control of Development along Rivers and in Coastal Regulation Zone 115 7.8 Control of Mega Projects 115 8.0 REGISTRATION, QUALIFICATION AND DUTIES