master plan part 1

Master plan (Revision-II) 2021 final Mangalore

1

CHAPTER I

INTRODUCTION

History of Mangalore dates back to the fourteenth century, when Alupas ruled the

kingdom, which was divided into two divisions. The region around Mangalore was called

“Mugaru nadu”, where as the northern region around Baindoor as “Baindura nadu”. For a

short period, the region was under the rule of Hoysalas. From about the middle of the

fourteenth century to the end of the sixteenth century, the district was part of the

Vijayanagara Empire.

The administration of the region of South Canara was transferred to Keladi rulers by

the Vijayanagara Emperor, .around 1554 A.D. The region passed into the hands of Hyder

Ali in 1763 A.D. and later to his son Tipusultan. Later it was annexed by the British after

the fall of Tipu sultan in 1799 A.D.. Under the British rule, the South Canara was part of

the Madras presidency.

The South Canara district (later called Dakshinakannada district) had 8 taluks

within its jurisdiction. A new district was created by name “Udupi District”, in the year 1997

by including Udupi, Kundapur and Karkala taluks in it. The remaining part viz, Mangalore,

Bantwal, Puttur, Belthangadi and Sullia formed the Dakshina kannada district. The district

is bounded by Udupi and Chikkamagalore district in the north, Hassan and Kodagu

(Madikeri) district in the east, by Kerala state in the south and by the Arabian Sea on the

west.

Regional settingRegional settingRegional settingRegional setting

Mangalore is the headquarters of the Dakshina Kannada district. The city is on the

west coast of the state and is eccentrically located in relation to the district region.

Mangalore is the largest of all the eight-urban centers of the district. Incidentally it is also

the largest of all the urban centers in the entire west coast, in Karnataka.


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LocationLocationLocationLocation

Mangalore, as already stated, is on the west coast and is located at 12°. 52’ North

latitude and 74°.53’ East longitude. It is at a distance of 357 km from the state capital.

Mangalore is a railway head, with broad gauge railway links to Kerala & Tamilnadu in the

south and Goa & Maharastra in the north. The Mangalore – Hassan railway line links the

state’s Capital via Arasikere and Mysore. The city is on the national highway No. 17 and

national highways 13 and 48 radiates from the city.

The city is also connected to the state capital and other national major urban

centers by air routes from Bajpe airport, which is located in the Mangalore local planning

area. International link is also established now to gulf region of the Middle East.

Mangalore is a major alweather harbour linked to other major harbours of the

country and also international ports. The old bunder (port) is a relatively small-scale freight

and fishing harbour. It also links areas served by the inland transport facility in Netravathy

and Gurpur Rivers

Hinterland Hinterland Hinterland Hinterland

The influence of Mangalore is a variable considering the various functions of the city

(or the facilities the city is providing). The day-to-day service has a relatively small area

around the city, confining to Mangalore and the neighbouring taluks of Buntwal and

Belthangady taluks. Higher order and specialised facilities in the field of health and

education influences a much larger area extending to the neighbouring districts of

Chikkamagalore, Madikeri and even parts of Kasargod district in Kerala state. Similarly,

the area of influence, attracting the labour and specialized trained personal in various

establishments located in the city extend beyond the Mangalore district.

In so far as the area of influence, in regard to the export and import products is

concerned, Mangalore Harbour has greater part of the state’s geographical area, as its

hinterland, with particular reference to iron and other ores exported and also the

petroleum products, fertilizers etc


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Structure of the city Structure of the city Structure of the city Structure of the city

Mangalore city shows a north –south direction growth, parallel to the sea coast.

Ribbon type developments are common all along the transport corridors with narrow

approaches from the main road to interior development. The old town is thickly built

The growth of the city, unlike other closely continuously built developments of the

maidan situations has a special character, guided by the topography. The topography is

undulating with hillocks with steep terrain and draining towards the two main rivers,

namely Gurupura and Netravathy. The circulation has followed the ridges and

developments have occurred all along, ribbon type, with isolated thick developments

depending upon availability of land for devalopment. The valleys and low-lying areas are

either agriculture or garden in-between the developments. Narrow approach roads or paths

takes off from the main roads to individual enclosers or compounds, having a number of

separate buildings or building blocks (some times flat type multiple dwellings) are

observed.

The major circulation radiates from the heart (Hampanakatte) like the spokes of a

wheel in all directions. The North – South running NH-17 intercepts these radiating roads

and also the NH-48, NH-13 and the state highway (SH-67).

Developments along the sea Coast i.e. the south sand spit (Ullal & Someshwara)

and the north sand spit (Bengre & Tannirubavi) very close to the coastline are also

observed. As we move towards the east, away from the coast, East of the NH-17, the

development is mainly confined to the main roads and isolated pockets in the interiors

with approaches from the main corridors.


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ClimateClimateClimateClimate

The climate in Dakshina kannada district is observed to have heavy rainfall, high

humidity and very hot summer. The year is divided into four seasons. The hot summer from

March to May. This is followed by the rainy season (south –west monsoon) from June to

September. October and November is the retreating monsoon or post mon-soon season.

December to February is the north-east monsoon, although the rains cease by December

and the remaining period is dry.

The rainfall data in the recent past i.e last ten years, reveals that generally the rain

fall in Mangalore taluk is relatively less than the district normal rainfall. There was an

exception to this observation during 2001 and 2002, during which the actual rainfall was

larger than the district average normal rainfall. A taluk-wise rainfall table for the period

from 1997 to 2006 is noted below.

(Source: Dist. Statistical officer, D.K. dist, Mangalore).

There are nine rainfall gauges in Mangalore taluk. The normal number of rainy days was

observed to be 120 days in Mangalore taluk. But during 2006, the actual number of rainy

days was only 110 days.

TaluksTaluksTaluksTaluks Normal Normal Normal Normal rainfall rainfall rainfall rainfall mmmmmmmm

Actual rainfall (MM)Actual rainfall (MM)Actual rainfall (MM)Actual rainfall (MM)

1997 1998 1999 2000 2001 2002 2003 2004 2005 2006

BuntwalBuntwalBuntwalBuntwal 3819 4445 4334 3742 2939 3778 2961 3582 3590 3255 4234

BelthangaBelthangaBelthangaBelthangadidididi

4589 5134 4627 4756 4042 3868 3617 4008 3538 4247 5192

MangalorMangalorMangalorMangaloreeee

3707 3861 4001 3585 3124 3781 3413 3268 3124 2819 2887

PutturPutturPutturPuttur 3946 4688 4605 3807 3257 3394 2894 3185 3440 3445 4077

SulliaSulliaSulliaSullia 4095 3814 3879 3349 3141 3320 2748 3388 3345 3571 4062

District District District District TotalTotalTotalTotal

20156 21942

21446

19239

16503

18141

15633

17431

17037

17337

20452

AverageAverageAverageAverage 4031 4388 4289 3848 3301 3628 3127 3486 3407 3467 4090


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TemperatureTemperatureTemperatureTemperature

The seasonal variations in temperature are small. The southwest monsoon is the

coolest part of the year, with the mean daily maximum temperature of 29o C (84o F). April

and May are considered to be the hottest months of the year. Day temperatures remain

high even during the period December to February. Often the oppressive heat is relived by

the comparatively cool Sea breezes, which blow in the afternoons. The highest maximum

temperature ever recorded at Mangalore was 37.8o c (100o F) on February 28th, 1920 and

the lowest minimum was 16.7o c (62o F) recorded on January 13th, 1911, February 8th,

1911 and December 10th, 1950.

The air is highly humid all through the year, partially so in the southwest monsoon

season. Skies are generally cloudy or overcast during the monsoon.

WindsWindsWindsWinds

Winds are strong and are mainly westerly and south - westerly in the southwest

monsoon months. In the rest of the year, winds are mainly from directions between north

and east in the fore-noons and westerly and northwesterly in the afternoon.


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CHAPTER II

DEMOGRAPHIC STUDIES

1. 1. 1. 1. Population Population Population Population The population of Mangalore city local planning area was as indicated in the table

below, during 1981, 1991 and 2001 census.

AdminisAdminisAdminisAdministrative limits in the L.P.A.trative limits in the L.P.A.trative limits in the L.P.A.trative limits in the L.P.A. Census YearCensus YearCensus YearCensus Year

1111981981981981

1991991991991111

2002002002001111

a) Mangalore city corporation and its out growthsa) Mangalore city corporation and its out growthsa) Mangalore city corporation and its out growthsa) Mangalore city corporation and its out growths 3,3,3,3,14,13914,13914,13914,139

3,94,7723,94,7723,94,7723,94,772 (25.66 (25.66 (25.66 (25.66 %)%)%)%)

4,16,2624,16,2624,16,2624,16,262 (5.44 %)(5.44 %)(5.44 %)(5.44 %)

b) Ullal Town Municipal councilb) Ullal Town Municipal councilb) Ullal Town Municipal councilb) Ullal Town Municipal council 33332,9772,9772,9772,977

40,92540,92540,92540,925 (24.10 (24.10 (24.10 (24.10 %)%)%)%)

49,89549,89549,89549,895 (21.91 (21.91 (21.91 (21.91 %)%)%)%)

c) Mulki Town Municipal councilc) Mulki Town Municipal councilc) Mulki Town Municipal councilc) Mulki Town Municipal council 11112,0982,0982,0982,098

14,10014,10014,10014,100 (16.50 (16.50 (16.50 (16.50 %)%)%)%)

16,38916,38916,38916,389 (16.23 %)(16.23 %)(16.23 %)(16.23 %)

d) Other urban Rural areas within the L.P.A of d) Other urban Rural areas within the L.P.A of d) Other urban Rural areas within the L.P.A of d) Other urban Rural areas within the L.P.A of Mangalore Mangalore Mangalore Mangalore

1,1,1,1,02,37202,37202,37202,372

1,22,7371,22,7371,22,7371,22,737 (19.89 (19.89 (19.89 (19.89 %)%)%)%)

1,63,3881,63,3881,63,3881,63,388 (33.12 (33.12 (33.12 (33.12 %)%)%)%)

Total population in the local planning area.Total population in the local planning area.Total population in the local planning area.Total population in the local planning area. 4,4,4,4,61616161,586,586,586,586

5,72,5345,72,5345,72,5345,72,534 (24.03 %)(24.03 %)(24.03 %)(24.03 %)

6,46,4346,46,4346,46,4346,46,434 (12.91 %)(12.91 %)(12.91 %)(12.91 %)

(Note: figures in brackets indicate Percentage Growth rates) On perusal of the growth pattern during the period 1981 and 2001, the overall

growth of population in the L.P.A show 24.03 % growth during 1981-91 and 12.91%

growth during 1991-2001. Mangalore City Corporation and its out growths showed a

growth of 25.66% where as Ullal municipal area showed 24.10% growths during 1981-91.

But during 1991-2001, these growth rates are respectively 5.44% and 21, 91% . The old

city part has achieved a near saturation. It is observed that the other urban and rural areas

in the L.P.A. showed 33.12% growths during 1991 –2001.


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It is also observed that some of the out growths have shown marked high rates of

growth during 1981-91, where as some have shown moderately high growth rates of

growth during 1991-2001. For example Suratkal, Panambur and Mudushedde showed very

high growths during 1981-91. Moderately high growth rates were observed in Bajal,

Kannur, Munnur and Kotekar during 1981-91. Growth rates of some of these areas cannot

be assessed during 1991-2001, as these areas were ennumerated with city corporation

areas and not seperately during the 2001 census operations. However Kotekar and

Someshwar showed high growth trend during 1991-2001 also.

It may be observed that further population growth possibilities within core city limits

and T, M, C”s are limited. We may observe a tendency of residential uses giving way for

more remunerative uses due to high land cost. A detailed study of change of uses in the

city core may yield interesting information. This process of change of uses to a more

remunerative uses result in shift of the residential growth to outer areas, near work

centres, as has been observed in Someshwar, Kotekar, Suratkal, Panambur, Mudushedde

etc.

The estimation of population for the proposed plan period i.e. up to 2021, for the

purpose of design of the Master plan is based on the potential that the city commands

during the coming years. Various aspects of growth within the connurbation, like the

various economic developments expected, the services in the tertiary sector that the city

provides for itself and to the hinterland (region) and the public and semipublic facilities the

city houses, are the basis for arriving at the future population.

Industrial activity such as Mangalore Refinery Petrochemicals limited (M.R.P.L),

Mangalore Chemicals & Fertilizers (M.C.F), Kudremukh Iron Ore Company limited

(K.I.O.C.L), B.A.S.F (India), industrial estate development by K.S.S.I.D.C, Canning & Cashew

Industries, Ceramic industries (Tiles industries), Ice factories for fish storage etc, have

already developed. Growths of ancillary industries are also expected. A special economic

zone (S.E.Z) is already declared by the Government in the Local planning area. The city has


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higher order health and education facilities with particular reference to Medical,

Engineering and Management are already established.

The information technology sector has taken interest for development here. The

Infosys, a leading. I.T Giant has already acquired land (through K.I.A.D.B) in Pajeer,

Kairangala and Kurnad village adjacent to the L..P A limits for their I.T. project.Further,

good communication network is already established through rail, road and air

routes.Mangalore is a major harbour with its Export and Import activities increasing rapidly.

It is in this contexts, the prospective population, for purposes of design of the

Master plan, has to be determined. This exercise cannot be merely based on any

mathematical formulae, which rely heavily on the past trends of growth only. They have

their own limitations.

The trend of urbanization occurring in the state, which include prime cities of the

state and other class I cities of high potential like Bangalore, Mysore, Hubli- Dharwad and

other major cities, can be a guide which can be considered to meet a higher trend of

growth. It is observed, during 1991-2001, a decimal growth of 28.85% was recorded in

urban areas of Karnataka. (This amounts to an annual exponential growth of 2.53%)

Hence, it is thought that this trend may be considered for adoption in Mangalore L.P.A.

also, to meet the growing potential. This means that the prospective population for 2011

may be taken as 8.30 lakhs and for 2021may be taken as 10.70 lakhs.

2. 2. 2. 2. Sex RatioSex RatioSex RatioSex Ratio

The sex ratios observed in Mangalore taluk urban areas are highly in favour of fair

sexes in the census years 1991 and 2001. It is observed that the sex ratios in Mangalore

taluk (urban), during 1991 was 1007 and in 2001, it was 1009. These ratios are observed

to be higher than the Dakshinakannada district’s figures of 998 and 1005 during census

periods. Sex ratios of urban areas at taluk, district and state levels are given below for

comparison. The sex ratios of child population (0-6 Age group), at these levels are also

given.


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(Source: C.O.I population Tables. 1991 and 2001.)

It is observed that the trend of male out migration is seen generally, both at taluk

level and district level. This general trend was observed even during 1971, in Coastal areas

in particular (Including South canara district). The sex ratio of south canara district during

1971 was 1057 (including the present Udupi district also).

The high level of literacy among the people, their enterprising nature and the

probable attraction of Bombay and Gulf countries (for employment opportunities) and

readily available linkage (via the sea, a cheep travel) had an impact on the male

population, in the working age group, to migrate. Probably this is the reason for the

imbalance of the sex ratios. This general trend is seen even today. A comparison of the sex

ratios of population in the working age group and the non working younger age group will

throw light upon the extent of the migration trend, In the age group of 0-6 during 2001,

the sex ratios, in Dakshina kannada district was 952, where as the over all sex ratios was

1022 (These sex ratios at taluk level were 955 and 1031). Such comparison can be made

even at the state level, where the sex ratios of children were 946 and that of the total

population was 965. This trend, however has a reduced impact in Mangalore urban area

due to rapid urbannisation (i.e. the sex ratio was 1009 in urban areas of Mangalore taluk

compared to the figures at district level, i.e. 1022). This also indicates a rural -urban

movement, in spite of the general trend, due to the rapid growth of the Mangalore urban

agglomeration.

Year Mangalore Taluk Dakshinakannada District

Karnataka state

Urban population

Total population

Urban population

Total population

Urban population

Total population

1991 1007 1041 998 1020 930 960

2001 1009 1031 1005 1022 942 965

2001 (child population age group 0 –6)

- 955 - 952 - 946


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3. 3. 3. 3. LiteracyLiteracyLiteracyLiteracy

The Dakshina Kannada district stands favorably in regard to literacy of population.

During 1991 census period, 76.74% of the district population was literate as against the

state level literacy of 56.04 %.. The urban population had 85.14% literates at district level

and Mangalore taluk level (urban) had 85.99% literate population. During the 2001

census operation, the literacy further improved, both at the district level and at taluk level.

At district level it was 83.4 % and at taluk level it was 87.3 % The Mangalore taluk (urban)

population had 89.7% literates. The table below gives the literacy level in relation to state

level figures during 1991 and 2001.

(Source C.O.I.Tables / Dist. At a glonce D.K.Dist. (2006-07)

4. 4. 4. 4. Function of the city Function of the city Function of the city Function of the city A study of the primary census abstracts of Mangalore urban agglomeration, during

1991 census, in regard to industrial classification of workers reveals that the tertiary sector

and secondary sector activities dominated over the primary sector activity. Out of 1,72,257

main workers, tertiary sector accounted for 81007 workers, which is 47.03 % of the total

main workers. .In the secondary category of workers 78534 main workers were

enumerated, which accounted for 45,99 % of total main workers. Only 7.38% of the main

Census Year

Mangalore Taluk Dakshinakannada

District Karnataka state

Urban Total Urban Total Urban Total

1991

Male 92.02 89.34 91.39 84.88 - 67.26

Female 89.78 75.45 78.92 68.84 - 44.34

Total 85.99 82.21 85.14 76.74 - 56.04

2001

Male 94.10 92.60 93.80 89.70 - 76.10

Female 85.40 82.10 84.50 77.20 - 56.90

Total 89.70 87.30 89.10 83.40 - 66.60


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workers were in the primary sector. As for the participation, 64.6 % men 35.4% women

participated in the main worker category.

It was also observed that nearly 60 % of the main workers in category V (b) (i.e.

manufacturing, processing, services & repairs) in other than household industries were

woman. In the category “other services” the proportion of women were substantial i.e.

34.48 % were women.

Mulki, another important urban area in the agglomeration, within the local planning

area, was in a similar situation, during 1991. Tertiory sector accounted for 45.84% and

secondary sector accounted for 36.01% of the main workers. Here again in category V(b)

“manufacturing, processing, services & repairs in other than household industries” 66.61%

of main workers were women and also in other services category their participation was

29.33%.

Thus, both Mangalore urban agglomeration and Mulki town can be classified as a

bifunctional urban area with Tertiary and secondary sector activities.

During the 2001 census, there were 2,30,032 workers (main + marginal) in

Mangalore urban agglomeration. Out of this 98.3 % were in the category of “house holds

industries and other workers category”. Men participation was 66.48% and women

participation was 33.52 %. In the household industries category women participation was

92.52%. In the other workers category women participation was 20.3%. In Mulki town

area similar situation existed. In the Household category 90.14% main workers were

women.In the “other workers” category their participation was 22. 26 %.

Thus Mangalore Urban agglomeration and Mulki town are basically bi functional in

tertiary and secondary sector of activity. It is most likely that this character continues in the

plan period also


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Population Composition (AgePopulation Composition (AgePopulation Composition (AgePopulation Composition (Age----Sex Structure)Sex Structure)Sex Structure)Sex Structure)

The age sex composition of the population of the Mangalore taluk (urban) was

observed to be as in the following table.

Population composition Mangalore Taluk (Urban) – 2001

Age Age Age Age group group group group (years)(years)(years)(years)

PopulationPopulationPopulationPopulation

RemarksRemarksRemarksRemarks

MaleMaleMaleMale FemaleFemaleFemaleFemale TotalTotalTotalTotal

PopulationPopulationPopulationPopulation % to % to % to % to totaltotaltotaltotal



0-4 24340 4.05 23106 3.84 47446 7.89 Child group

5-9 25213 4.19 24694 4.11 49907 8.30 Primary & secondary school group 10-14 28502 4.74 28043 4.66 56545 9.40

15-19 30636 5.09 32145 5.35 62781 10.44

Pre. Uni. & Collage group

20-24 33522 5.57 32296 5.37 65818 10.94 Women fertility age group

Working Age Group

25-29 28061 4.67 28564 4.75 56625 9.42

30-34 23720 3.94 23699 3.95 47415 7.89

35-39 23427 3.89 23287 3.88 46714 7.77

40-44 19900 3.31 17663 2.94 37563 6.25

45-49 18037 3.00 16298 2.71 34335 5.71

50-54 13619 2.26 13233 2.20 26852 4.46

55-59 9171 1.52 9898 1.65 19069 3.17

60-64 7587 1.26 9237 1.54 16824 2.80 Elderly Aged Group

65-69 5732 0.95 7577 1.26 13309 2.21

70-74 3811 0.63 5581 0.93 9392 1.56

75-79 2059 0.34 3205 0.53 5264 0.87

80+ 1623 0.27 3059 0.51 4682 0.78

Age not stored

272 0.04 262 0.04 534 0.08

All ages 299232 301847 601079 100.00

Assuming that the age structure of Mangalore taluk (urban) can be adopted for the

Mangalore urban agglomeration and the L.P.A. also and that a similar age structure is

likely to stay even during the planning period also, we can work out the population of the

city by 2011 and 2021, in the different age groups, which have their own planning

requirement. An assessment of population in different age group for 2001 is done below.


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Sl noSl noSl noSl no Age groupAge groupAge groupAge group % to total% to total% to total% to total PopulationPopulationPopulationPopulation

2001

1 0-4 child group 7.89 51000

2 5-9 Primary & 10-14 secondary age group

8.30 53600

3 9.41 61000

4 15 – 19 collage (general) age

group. 10.44 67500

5 20 –59 working age group 55.61 359500

6 60+ elderly age group 8.32 53800

Total population of L.P.A.- 2001 646434

Special group (Women in fertility age group. 20 – 34

14.07 91000

Note: population figure are rounded off. (Totals do not agree). In the above table six groupings of population are available along with a special

women group (in fertility age group i.e. 20-34 age group). These groupings represent the

population in the respective age group, which demand childcare, requirement of education

infrastructure and availability of human resource. The special women group gives us an

idea as to the maternity care requirement.


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CHAPTER III

EXISTING SITUATION

1. 1. 1. 1. HOUSING HOUSING HOUSING HOUSING

On perusal of the census data during 1991, there were 97187 households living in

95287 occupied residential houses in Mangalore local planning area. A cursory glance

shows a shortage of 1900 houses. In Mangalore city urban agglomeration, which includes

the city corporation area, its outgrowths and two Municipal Councils, there were 76254

households occupying 74740 residential houses. In Mulki town 2741 households lived in

2702 residential houses.

The housing requirement has to take into consideration the need to make available

the required quality housing, under various income groups and also a factor of housing

vacancy, which may be about 3 to 5% . For this purpose detailed investigation of the

housing requirement has to be worked out.

The actual position during 2001 census was that there were 1,28,705 households

in the local planning area. This amounted to an increase of 31518 households during

1991-2001 period.

It is observed that many Government departments, the City Corporation, the state

electricity department, various industrial establishments, University etc have made efforts

to provide residential quarters for their employees.


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Housing effort made in the Mangalore local planning area by various agencies are

listed below.

1 Government quarters 1350

2 P.W.D. quarters

3 City corporation 99

4 Police Department 96

5 Commercial tax department

6 Health Department

7 Central excise Department

8 Police housing corporation

9 Karnataka power transmission corporation ltd (K.P.T.C.L)

160

10 Karnataka housing board 268 houses and 548 sites

11 National institute of technology KARNATAKA (NITK)

12 New Mangalore port trust (NMPT) project

13 Kudremukh iron ore company limited (KIOCL)

14 Mangalore chemical & fertilizer (MCF)

15 Mangalore refineries petrol chemicals ltd (MRPL)

16 Rehabilitation scheme.

17 Post and telegraph Department.

18 Urban development authority

(a) Following residential schemes were completed by the Urban Development authority

1. Mangala nagra, Attavara 101 sites 2. Pragathinagar Kankenadi 55 sites 3. Netravathy nagara, Kankanadi 70 sites 4. Mahatma nagara Markada 63 sites 5. Prashantha nagara, Derebail 98 sites 6. Sadashiva nagara, Kankanadi 86 sites 7. Somanath nagara Ullal 326 sites 8. Abbakka nagara Derebail 56 sites 9. Dr. Shivarama Karantha

Nagara Padavu 58 sites 10. Lalabahaddur nagara, Padavu 41 sites 11. Maruthy nagara, Hosabetlu 68 sites

Total :1022 sites


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(b) The following residential schemes have been proposed to be taken up.

(1) Padavu (2) Suratkal (3) Konaje

Slum Areas Slum Areas Slum Areas Slum Areas A few slum developments noticed in the following areas of the city are proposed to

be taken up for improvements by the Mangalore city corporation, under A.D.BA.D.BA.D.BA.D.B assistance.

1. Urva near Urva Market 2. C.P.C compound 3. Harijian colony, near cremation ground, Boloor 4. Kodiyala guttu Harijian colony, 5. Dongarakeri (behind hotel Tej Bhavani) 6. Harijian colony (Pandeshwer) 7. Kanduka (Behind D.C’s office) 8. Hampanakatta (Behind B.N.S. bar) 9. Gatty Hithlu & C.B.... compound, Bhavanti Street 10. Harijian colony, Kudukori Gudda(north) 11. Harijian colony, Kudukori Gudda(south) 12. Jappinamogaru (Fisherman Colony). 13. Mudushedde 14. Harijian colony, Kodical 15. Harijian colony, hoige Bazar 16. Harijian colony, Shantha Alva compound 17. Chapathy nagara, kavoor 18. Kudukori Gudda bye –pass road –‘A Block’ 19. Kudukori Gudda bye –pass road –‘B Block’

Further, there is a proposal for construction of residential dwellings for

PouraKarmikas, house-less and EWS of society by the Mangalore city corporation.

2. 2. 2. 2. Economic Base of cityEconomic Base of cityEconomic Base of cityEconomic Base of city

As has already been stated in chapter II (4), while discussing functional

classification of the city, tertiary and secondary sectors of employment are dominating in

Mangalore urban agglomeration. The tertiary sector slightly gaining an upper hand.

It is observed from the data (as on 31-3-07), furnished by the industries department,

Mangalore taluk has the major share of industrial activity in the entire district, employing

about 83.00% of the total industrial employees of the district, in various industrial units.

(Out of 31976 industrial employees in dakshina Kannada District 26536 industrial


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employees are in Mangalore taluk). A major portion of this industrial employee of

Mangalore taluk are in Mangalore urban agglomeration only.

Further, there were 8235 small-scale industrial units in Mangalore taluk employing

81905 workers. Major share of this appear to be in Mangalore urban agglomeration. There

are Eighteen (18) medium scale industries and four (4) large scales industries in

Mangalore.

The tertiary sector accounted for 47.03 % of the total main workers during 1991

census. Trade and commerce and other services accounted for nearly 40.00 % of the total

participation.

A glance of the taluk plans statistics, as on 31-03-2007, reveal that trade and

commerce, in Mangalore taluk is dominating in Dakshina Kannada district. Mangalore

taluk itself is dominated by Mangalore Urban agglomeration which include almost all the

urban areas of the taluk. (Except two small urban centers, namely Moodabidri with a

population of 25700 and Mulur with a population of 5056 during 2001 census).

Commercial banking’s share of Mangalore taluk is 67.10% and urban co-operative

banking’s share of deposits in Mangalore taluk is 58.17 % of the total deposits in the

district.

In regard to vehicles population, Mangalore taluk has 66.67% of total vehicles in

the district. Transport vehicles, both passenger and cargo Transport account for 70.00% of

the district’s Transport vehicles.

The Government has notified a Special Economic Zone (S.E.Z) in the north eastern

part of the L.P.A (and partly out side the LPA). An investment of nearly Rs 23,500

crores is expected. The K.I.A.D.B has already initiated action in this regard. Further the IT

Giant Infosys has proposed and acquired about 424 acres of land in Pajeer, Kerinangala

and Kurnad villages of Buntwal taluk, abutting the L.P.A, in the south east, near the

Mangalore university. One dental collage is also coming up in the adjacent locality.


18

These aspects make it clear that the city has a strong economic base, with

particular Emphasis to industrial and tertiary sectors activity. The soft were Technology

Park is a booster for the growth. Therefore, the city is bound to grow into an important

major urban center in the state.

3. 3. 3. 3. Civic amenities and public users Civic amenities and public users Civic amenities and public users Civic amenities and public users

Civic amenities include all those uses that are necessary to keep the population of

the city comfortable, in all aspects of their life. These are necessary to meet the social

obligations, like maintaining the health, provide basic education to their children, besides

providing the educational infrastructure for capacity building of its population, meet the

requirements of the various sections of the society for peaceful and satisfied life in regard

to their belief and faith, adequate facilities for active and passive recreation for the people.

HHHHealthealthealthealth

Health constitutes the most important requirement the population with out which

the population cannot lead a happy and comfortable life. Mangalore city is observed to

have higher order health facility, which besides serving the city also serve a much larger

region.

It is observed that there are eight major hospitals in Mangalore city, they are

(a) Government headquarters hospital (Wenlock hospital) 705 beds (b) Lady Goshan hospital for women. (260) Beds (c) Father Muller’s hospital, Kankanady (750) beads (d) T.B. Sanitorium, Mudushedde (100) beds (e) K.M.C. Hospital (750) beads (f) A.J. Medical hospital (g) K.S. Hegde Medical College Hospital (h) Yenapoya Medical College Hospital.


19

The Mangalore city corporation has maintained seven (7) dispensaries in the city.

Private nursing homes and hospitals are playing a very important role in the city. The

number of private hospitals and nursing homes registered in the District Health office is

forty six (46). The total number of beds in these exceeds 1500. Besides these a number of

unregistered nursing homes dispensaries and clinic’s exist in the city.

A glance of the taluk plans statistics of the Dakshina Kannada district (2006-07), as

on 31-03-2007, also give a similar picture. Mangalore taluk, dominated by the Mangalore

urban agglomeration, shares a higher percentage of health facilities in the district. Four

(4) Alopathic hospitals have 1025 beads. (91.00% of the district’s strength), six (6) Indian

system hospitals (31 beads) (100.00% of the district), sixty seven (67) private hospitals &

nursing homes, with a total bed strength of 6465 beds (80.45 % of the district strength),

21 primary health centers with 87 beds (29.00% of the district strength) There are two

community health centers (80 beds) 528 Alopaty dispensaries, 123 Indian system

dispensaries, 21 family welfare P.H. centers and 129 sub centers in the taluk. There are

251 drug stores (out of 376 in the district), nine blood banks (out of 11 in the district) in

the Mangalore taluk.

There are four (4) Veterinary hospitals 12 Veterinary dispensaries, 11 primary vet

centers and one mobile Vet. dispensary in Mangalore taluk.

Education Education Education Education

As already reported in chapter II (3), while discussing the literacy of population, it is

observed that the Dakshina kannada district stands in relatively better position in the state

in regard to general literacy. This is a reflection of the facility that exist. The urban literacy

of Mangalore taluk is 94.10% as against the state literacy of 66.60%. The education

infrastructure that exists corroborates this position. A total number of 188 high schools

(out of 384 in the district) and 61 Prer- university colleges (out of 128 in the district) are

located in Mangalore taluk. Mangalore urban agglomeration dominates the scene here.


20

In regard to higher education Mangalore taluk has 61 general colleges (these

include general and professional colleges like business management course, hotel

management course, education training and nursing collages), 7 medical (Alopathy &

Indian Medicine), 2 Engineering collages, 4 dental collages and 3 libraries. Out of these, 6

medical collages, one engineering collage, 3 polytechnics and all the dental collages are

with in the Mangalore urban agglomeration.

During 2006-07, 4740 (2484 Male and 2256 Female) medical, 1809 (720 Male,

1089 Famale) dental, 2781(2426 Male, 355 Female) Engineering and 1361 (1100 Male,

261 Female) polytechnic students, were on the rolls of the respective professional

collages.

In regard to other professional courses, it is observed that there are 23-business

Management, 4 Hotel management, 7 bachellor in education (B.Ed) and a number of

nursing colleges (about 23) exist in Mangalore city.

RecreationRecreationRecreationRecreation

Recreation facilities play a significant role in the life of the urban population. The

people are generally absorbed, most of the time, in their urban activities and they need

change for a while to refresh themselves, so that they can return back to their routine. For

this purpose they need active and passive recreational facilities accessible to them.

The active recreational facilities like play grounds, swimming pools etc and well

maintained parks play a very important role in this regard. They are also the lung spaces in

the urban areas.


21

The educational institutions themselves are supposed to be equipped with the play

spaces with in their premises. Some of the large educational institutions have their own

playgrounds some of them are

a) University college, Hampanakatta b) St. Aloysius college, Mangalore. c) St. Agnes college, Mangalore. d) Canara college, Mangalore. e) Suratkal Engineering college f) Karnataka polytechnic, Mangalore.

The important playgrounds maintained in Mangalore are (1) The Nehru Maidan (2) Mangala Stadium. (A new stadium is under constriction and is yet to be named.) The important open spaces maintained by the local Authorities are

a) The Tagore park, at Light House Hill near Hampanakatta b) Urva Maidan, Gandhi park, c) Rajaji park in front of Town hall d) Children park at Nehru Maidan e) Bharat Maidan park, Bolar f) Mathias Park, Kaprigudda. g) Padil park, Maroli road, h) Kadri park i) Deer park adjacent to Circuit house. There are a few other open spaces maintained by the city corporation. Mangalore

city is gifted with the Arabian Sea coast, which has a few beautiful beaches. These are god-

gifted recreational spots. Some of the famous beaches are located in

a) Someshwar b) Ullal sand spit c) Tannirubavi d) Panambur e) Suratkal f) Sasihitlu


22

Community Buildings Community Buildings Community Buildings Community Buildings The Town hall adjacent to the Nehru Maidan is the central community hall in the

heart of the city. There are a few other community buildings. They are a) Puthushet hall b) Don bosco hall c) Acharya’s hall d) C.V. Nayak hall e) P.V.S. . . . Kalakunja f) .T.M.A.Pai convention hall g) Catholic club

There are a few clubs formed by the local community for their recreation. They are a) The officers club b) The ladies recreation club c) The catholic club

Cinema and Drama theatres Cinema and Drama theatres Cinema and Drama theatres Cinema and Drama theatres There are ten cinema theatres in the city and five in the sub-urban areas. Drama

and Yakshagana Mela’s are common in Dakshina kannada district, which are conducted

on open lands. (Dusk to dawn melas are very popular during festival time and on special

occasions).

Religious and Historical Buildings Religious and Historical Buildings Religious and Historical Buildings Religious and Historical Buildings There are a number of important Religious Buildings of Historical importance in the

city. A few important of them are noted below 1. Mangala Devi temple. 2. Kadri Manjunatha Swamy temple 3. Gokernanatha temple, Kudroli 4. Venkataramana temple, Car street, 5. Anantha padmanabha temple, Kudupu 6. Marikamba temple , Urva Market 7. Sadashiva temple Suratkal 8. Somanatheshwar temple Someshwar 9. Jain basdi, Mulki 10. St Sabastian church 11. Millageres church, Hampanakatta 12. Jeppu seminary church


23

13. St. Aloysius church 14. C.S.I. Church 15. Syed Madani Darga, Ullal

Sultan Batheri is an ancient monument is part of the Tippu Fort and is declared as a

protected monument. This was built by Tippu sultan in the 18th century. This is located on

the eastern bank of Gurupur River, facing the Arabian Sea, in Boloor.

Public uses Public uses Public uses Public uses Many important public offices are located around Nehru Maidan. The revenue

offices, the R.T.O, P.W.D offices, Forest and police offices are located here. The city

corporation offices are located in Lalbagh. Some of the other important administrative

offices are

i. The New Mangalore port trust (NMPT) offices ii. The Kudremukh Iron are company (K.I.O C.L) offices iii. The Mangalore Chemical & Fertilizers(MCF) Offices

4. 4. 4. 4. Traffic and transportation Traffic and transportation Traffic and transportation Traffic and transportation The circulation system in any urban area is analogous to the blood circulation

system of the human body. The only difference that we find in any major urban areas is

that there will be more than one central area. It is also our endeavour to have more than

one nodal area in a city, so that the congestion and traffic problems are reduced in the

central areas.

People mobility in a city is related to there living, working and pastime activity. In a

city, the distances are long to activity areas, which requires use of fast moving mode of

traffic to cover the distances. Mobility, has increased in cities.

Mangalore city and the region is well connected by roads, with the national highway

(NH17) passing through the city and national highway (NH –13 and NH- 48) originating

from the city. Mangalore city is the terminal point from which the rail links to the Southern

and the Northern parts of the country is established. The rail link to the state capital is also

upgraded now. The Bajpe Airport is being upgraded to facilitate International flights.


24

Domestic links are already well established. Flights to Gulf counties have been

started. The Mangalore harbour is the only all weather Harhour in Karnataka. The major

export item is the Iron ore from the Kudemukh project. Harbour is being further expanded

to meet the further demands on account of the industrialization in the region.

Road TrafRoad TrafRoad TrafRoad Traffic fic fic fic

Vehicle population in Mangalore taluk, in the last two years has increased

substantially. The number of vehicles in Mangalore taluk, registered with the R.T.O

Mangalore, for the years 2004-05 to 2006-07 is given below.

During 2006-07 (as on 31-3-2007 ), there were 1,89,729 vehicles of all types. There

was an increase of nearly 30000 vehicles in two years.

Statement of various types of vehicles registered with R.T.O Mangalore taluk (2004-2007).

Vehicle TypeVehicle TypeVehicle TypeVehicle Type YearYearYearYear Increase Increase Increase Increase ∆∆∆∆

DecreaseDecreaseDecreaseDecrease∇∇∇∇

2004200420042004----05 05 05 05 asasasas onononon 31313131----3333----05050505

2005200520052005----06 06 06 06 As on As on As on As on 31313131----3333----06060606

Annual Annual Annual Annual growthgrowthgrowthgrowth

2006200620062006----07070707 as on as on as on as on 31313131----3333----07070707

Annual Annual Annual Annual growthgrowthgrowthgrowth

Motor cycleMotor cycleMotor cycleMotor cycle 101453 111667 (10.0%) 116088 (3.96%) ∇∇∇∇ CarsCarsCarsCars 27675 31375 (13.38%) 33426 (6.52%) ∇∇∇∇ Maxi cabsMaxi cabsMaxi cabsMaxi cabs 2760 2824 (2.32%) 3334 (18.05%) ∆∆∆∆ Autorickshas Autorickshas Autorickshas Autorickshas 10844 11499 (6.07%) 14414 (25.35%) ∆∆∆∆ Omni BusesOmni BusesOmni BusesOmni Buses 1961 1869 (- 4.69%) 1786 (-4.44%) ∇∇∇∇

Tractors &Tractors &Tractors &Tractors & Trailers Trailers Trailers Trailers

195 232 (18.97%) 409 (76.29%) ∆∆∆∆

AmbulanceAmbulanceAmbulanceAmbulance 80 85 (6.25%) 109 (28.23%) ∆∆∆∆ Goods Goods Goods Goods vehiclevehiclevehiclevehicle

8565 9080 (6.00%) 11598 (27.73%) ∆∆∆∆

OthersOthersOthersOthers 6462 7369 (14.03%)

8565 (16.23%) (

Total 1,59,995 1,76,004 (10.00%) 1,89,729 (7.81%) (

It is observed that tractors and trailor vehicles have grown at a rapid rate of 76.29%

during 2005-07, where as it was only 18.97% during 2004-06. Only Auto Rickshaws,

Ambulance goods vehicles and maxi cabs have shown growth.


25

It is observed that there is reduction in the rates of registration of personalized

transport like motorcycles and cars, where as the goods transport vehicles like tractors &

trailers, goods vehicles, and passenger shared transport vehicles like maxi cabs and Auto

Rickshaws have increased. But the only strange observation is that there is reduction in the

growth of omni buses. May be that this is due to the already saturated situation of the

private bus system in the city, which is being analyzed in the following paragraphs. It may

indicate that there is emphasis on the dependency of the mass transportation system

(M.T.S) over the personalized transport and also speaks of the efficiency of the M.T.S. This

is the healthy trend of a growing city.

Bus transport (city service & Moffusil service)Bus transport (city service & Moffusil service)Bus transport (city service & Moffusil service)Bus transport (city service & Moffusil service)

The city transport is managed by the private bus owners. There are 336 buses

plyiing on the city roads (city services). Further, 263 other private buses along with the

state owned KSRTC buses enter and leave the city, everyday which serve this region and

links the city with other part of the state and also out side it.

Everyday the total number of round trips by the city buses is reported as 3427 and

332 trips by the moffusil buses (privately managed only). The total number of passengers

served by the city transport is reported to be about 4,11,000. The table given below is the

abstract extract of the data collected from the R.T.O, Mangalore, in respect of the city bus

transport and Moffusil bus service (privately managed).

City serviceCity serviceCity serviceCity service Moffusil serviceMoffusil serviceMoffusil serviceMoffusil service Total Total Total Total

1) Number of 1) Number of 1) Number of 1) Number of round trips per dayround trips per dayround trips per dayround trips per day

3427342734273427 332332332332 3759375937593759

2) Total number of 2) Total number of 2) Total number of 2) Total number of busesbusesbusesbuses

336336336336 263263263263 599599599599

Note: Number of passengers served per day (About 4,11,000).Note: Number of passengers served per day (About 4,11,000).Note: Number of passengers served per day (About 4,11,000).Note: Number of passengers served per day (About 4,11,000). It is observed that most of the bus routes originate from the Nehru Maidan area &

the State Bank of India circle. Most of the buses are destination oriented.


26

The state owned, KSRTC, has its own network established to different part of the

district and also other parts of the state and to other states.

The KSRTC, bus station is located at Bejai. The KSRTC bus depot is located at Kadri.

There is a bus stand at Kankanady, used by the city bus services.

The following are the important roads of Mangalore city, which links prominent

locations in the city.

1. Hampanakatta – Kankanadi link via Bendoor well 2. Hampanakatta – Derebail Via lalbagh, Hat hill, Lady hill 3. Hampanakatta – Kulur Ferry 4. Hampanakatta – Morgangate, Via Nandi Gudda 5. Hampanakatta – Balmatta - Kankanadi 6. Hampankatta - Bunder 7. Car street The traffic in the three national Highways and the State Highways, which pass

through the city limits have increased considerably, as observed in the recent traffic census

conducted by the P.W.D (during 2007). The following ten locations were selected for

counting the traffic volume. The observations made at these points are noted below.


27

Traffic census Traffic census Traffic census Traffic census ––––2007200720072007

Location Location Location Location No No No No

Type of road Type of road Type of road Type of road Traffic Volume (in Traffic Volume (in Traffic Volume (in Traffic Volume (in P.C.U.) per hourP.C.U.) per hourP.C.U.) per hourP.C.U.) per hour

Existing road width Existing road width Existing road width Existing road width at junction in at junction in at junction in at junction in meters.meters.meters.meters.

1111 NHNHNHNH----13 & SH13 & SH13 & SH13 & SH----101 junction at 101 junction at 101 junction at 101 junction at KaikambaKaikambaKaikambaKaikamba

NH 2500NH 2500NH 2500NH 2500 SH 1200SH 1200SH 1200SH 1200 Tot. 3700Tot. 3700Tot. 3700Tot. 3700

15.0m15.0m15.0m15.0m 12.0m12.0m12.0m12.0m

2222 NHNHNHNH----13 &SH13 &SH13 &SH13 &SH----101 junction at Polali101 junction at Polali101 junction at Polali101 junction at Polali NH 1800NH 1800NH 1800NH 1800 SH 980SH 980SH 980SH 980

15.0m15.0m15.0m15.0m 12.0m12.0m12.0m12.0m

3333 NHNHNHNH----17 & SH17 & SH17 & SH17 & SH----67 junction at KPT 67 junction at KPT 67 junction at KPT 67 junction at KPT (Polytechnic collage)(Polytechnic collage)(Polytechnic collage)(Polytechnic collage)

NH 4900NH 4900NH 4900NH 4900 SH 850SH 850SH 850SH 850

15.0m15.0m15.0m15.0m 12.0m12.0m12.0m12.0m

4444 NHNHNHNH----13 and Bondel13 and Bondel13 and Bondel13 and Bondel----VamanVamanVamanVamanjoor road joor road joor road joor road junction.junction.junction.junction.

NH 1450NH 1450NH 1450NH 1450 MDR 350MDR 350MDR 350MDR 350

15.0m15.0m15.0m15.0m 10.0m10.0m10.0m10.0m

5555 NHNHNHNH----13 and Vamanjoor13 and Vamanjoor13 and Vamanjoor13 and Vamanjoor----Mudushedde Mudushedde Mudushedde Mudushedde road junctionroad junctionroad junctionroad junction


15.0m15.0m15.0m15.0m 10.0m10.0m10.0m10.0m

6666 NHNHNHNH----13 and Neermaga Kalpana road 13 and Neermaga Kalpana road 13 and Neermaga Kalpana road 13 and Neermaga Kalpana road junctionjunctionjunctionjunction


15.0m15.0m15.0m15.0m 10.0m10.0m10.0m10.0m

7777 NHNHNHNH----17 and Hole Pavanje road 17 and Hole Pavanje road 17 and Hole Pavanje road 17 and Hole Pavanje road NH 1450NH 1450NH 1450NH 1450 MDR 220MDR 220MDR 220MDR 220 (pav(pav(pav(pavanje Road) anje Road) anje Road) anje Road) MDR 430MDR 430MDR 430MDR 430 (Haleyangadi)(Haleyangadi)(Haleyangadi)(Haleyangadi)

15.0m15.0m15.0m15.0m 10.0m10.0m10.0m10.0m 10.0m10.0m10.0m10.0m

8888 NH17& Bukkasssihitlu road.NH17& Bukkasssihitlu road.NH17& Bukkasssihitlu road.NH17& Bukkasssihitlu road. NH 1450NH 1450NH 1450NH 1450 MDR 840MDR 840MDR 840MDR 840

15.0m15.0m15.0m15.0m 10.0m10.0m10.0m10.0m

9999 NHNHNHNH----17 & Mane Ullal road17 & Mane Ullal road17 & Mane Ullal road17 & Mane Ullal road NH 1450NH 1450NH 1450NH 1450 MDR 4200MDR 4200MDR 4200MDR 4200

15.0m15.0m15.0m15.0m 10.0m10.0m10.0m10.0m

10101010 NH 17 & Kotekar Puttur roadNH 17 & Kotekar Puttur roadNH 17 & Kotekar Puttur roadNH 17 & Kotekar Puttur road NH 1450NH 1450NH 1450NH 1450 MDR 470MDR 470MDR 470MDR 470

15.0m15.0m15.0m15.0m 10.0m10.0m10.0m10.0m

Some of the roads in the central business district (C.B.D) are narrow and they

cannot cope with the increased traffic flow. The city corporation has plans to widen some

of these roads with the assistance of the A.D.B. through K.U.I.D.F.C.. Following are some of

the roads proposed for widening in Mangalore city.


28

Sl no Sl no Sl no Sl no Name of the roads Name of the roads Name of the roads Name of the roads Length in Length in Length in Length in Kms.Kms.Kms.Kms.

Cost of Cost of Cost of Cost of developmentdevelopmentdevelopmentdevelopment

1111 Pump well circle to Karavali circle via jyothi.Pump well circle to Karavali circle via jyothi.Pump well circle to Karavali circle via jyothi.Pump well circle to Karavali circle via jyothi. 2.652.652.652.653333

Rs. 11.28 Rs. 11.28 Rs. 11.28 Rs. 11.28 crores.crores.crores.crores.

2222 Kankanadi circle to signal point via Falnir, Kankanadi circle to signal point via Falnir, Kankanadi circle to signal point via Falnir, Kankanadi circle to signal point via Falnir, P.V.S. circle, K.S.P.V.S. circle, K.S.P.V.S. circle, K.S.P.V.S. circle, K.S.R.roadR.roadR.roadR.road

2.932.932.932.930000

3333 Nantoor to Bendoor well via St. Agnes roadNantoor to Bendoor well via St. Agnes roadNantoor to Bendoor well via St. Agnes roadNantoor to Bendoor well via St. Agnes road 2.052.052.052.050000

4444

M.C.C to Circuit House via KSRTC, Bijai M.C.C to Circuit House via KSRTC, Bijai M.C.C to Circuit House via KSRTC, Bijai M.C.C to Circuit House via KSRTC, Bijai Church roadChurch roadChurch roadChurch road

1.981.981.981.987777

5555 Vamanjoor junction to T.B. Sanitorium via Vamanjoor junction to T.B. Sanitorium via Vamanjoor junction to T.B. Sanitorium via Vamanjoor junction to T.B. Sanitorium via Pilikula main gate.Pilikula main gate.Pilikula main gate.Pilikula main gate.

2.412.412.412.410000

6666

Jyothi to Kadri junction via Bunts Hostel Jyothi to Kadri junction via Bunts Hostel Jyothi to Kadri junction via Bunts Hostel Jyothi to Kadri junction via Bunts Hostel road, Maroad, Maroad, Maroad, Malli kattalli kattalli kattalli katta

1.771.771.771.775555

Total length of roadsTotal length of roadsTotal length of roadsTotal length of roads 13.813.813.813.815151515

The following are the important junction which are to be include to decongest the traffic at

these places. Some of this project are already takenup by the National Highway

Authorities.

1. Nanthoor Junction.: Flyover with at grade junction, flyover is along NH only. 2. Kaikamba Junction : Flyover with at grade junction. Flyover from Kaikamba junction to Nanthoor jnction. The upgrading of the Maroli Road from Kaikamba junction to Padil junction is already takenup. 3. Improvement of junction at Karnataka Polytechnic. 4. Kuntikan junction :Flyover along National Highway. 5. Kulur junction : Flyover and at grade junction. 6. Kottara-chowki : Flyover and at grade junction. 7. Panambur Circle (NMPT Circle) : Improvement of circle, at grade junction. 8. Surathkal junction improvement : (Flyover along NH and junction at grade)

RailwaysRailwaysRailwaysRailways

Mangalore city rail junction has become very important, as it connects the Northern

and Southen states and also the state capital. The railway station yard and the goods yard

occupies an area of 255 hectare of land in the central part of the city. The upgraded

Mangalore- Hassan (Bangalore) broad gauge line is now put into service and regular

passenger and goods monument has started.


29

The rail traffic from Mangalore city to different destinations is noted below.

Toward Bombay

Toward Bangalore

Toward Cochin

Rail sidings have been provided to NMPT areas MRPL and the old Bunder area.

There are five sub urban railway stations within the LPA limits. They are Ullal,

Kotekar, Kankanadi (Mangalore junction), Suratkal and Mulki. The rail link potential, which

covers the city in the north- south and west –east directions is very useful in working out a

mass / rapid transportation system which can meet the future transport requirements.

HarbourHarbourHarbourHarbour

Mangalore is the only all whether harbour in Karnataka and is located almost

midway between the major ports of Murma Goa and Cochin on the west coast. The

hinterland of Mangalore harbour is over 37000 sq kms, which is approximately 6% of the

states total area. The main export from this harbour is iron ore (by the MMTC) to the East

European and other countries and also export of the Dolerite stones. The main imports are

the petroleum products food grains, fertilizes and timber. The total capacity of traffic is 25

lakhs tones; excluding the iron ore concentrates from the Kudremukh project. There is a

proposal to expand the harbour to meet the demand of the industrialization in the region.

AAAAirways irways irways irways

The existing Airport was commissioned in 1951. The airport is located on the

National Highway (NH-13) on the Mangalore – Karkala route and is 22.0 kms from

Mangalore. The airport occupies an area of 151 Acres. Initially, it was catering to light


30

aircraft only. The airport in now augmented to cater to regular flights connecting Mumbai,

other parts of the country and also some of the International flights.

The airport authority has taken up the expansion project at a total cost of 80 crores.

The existing runway is 1625.0 meters and is proposed to be increased to 2452.5

meters. It is proposed to increase the handling capacity from the present 70 tones to 165

tones, which include the airbus. The new terminal is planned to accommodate 310

aircrafts and also to handle cargo. The airport is equipped with “Category Eight fire station”

to handle 310 airbuses. An additional land of 191 acres is proposed for acquisition.

The airport authority has sent a proposal to state Government to allocate 131 acres

of land in Kenjar, Adyapadi village just out side the L.P.A limits but with in the Mangalore

taluk to setup a new airport terminal.

At present there are regular daily flights to Bangalore and Mumbai by various

domestic airliners. Flights to gulf cities has become regular. It is observed that atleast to

30 trips, every week, carry passengers to places like Quatar, Sharja, Doha and Abudabi

5. 5. 5. 5. Utilities and services Utilities and services Utilities and services Utilities and services

Life in an urban society can be comfortable only when we have satisfactory services

like potable water of adequate quantity, suitable disposal system of the sullage, sewage

and solid waste that get produced in various parts of the city.

Water supply Water supply Water supply Water supply

The source of water supply to Mangalore city is Netravathy River. The first water

supply scheme to city was commissioned in 1956. The scheme was, intake works at

Thumba on the right bank of Netravathy at 17km from Mangalore. The scheme was

designed for 1.42 lakhs population at 70 liters per capita. The treatment works was at

Bendoor. Two rectangular over head tanks (ten lakhs liters capacity) and two ground level


31

service reservoirs (36.32 lakh liters capacity) were constructed at Bendaor water treatment

plant. The scheme served only the old Municipal limits (2.5 sq, kms).

In 1966, the Mangalore water supply system served a population of 1,42,000 at 68

lit. Per capita (15 gallons per capita)

.A separate water supply system was commissioned in 1971 in two phases. The

first phase with 40.86 MLD (9MGD) from Netravathy River with head works at Thunbe. The

scheme was designed for 2 lakhs population and also for major industries such as

M.C.F,.N.M.P.T and Fishing harbour. The scheme included among other allied works, a

treatment plant of 27.24 MLD capacity at Panambur.

In the second phase, in 1986, the scheme was enhanced to its full capacity of

81.72 MLD (18MGD) by providing various augmentation works including remodeling of

existing system.

The overhead reservoirs are located at 16 places in the city; with a total storage

capacity of 100.50 lakhs liters and ground level service reservoirs located at 6 places with

a total capacity of 180.5 lakhs liters. The total storage capacity of all the existing reservoirs

is 354 lakh liters.

The A.D.B. assisted Karnataka urban development and coastal management project

taken up by K.U.I.D.F.C. has considered Mangalore for inclusion under its development

project. It is proposed to include a comprehensive water supply scheme for the growing

demand for drinking water. The proposal provides for a separate water supply scheme

from Nethravathi at Thumbe and integrate it with the existing water supply system, by

providing water transmission mains, storage reservoirs and distribution network for

providing equitable water supply to the public.

The proposed scheme is designed for a population of 6.8 lakh projected for the year

2026. The demand of Mulki, Ullal towns and enroute villages and industrial units that are

likely to come enroute are to be met.


32

The requirement for the year 2026 is worked out as 160 MLD as follows.

1. Mangalore city (Including the existing 81.72 MLD) 103.0 MLD 2. Industries 37.0 MLD 3. Enroute villages (between Thumbe & Padil) 8.0 MLD 4. Ullal town panchayat 10.0 MLD 5. Mulki town panchayat 2.0 MLD

Total :160.0MLD The total estimated cost Works out to Rs 1150.8 Million.

Sewerage system Sewerage system Sewerage system Sewerage system A comprehensive sewerage scheme was introduced in the year 1961. The old city is

divided into several sewerage zones based on topography of the area. The north sewerage

district consists of five sewerage zones and these are connected with a treatment plant, at

Kavoor with a capacity of 5. MGD. The south sewerage district consists of three sewerage

zones and are connected to the treatment plant at Jeppinamogaru. The present UGD

facility is serving only 20 to 25 % population.

The Karnataka urban development Coastal Environmental management

programme (K.U.D.C.E..M.P) has taken up the U.G.D scheme for Mangalore at an initial

cost of the Rs 157 corers with the financial assistance of the A.D.B. The scheme is

proposed to benefit the population growth upto 2026. In this proposed scheme about

400km of sewer lines are proposed to be laid.

At present the individual houses are connected to their own sump pits and is very

popular. The new areas, like the housing colonies at Suratkal, harbour project area,

Panambur, rehabilitation colony at Katipalla and Ullal town has no comprehensive

sewerage scheme.

ElElElElectric power supply ectric power supply ectric power supply ectric power supply

The electric network in the L.P.A. consists of light E.H.T. substations located at

Kavoor, Kulashekara and Panambur. Kavoor is the biggest electric sub station in the


33

district with 220 k.v line. The installed capacity of the existing station and the peak load is

given in the table below.

Power supply station and peak load of powerPower supply station and peak load of powerPower supply station and peak load of powerPower supply station and peak load of power

Sl no Sl no Sl no Sl no Transmission line Transmission line Transmission line Transmission line Name of the station Name of the station Name of the station Name of the station Installed capacity Installed capacity Installed capacity Installed capacity Peak loadPeak loadPeak loadPeak load

220 K.V S.R.S Kavoor 100 x 3 MVA 134 M.W

110 K.V. M.U.S.S. Kulashekara 10 x 2 + 20 x 1 MVA 24 MW

33 KV M.U.S.S. panambur 5 x 2 MVA 9.4 MW

(SOURCE: KPTCL)(SOURCE: KPTCL)(SOURCE: KPTCL)(SOURCE: KPTCL)

The sub stations located at Kavoor and Panambur; take care of the power needs of

fertilizer plant, K.I.O.C.L project and the industries that are likely to come up in this area in

future.

Street lightingStreet lightingStreet lightingStreet lighting The old Mangalore city and the areas in Padavu, Ullal, Suratkal and 80% of the

villages in the LPA are having streetlights. Mangalore City Corporation had installed, by

June 2003, a total number of 29658 streetlights, out of which about 4000 were sodium

vapour lamps.

The power consumption, by nature of use In Mangalore in noted below

Sl No Sl No Sl No Sl No Nature of use Nature of use Nature of use Nature of use Average daily Average daily Average daily Average daily consumption (KWH )consumption (KWH )consumption (KWH )consumption (KWH )

1111 Domestic 15227

2222 Commercial 30020

3333 Industrial 26685

4444 Irrigation 842

5555 Street lighting 3292

Solid waste management Solid waste management Solid waste management Solid waste management Solid waste disposal is an important day-to-day service of the local body.

Everyday the Mangalore city generates about 300 metric tonnes of solid waste from

domestic and other wastes. The city corporation has its own infrastructure and staff to

handle the situation. The Mangalore city corporation has identified lands as “land fill areas”

for dumping the solid wastes. For this purpose a total extent of 98 Ac.83 cents of lands in


34

Kudupu, Thiruvail and Pachnadi villages has been identified. An extent of 40 acres 61

cents have already been acquired.

The Ullal municipality and the Mulki town panchayat have identified suitable lands

for dumping of solid waste. Ullal town municipal council has acquired 11Ac-38 cents of

land in Manjanadi village and the Mulki town panchayat has acquired 2Ac-46 cents of land

in Yelaturr village limits for solid waste dumping.

Other servicesOther servicesOther servicesOther services

The Mangalore City Corporation is maintaining eight crematoria located at

Bolur, Nandigudda, Kulur, Shakti nagar, Kadri, Jappinamogaru and Surutkal (2 nos).

Besides cemetries attached to some of the churches and kabarstan’s are under private

holding.

6. 6. 6. 6. EXISTING LAND USES EXISTING LAND USES EXISTING LAND USES EXISTING LAND USES ––––2001 A D2001 A D2001 A D2001 A D

The land use pattern is the platform for all the human activities, which reflects the

character of the urban area. The pattern of land uses in the Mangalore local planning area,

as in 2001, is noted below.

Sl no Sl no Sl no Sl no Land uses Land uses Land uses Land uses Area in Ha Area in Ha Area in Ha Area in Ha % to total built % to total built % to total built % to total built area area area area

% to total % to total % to total % to total L.P.AL.P.AL.P.AL.P.A

1111 ResidentialResidentialResidentialResidential 6794.726794.726794.726794.72 57.1857.1857.1857.18

2222 CommercialCommercialCommercialCommercial 325.64325.64325.64325.64 2.742.742.742.74

3333 IndustrialIndustrialIndustrialIndustrial 1302.751302.751302.751302.75 10.9610.9610.9610.96

4444 Public & semi publicPublic & semi publicPublic & semi publicPublic & semi public 831.97831.97831.97831.97 7.007.007.007.00

5555 Parks, play grounds & Parks, play grounds & Parks, play grounds & Parks, play grounds & other open spacesother open spacesother open spacesother open spaces

262.35262.35262.35262.35 2.212.212.212.21

6666 Public utilityPublic utilityPublic utilityPublic utility 47.9847.9847.9847.98 0.410.410.410.41

7777 Transportation & Transportation & Transportation & Transportation & communicationcommunicationcommunicationcommunication

2317.442317.442317.442317.44 19.5019.5019.5019.50

Total built areaTotal built areaTotal built areaTotal built area 11882.8511882.8511882.8511882.85 111100.0000.0000.0000.00 38.8338.8338.8338.83

8888 Agriculture Agriculture Agriculture Agriculture (Including water sheet)(Including water sheet)(Including water sheet)(Including water sheet)

118717.15118717.15118717.15118717.15 ---- 61.1761.1761.1761.17

Grand totalGrand totalGrand totalGrand total 30600.0030600.0030600.0030600.00 ---- 100.00100.00100.00100.00


35

The agriculture (including water bodies) forms a major portion of the L.P.A.

Agriculture accounts for 52.51% and water bodies’ account for 8.66% of the total local

planning area. The various urban uses account for 38.83% of the L.P.A.

As for as the various urban uses are concerned, residential use is 6794.72 Ha,

which works out to 57.18 % of the total built area. Next in order is the transportation and

communication use which is 2317.44 Ha (19.05 % of the built area). Industrial use area is

1302.75 Ha (10.96 % of built area). Next in order are the publics and semipublic uses

(7.00 %), commercial (2.74 %), open spaces (2.21 %) and public utility (0.41%).

As already stated, the land use pattern is a reflection of the functional character of

the city, the two major functions i.e. tertiary sector and the secondary sectors of

economy is clearly reflected here. Tertiary uses account for 29.65% and the secondary

activity uses is 10.96%. This observation is similar to the conclusion arrived at, while

discussing the occupational character of the working population in chapter II (4).

1 1 1 1 Residential usesResidential usesResidential usesResidential uses

The total existing residential use area in the LPA is 6794.72 Ha (57.18% of built

area). Mixed land uses are observed in the old city area and also in Ullal, Suratkal and

other eastern parts of the city. The village settlements are scattered throughout the LPA.

The pattern of development is, residential houses surrounded by agricultural land. The

tendency is scattered development connected by small lanes or footpaths or cul-de-sacs.

Large compounds enclosing areas of all shapes with residential individual buildings in the

enclosures, with no definite individual approach or frontage, resulting in low dense

development. Individual approach is also not possible in many cases due to the undulating

character of the land.


36

2. 2. 2. 2. Commercial uses Commercial uses Commercial uses Commercial uses

The total commercial use area is 325.64 Ha (2.74% of built area). The

Hampankatta and the old Bunder area are the major commercial use area in the city.

Commercial activity exists in the M.G. Road, Balmatta Road, K.S. Rao Road, Falnir Road,

junction of Suratkal municipal market and Ullal main road. The regulated market yard is in

Panambur.

3. 3. 3. 3. Industrial usesIndustrial usesIndustrial usesIndustrial uses

The industrial use area covers 1302.75 Ha (10.96% of built area). The major

industrial establishments are the Mangalore Chemicals and Fertilizers (MCF), the

Kudremukh Iron Ore company limited (KIOCL), the Mangalore Oil Refineries (MRPL). Tile

factories on the riverbanks of Nethrvathy & Gurupur, cashewnut factories, ice

manufacturing factories.

4. 4. 4. 4. Public and Semipublic usesPublic and Semipublic usesPublic and Semipublic usesPublic and Semipublic uses

The total public and semipublic uses is 831.97 Ha (7.00% of built area). Most of the

public and semipublic uses are located in the Hampankatta area and around Nehru

Maidan. The University Campus, educational, and religious institutions and Administrative

offices come under this use. Many are located along the various radial roads, NH-17 and

NH 48.

5. 5. 5. 5. Parks play ground and other open spacesParks play ground and other open spacesParks play ground and other open spacesParks play ground and other open spaces

The total area under this use is 262.35 Ha (2.21 % of built area). The major are the

Nehru Maidan, Tagore Park, Deer park, Padil Park, Pilikula Nisargadhama and Mangala

stadium. small parks exists in different parts of the city.


37

6. 6. 6. 6. Public utility uses Public utility uses Public utility uses Public utility uses

The public utility uses cover an area of 47.98 Ha (0.41 % of built up area). The water

treatment plants, the sewerage treatment plant, Garbage disposal land fill areas, electric

sub station are included under this use.

7. 7. 7. 7. Transportation and communication uses Transportation and communication uses Transportation and communication uses Transportation and communication uses

The total land under this use is 2317.44 Ha (19.50% of built area). These uses

include the roads, railway yards (including goods yard and other railway property), the

harbour (NMPT area), old Bunder area, truck terminals, bus stands and Depots,

transmission towers, etc.

8. 8. 8. 8. Agriculture and water bodiesAgriculture and water bodiesAgriculture and water bodiesAgriculture and water bodies

The agriculture and water bodies constitute a major chunk of the L.P.A. This account

for 61.17% of the total planning area. (In the analysis, to Asses the proportion of the urban

uses in relation to built area, the agriculture land, which includes the water sheet also, is

not included).


38

Salient features of planning districtsSalient features of planning districtsSalient features of planning districtsSalient features of planning districts

Planning district Planning district Planning district Planning district no. 1no. 1no. 1no. 1

The existing land use analysis of this district is given below.

Sl no Sl no Sl no Sl no Land uses Land uses Land uses Land uses Area in Ha Area in Ha Area in Ha Area in Ha % To total built area % To total built area % To total built area % To total built area % To total L.P.A% To total L.P.A% To total L.P.A% To total L.P.A

1111 ResidentialResidentialResidentialResidential 343434340.250.250.250.25

69.3069.3069.3069.30

2222 CommercialCommercialCommercialCommercial 7.27.27.27.22222

1.471.471.471.47

3333 IndustrialIndustrialIndustrialIndustrial 5.65.65.65.60000

1.141.141.141.14

4444 Public & semi publicPublic & semi publicPublic & semi publicPublic & semi public 69.69.69.69.71717171

14.14.14.14.19191919

5555 Parks, Playgrounds & Parks, Playgrounds & Parks, Playgrounds & Parks, Playgrounds & other open spacesother open spacesother open spacesother open spaces

1.21.21.21.22222

0.250.250.250.25

6666 Public utility Public utility Public utility Public utility 0.00.00.00.00000

0.000.000.000.00

7777 Transportation Transportation Transportation Transportation 66.66.66.66.95959595

13.6513.6513.6513.65

Total built areaTotal built areaTotal built areaTotal built area 494949490.950.950.950.95

100.00100.00100.00100.00 23.5423.5423.5423.54


1515151594.8194.8194.8194.81

---- 76.4676.4676.4676.46

Grand total Grand total Grand total Grand total 2020202085.7685.7685.7685.76

100.00100.00100.00100.00

This is the Southern most planning district, bounded by the L.P.A boundary on the

East and South and NH 17 on the West and Planning District no 2 in the North. Agriculture

(including water sheet) use covers an area of 1594.81 Ha (76.46% of Planning District

area). Residential use 340.25 Ha (69.30 of built area) is the major use.

The important public and semipublic uses are Justice K.S.Hegde Medical, V.M.K.

College (homeopathic) science complex, Dental college Yanepoya medical college, K.S.

Hegde law college, Medical academy and religious institution (Parashakti Kshetra) in

Kotekar village limits. Sharada vidyaNiketan and a Convent school (in Talapady village

limits).


39

Planning District no. 2Planning District no. 2Planning District no. 2Planning District no. 2

The existing land use analysis of this planning district is noted below.

Sl no Sl no Sl no Sl no Land uses Land uses Land uses Land uses Area in Ha Area in Ha Area in Ha Area in Ha % To total built % To total built % To total built % To total built area area area area

% To total L.P.A% To total L.P.A% To total L.P.A% To total L.P.A

1111 ResidentialResidentialResidentialResidential 644,01644,01644,01644,01 73.3673.3673.3673.36




5555 Parks, Playground & Parks, Playground & Parks, Playground & Parks, Playground & other open spacesother open spacesother open spacesother open spaces

7.077.077.077.07 0.800.800.800.80

6666 Public utility Public utility Public utility Public utility 1.041.041.041.04 0.120.120.120.12

7777 Transportation Transportation Transportation Transportation 159.76159.76159.76159.76 18.2218.2218.2218.22



1197.901197.901197.901197.90 ---- 57.6957.6957.6957.69

Total area of plg. Dist. Total area of plg. Dist. Total area of plg. Dist. Total area of plg. Dist. 2074.722074.722074.722074.72 ---- 100.00100.00100.00100.00

This Planning district is bounded by Planning district 1 & 3 on the East, The L.P.A

boundary on the South, the Arabian sea coast on the west and Netravathy River on the

North. Ullal T.M.C and Someshwar Town panchayat are included in this Planning. Dist. The

NH 17, a major Dist. Road (MDR) to Deralakatti, the Mangalore- Cochin railway line with

Railway stations at Ullal and Kotekar are located in this planning District. Residential area

account for 644.01 Ha (73.36% of built up area)

Commercial uses exist at the junction of NH –17 and the M.D.R. leading to

Deralakatte.The famous Madani Mosque Darga (in ullal town) and Somanatha temple on

the Someshwara beach and a branch of Yenepoya Medical Collage are located in this

planning district.


40



Sl no Sl no Sl no Sl no Land uses Land uses Land uses Land uses Area in Ha Area in Ha Area in Ha Area in Ha % to total built area% to total built area% to total built area% to total built area % to total L.P.A% to total L.P.A% to total L.P.A% to total L.P.A

1111 ResidentialResidentialResidentialResidential 232323234.204.204.204.20

87.3187.3187.3187.31


2.352.352.352.35


0.820.820.820.82

4444 Public & semi publicPublic & semi publicPublic & semi publicPublic & semi public 9.79.79.79.74444

3.633.633.633.63

5555 Parks playground & Parks playground & Parks playground & Parks playground & other open spacesother open spacesother open spacesother open spaces

0.90.90.90.92222

0.340.340.340.34


0.000.000.000.00


5.555.555.555.55

Total Built areaTotal Built areaTotal Built areaTotal Built area 262626268.228.228.228.22

100.00100.00100.00100.00 21.4021.4021.4021.40


989898984.724.724.724.72

---- 78.6078.6078.6078.60

TotalTotalTotalTotal 1212121252.9452.9452.9452.94

---- 100.00100.00100.00100.00

This planning district is bounded by planning district 4, 1 and 2 on the East, south

and west respectively and by Netravathy River on the north.

The district has its western part built closely. Where as in the East, scattered

development is observed. Agriculture (including water sheet) account for 78.60% of the

total area and only 21.40% is built area. In the built up area 87.31% is residential. A

Government school is located in Munnur village limits and a cremetoria is located to the

north of the school. Commercial activity is seen at Kuttar Padava junction. A major Dist.

Road passes through this district along the Southern boundary.


41



Sl no Sl no Sl no Sl no Land uses Land uses Land uses Land uses Area in Ha Area in Ha Area in Ha Area in Ha % To total built % To total built % To total built % To total built area area area area

%To total L.P.%To total L.P.%To total L.P.%To total L.P.AAAA





5555 Parks Playground & Parks Playground & Parks Playground & Parks Playground & other open spaces other open spaces other open spaces other open spaces

1.121.121.121.12 0.360.360.360.36




8888 Agriculture Agriculture Agriculture Agriculture (Including water sheet) (Including water sheet) (Including water sheet) (Including water sheet)

1285.371285.371285.371285.37 ---- 80.8080.8080.8080.80

TotalTotalTotalTotal 1590.881590.881590.881590.88 ---- 100.00100.00100.00100.00

This planning district is bounded by the L.P.A boundary on the East and South and

by the planning district 1 & 3 on the West and by Netravathy River on the North.

The built up area is only 19.20% of total area. The remaining 80.80% constitute

agriculture (including water sheet). The major built up area is Residential (39.62 %). The

important public and semipublic uses are the University Campus, the K.S.R.P.

Abayashrama, Pre-university College (Vishwamangala) and schools (one HrPr. School &

one secondary school)


42


The district is bounded by Planning district 13, 15 and 16 on North, East and West

respectively and on the South by the River Netravathy.

The existing land use analysis of this planning District is noted below.

Sl no Sl no Sl no Sl no Land useLand useLand useLand use Area in Ha Area in Ha Area in Ha Area in Ha % to total built % to total built % to total built % to total built area area area area

% to total L.P.A% to total L.P.A% to total L.P.A% to total L.P.A

1111 ResidentialResidentialResidentialResidential 303.56.303.56.303.56.303.56. 71.4571.4571.4571.45




5555 Parks & open spaces/Parks & open spaces/Parks & open spaces/Parks & open spaces/ play ground play ground play ground play ground

0.000.000.000.00 0.000.000.000.00





817.57817.57817.57817.57 ---- 65.8165.8165.8165.81

TotalTotalTotalTotal 1242.401242.401242.401242.40 101010100.000.000.000.00

The built up area is only 34.19 % of the total area. Residential use (71.45%) is the

major built area. The NH-48 and the railway lines viz Mangalore-Bombay and Manglore-

Hassan pass through this planning dist. Commercial activity is observed on either side of

the National highway.


43


This planning district is bounded by planning district 13, 15, 2 and district 7 and 10

on North, East, South and West in the same order. Netaravathy River passes through the

district.








5555 Parks playground & Parks playground & Parks playground & Parks playground & other open spacesother open spacesother open spacesother open spaces

3.973.973.973.97 0.860.860.860.86





496.63496.63496.63496.63 ---- 52.0052.0052.0052.00


The built up area constitute 48.00% of the total area and the remaining 52.00 % is

agriculture and water sheet. The major built area is residential (66.50 %). The NH-17, NH

48, the Nantur-padil road and the railway track Mangalore –Hassan-Bombay line pass

through the district.


44

Commercial activity is seen along the NH-17 & NH-48 and also at the junction point.

The importent public and semipublic uses are Fisheries college, University college of

agricultural sciences, Diocesan pastor institute, guardian angels church and convent

schools. The MESCOM receiving station is located along Nantoor –Padil road.

Planning District no. 7Planning District no. 7Planning District no. 7Planning District no. 7 This planning district is bounded by planning district 10, 6, 2 on North, East South

and West respectively








5555 Parks playground & Parks playground & Parks playground & Parks playground & other open spaother open spaother open spaother open spacescescesces

14.0914.0914.0914.09 2.892.892.892.89





40.3940.3940.3940.39 ---- 7.677.677.677.67


The built-up area constitute 92.33% of the total area .The major built up area uses

are Residential (67.43%) Public and semipublic (9.63%) and Industrial use (5.98%). This is

a closely built area dominated by Residential, Public and semipublic and Industrial uses.

The important public & semi public uses include the famous Mangala devi temple, a

number of missionary schools & convents, Government & private schools, St. Vincent

velencia Ferres church, Joseph Asylum church, Father Mullar’s hospital, Father Mullar’s

college, K.M.C hospital, Ramakrishna Ashram and Geological survey of India office.


45

There are a few industrial establishments like tile factories, Basal Mission works, &

St. Morgans Coffee works, Malnad Coffee works, Joseph Industrial works, Ice factory etc.

The other important uses are the Corporation Grave yard at Nandigudda and cemeteries

attached to church.

The railway track from Mangalore central station to Cochin, Hassan and Bombay

pass through the district.

Planning District no. 8Planning District no. 8Planning District no. 8Planning District no. 8 This Planning district is bounded by districts 9, and 10, 7, 2 on North, East and

South respectivily and by the Arabian Sea coast on the West. The Gurpur River pass

through this district and joins Netravathy at the south-west corner before it joins the sea.


Sl Sl Sl Sl no no no no

Land useLand useLand useLand use Area in Ha Area in Ha Area in Ha Area in Ha % to total built % to total built % to total built % to total built area area area area






5555 Parks, playground & Parks, playground & Parks, playground & Parks, playground & other open spacesother open spacesother open spacesother open spaces

9.349.349.349.34 3.793.793.793.79

6666 PubliPubliPubliPublic utility c utility c utility c utility 0.000.000.000.00 0.000.000.000.00


8888 Total built areaTotal built areaTotal built areaTotal built area 246.20246.20246.20246.20 100.00100.00100.00100.00 51.5951.5951.5951.59

Agriculture Agriculture Agriculture Agriculture (Including water sheet)(Including water sheet)(Including water sheet)(Including water sheet)

230.97230.97230.97230.97 ---- 48.4148.4148.4148.41


The built up area of this district 51.59%%%% and remaining area ((((48.41 %)%)%)%) is mainly

Gurupura River. The dominant uses are Residential, Commercial, Industrial and Public and

semipublic uses. The Old Bunder area, wholesale commercial activity, marine transport

facility, loading and unloading areas, the Railway sidings and the rail track, Mangalore

central railway station and yard are located in this district. There are a few tile factories

and other industries on the banks of Netravathy and Gurpur Rivers.


46

The important public uses are, the Revenue offices (Dy. Commissioner Office), the

R.T.O,.I.T.... office, Mangalore electric power house, the Town Hall, the Travelers Bangalow,

the Wenlock hospital, Vishwvidyalaya College and the Head post office. The famous

Millagre’s church with cemetry attached to it is located in the North-Eastern part of this

district. There are a few educational uses also. The central open space “Nehru Maidan” and

the Town hall adjacent to it are located in this district.

The North sandspit on the West bank of Gurupur River has residential built area

(Bengre) with large open space (beach) facing the Arabian Sea coast.

Planning District no. 9Planning District no. 9Planning District no. 9Planning District no. 9 This Planning district is bounded by the districts 11 and 12, 10 and 8 on North, East

and South respectively and by the Arabian Sea coast on the West.

The land use analysis of this planning district is noted below.








5555 Parks, playground &Parks, playground &Parks, playground &Parks, playground & other open spaces other open spaces other open spaces other open spaces

20.9620.9620.9620.96 3.263.263.263.26





375.10375.10375.10375.10 ---- 36.8736.8736.8736.87


The built area is 63.13% total area and the remaining area is the Gurupur river and

Agriculture area, (36.87%) which passes through the district, between the thickly built area

and the North Sandspit, which separates the river from the sea coast line. This is one of the

central business districts. Apart from the major use i.e. the residential use (65.39%), the

other major uses are Commercial (11.51 %), Public & semipublic (5.58 %) and Industrial

use (4.37%).


47

Commercial activity is dominant in the Southern (Golikatta) and southeastern parts

(Hanpanakatta area) and also along the roads radiating from Hampanakatta. A number of

Industries exist on the eastern bank of Gurupur River.

The important public & semipublic uses are the post office, a number of

educational institutions, Government offices including the City Corporation and U.D.A

offices, religious institutions like temples and churches, and famous “Sultan Batheri” on

the eastern bank of Gurpur River. Mangala stadium and the sports complex, the TMA Pai

Convention Hall are located in this district.

Planning District no. 10Planning District no. 10Planning District no. 10Planning District no. 10 This planning district is bounded by planning district 12, 13 and 6, 7, & 8, 9 on

North, East, South and West in the some order.


Sl no Sl no Sl no Sl no Land useLand useLand useLand use ArArArArea in Ha ea in Ha ea in Ha ea in Ha % to total built % to total built % to total built % to total built area area area area





4444 Public, & semi publicPublic, & semi publicPublic, & semi publicPublic, & semi public 73.7473.7473.7473.74 9.429.429.429.42


24.2624.2624.2624.26 3.093.093.093.09


7777 TraTraTraTransportation nsportation nsportation nsportation 87.0587.0587.0587.05 11.1211.1211.1211.12



12.4312.4312.4312.43 ---- 1.571.571.571.57


The total built area is 783.40 Ha (98.43%) of the total built area. This is one of the

central business districts. Residential is 67.05% of the built area. The other important uses

are the parks, playground and other open space (3.09 %), public & semipublic


48

(9.42 %) and Commercial (8.52%).

Commercial activity is present along all the major roads radiating from

Hampankatta, Bunt’s hostel road, Bejai road & Kankanady. The important public &

semipublic uses are St. Aloysius college & church, Kasturba medical college, st Agne’s

convent & college, Teacher’s Training Institute, Govt. polytechnic and I.T.I., District

Courts, Veterinary hospital S.D.M. Law College, Cannara College, the District Jail,

Kadri Manjunatha temple, Ladyhill Church, Museum, other Govt. offices and educational

institution and Idga in Light House Hill.

Important open spaces include, the Tagore Park and Kadri park. The transport and

communication uses which is 11.12% of total built area includes the KSRTC bus stand, the

Microwave station, and the Telephone Exchange, bus depot on (NH-17) and bus stand in

Kankanady.

The NH-17 and NH-13 pass through this district. The water treatment plant is

also located in this district.

Planning District no.11A and 11BPlanning District no.11A and 11BPlanning District no.11A and 11BPlanning District no.11A and 11B

This planning district is bounded by planning districts 18, 12, 9 and the Arabian Sea

coast on the North, East, South and West respectively,


Sl no Sl no Sl no Sl no Land useLand useLand useLand use Area in Ha Area in Ha Area in Ha Area in Ha % to total % to total % to total % to total built area built area built area built area







0.430.430.430.43 0.100.100.100.10





615.12615.12615.12615.12 ---- 60.5560.5560.5560.55



49

The built up area of this planning district is only 39.45% of total area. The remaining

area is agriculture (60.55 %), a major part of which is Gurupur River. The major built area

includes Residential (38.01 %) and the Transport & Communication (53.47%) which

includes the NMPT area.

A few industrial establishments are observed like the Tannirubavi barge mounted

power plant, Yenapoya Saw Mill, Oil & Rice Mill. Commercial activity is observed on the

NH –17 and Kulur- Kavoor road.

Planning District no. 12Planning District no. 12Planning District no. 12Planning District no. 12 This planning district is bounded by planning districts 17 and 16, 13, 10, & 11A &

11B on North,, East, South and West respectively.


Sl noSl noSl noSl no Land useLand useLand useLand use Area in Ha Area in Ha Area in Ha Area in Ha % to total built % to total built % to total built % to total built area area area area

% to total L.P.% to total L.P.% to total L.P.% to total L.P.AAAA






5.975.975.975.97 0.810.810.810.81





900.80900.80900.80900.80 ---- 55.0555.0555.0555.05


The built up area in this planning district is only 44.95% and Agriculture constitutes

55.08%, which includes Gurupur River. The Residential (73.59%) is the major use.

Important uses in the district are, A.J Medical College & hospital, Mary Hill Convent,

Government women’s Polytechnic, a few other educational institutions, including Pre


50

University & junior colleges. The KSRTC Bus Depot, the Helipad adjacent to DIG bunglow

are the other important features.

Planning district no. 13A & 13BPlanning district no. 13A & 13BPlanning district no. 13A & 13BPlanning district no. 13A & 13B This planning district is bounded by planning district 16, 14 and 15, 5 & 6 & 10 &

12 on North, East, South and West respectively,


Sl noSl noSl noSl no Land useLand useLand useLand use Area in HaArea in HaArea in HaArea in Ha % to total % to total % to total % to total built areabuilt areabuilt areabuilt area






5555 Parks, Playground & other Parks, Playground & other Parks, Playground & other Parks, Playground & other open sopen sopen sopen spacespacespacespaces

0.240.240.240.24 0.030.030.030.03


7777 TransportationTransportationTransportationTransportation 106.28106.28106.28106.28 16.7516.7516.7516.75


8888 Agriculture Agriculture Agriculture Agriculture (Including water sheet) (Including water sheet) (Including water sheet) (Including water sheet)

714.49714.49714.49714.49 ---- 51.7151.7151.7151.71


The built area is 47.08 % of the total area. The remaining area is Agriculture

(including water sheet). Residential (70.51%) is the major urban use. The Residential use

is concentrated in certain pockets & such pockets are scattered in the district.

Concentration of the development is seen in the Southern part of the district along the

main roads (with pocket of large agricultural lands surrounding the built area), such as

Bondel road, Pachanady- Vamanjur road, Shaktinagar road, Neethinagar, Preeti nagar, NH

13 & Kulshekara.

Important public uses include Ramashakti Mission (with Hospital,) Meteriogical

Department Buildings, Karavali police building, Veera Narayana Temple, Venktaramana

Temple, Kulashekara Church & few other churches Govt. & private schools.


51

Industrial Development ((((6.07%) include KIADB Industrial Estate at Yeyyadi,

Karnataka Govt., Press, Canara Wire & wire industry, Hindustan tin fabricators, Fertilizers

Factory, Sherelekar Steel Industry, Tyre & Mozaic & a few Cashew Industries.

The Karnataka Milk Federation (KMF) at Kulashekar and the Compost yard of the

city corporation are located in the district.

Commercial uses are seen at a few places like Bondel junction, Bejai- Bondel road

and along the NH-13 in Kulasheakara. The Konkan railway track pass through the district.

Planning DistrictPlanning DistrictPlanning DistrictPlanning District no. 14no. 14no. 14no. 14 This planning district is bounded by the LPA boundary on North and East and

planning districts 15 and 13 on the South, and West respectively. The existing land use analysis of this planning district is noted below.


Land useLand useLand useLand use Area in Area in Area in Area in Ha Ha Ha Ha

%%%% to total built to total built to total built to total built area area area area






5555 Parks, Playground & other Parks, Playground & other Parks, Playground & other Parks, Playground & other open spacesopen spacesopen spacesopen spaces

134.69134.69134.69134.69 32.1832.1832.1832.18


7777 TransportatioTransportatioTransportatioTransportation n n n 46.0746.0746.0746.07 11.0411.0411.0411.04

Total Built areaTotal Built areaTotal Built areaTotal Built area 418.46418.46418.46418.46 100.00100.00100.00100.00 29.3729.3729.3729.37


1006.171006.171006.171006.17 ---- 70.6370.6370.6370.63


The built up area is only 29.37% of the total area. Residential use (46.70%) is

scattered in the district, with pockets of concentration at several places like Subramanya,

Kudupu Hadomane, Kudupu, Vamanjoor village, Santhoshnagar, Tiruvail (Amrntanagar) &

Mudushedde village. The Nisarga Dhama “Pilikula” is located in this District and is part of

the open space in this district.


52

Important developments in the district are the Prasara Bharati Station, Ambedkar

Bhavan, T.B. Hospital, Veterinary hospital, a few Govt. and private schools & convents,

Amusement Park, a few churches & temples. The National highway (NH-13) passes

through the district.

Planning district no. 15Planning district no. 15Planning district no. 15Planning district no. 15 This Planning district is bounded by the Planning districts No. 14 on the North, LPA

boundary along East and South, bounded by districts 15, 13 and 14 on the West.

The existing land use analysis of the district is noted below.

Sl no Sl no Sl no Sl no Land useLand useLand useLand use Area in Ha Area in Ha Area in Ha Area in Ha % to total built area % to total built area % to total built area % to total built area % to total L.P.A% to total L.P.A% to total L.P.A% to total L.P.A



1.941.941.941.94


0.870.870.870.87



4.84.84.84.87777

1111.44.44.44.44


0.020.020.020.02


24.8424.8424.8424.84



1717171749.0649.0649.0649.06

---- 83.8483.8483.8483.84


The built up area is only 16.16 % of the total area. Residential area (63.78%) is the

only major use in the built area, with scattered development observed in the Western part

of the district.

The NH -48 and the Mangalore-Hassan Railway track pass through the district. The

other important developments are St.Joseph Engineering College, Karavali Engineering


53

college (A building proposed to house a new Engineering college is under construction). A

few private schools & Religious institutions are located in the district.

Planning district no. 16Planning district no. 16Planning district no. 16Planning district no. 16 This planning districts is bounded by the LPA boundary on the North and East and by

the planning district 13 &12 on the South and planning district 17 on the west.

The land use analysis of this planning district is noted below.

Sl no Sl no Sl no Sl no Land useLand useLand useLand use Area in Ha Area in Ha Area in Ha Area in Ha % to to% to to% to to% to total built tal built tal built tal built area area area area






5555 Parks, & open spaces/Parks, & open spaces/Parks, & open spaces/Parks, & open spaces/ play ground play ground play ground play ground

4.884.884.884.88 0.710.710.710.71




8.8.8.8. Agriculture Agriculture Agriculture Agriculture (Including water sheet)(Including water sheet)(Including water sheet)(Including water sheet)

2261.792261.792261.792261.79 ---- 76.7476.7476.7476.74


The built up area in this district is only 23.56 % of the total area. The remaining

area (76.74%) is Agriculture (including water sheet i.e. Gurupur River). In the built area

Residential area is 56.88% and is concentrated at a few places along the SH-48 at Bajpe,

kenjaru kolam and along the SH-101 at Kalavar junction and at Shaktinagar. Elsewhere,

the Residential uses are scattered throughout amidst Agricultural land.

Important developments are the Bajpe Airport and Aerodrome, KPTCL Receiving

station, a few educational institutions like schools and convents, St. Joseph PU collage and

a few religious institutions like temples, churches and an idga (a prayer ground).


54

Playgrounds at two places and Burial grounds at five places are part of the open

spaces in the district. Commercial activity is observed along SH-48 in Bajpe urban limits.

Some portion of the MRPL industrial area is also included in the northwestern part

of the district. The Konkan railway track pass through the district.

Planning district no. 17Planning district no. 17Planning district no. 17Planning district no. 17

This planning district is bounded by LPA boundary on the North, planning districts

16, 12, 18 & 19 on the East, South and West respectively.


Sl no Sl no Sl no Sl no Land useLand useLand useLand use Area in Ha Area in Ha Area in Ha Area in Ha % to total % to total % to total % to total built area built area built area built area





4444 PubliPubliPubliPublic & semi publicc & semi publicc & semi publicc & semi public 4.504.504.504.50 0.530.530.530.53


2.862.862.862.86 0.340.340.340.34




8.8.8.8. Agriculture Agriculture Agriculture Agriculture (Including water sheet)(Including water sheet)(Including water sheet)(Including water sheet)

896.11896.11896.11896.11 51.4251.4251.4251.42


The built up area in this district is 48.58%. The dominant use in this planning district

is Industrial (77.74%), which includes the MRPL and a few other industries. Residential use

is concentrated at MRPL colony, H.P.C.L colony and a few other places. The remaining

residential use is scattered in the district. The other important uses are a public hospital,

schools (both Govt. and private) and a telephone exchange.


55

The Konkan railway track and the rail track to the railway sidings to the Port area

and Industrial area pass through the district.

Planning District no. 18Planning District no. 18Planning District no. 18Planning District no. 18 This planning district is bounded by the planning districts 19, 17 and 11 on the

North, East and South respectively and by the Arabian Sea coast on the West








5555 Parks, & opParks, & opParks, & opParks, & open spacesen spacesen spacesen spaces play ground play ground play ground play ground

5.695.695.695.69 0.490.490.490.49





470.69470.69470.69470.69 ---- 28.8228.8228.8228.82


The built up area is 1162.93 Ha (71.18 %) of the total area. The major use in this

district is the Traffic & Transportation use (39.15%), Which includes the NMPT area which

houses the Harbour and other allied transport uses. The next major use is the industrial use

(34.09 %) of the built area, which include the industrial estate, MCF and other industrial

establishments.

The commercial uses (3.27 %) include the APMC market yard, Commercial activity

along the NH-17 and in NMPT colony.


56

The residential uses (21.00%) of the built area includes the residential development

in the northern part of the district, along the sea coast and the NMPT housing colony,

Kulumbur and Angalgundi colony, which is located in the Industrial use area.

The other important uses are the Administrative offices, Kendriya Vidyalaya and a

few other public’s uses like schools and temples.

The NH-17 and the Konkan Railway track pass through the district and a separate

railway siding connects the harbour and the Industrial area.


This planning district is bounded by the planning district No 20 on the North, the

LPA boundary and planning district No 17 on the East and dist. No 18 on the South and the

Arabian Sea coast on the West.










3.503.503.503.50 0.330.330.330.33

6666 Public utPublic utPublic utPublic utility ility ility ility 0.770.770.770.77 0.070.070.070.07



Agriculture Agriculture Agriculture Agriculture (Including water sheet)(Including water sheet)(Including water sheet)(Including water sheet)

1403.231403.231403.231403.23 ---- 57.4957.4957.4957.49


The built area is 1037.53 Ha (42.51% of total area). The Residential use is 68.13%

the total built area, with concentrated development in Katipalla area, Hosabettu, along the

Seacoast at Guddekopal, Mitrapatha and at Chellairu. In the remaining area the

residential developments are scattered.


57

The other important uses are the NITK (KREC) Engineering College and another

college on NH-17 in Hosabettu and a few other Public and semipublic uses like

Government & private schools and temples and churches.

Commercial activity is observed along the NH-17 at the junction with the SH-101

and a few other places along the state highway.The NH-17 and the Konkan railway track

pass through this planning district.


This planning district is bounded by the planning district 21 and LPA boundary on

the North & East and by district No. 19 on the south & by the Arabian Sea coast on the

West.









0.010.010.010.01 0.000.000.000.00




Agriculture Agriculture Agriculture Agriculture (Including water sh(Including water sh(Including water sh(Including water sheet)eet)eet)eet)

537.92537.92537.92537.92 ---- 74.5674.5674.5674.56


The built up area is only 25.44% of the total area. The remaining land is Agricultural

which includes the Pavanje River. Residential uses occupies 80.30 % of the built area.

The residential use is developed all along the NH-17 in a scattered manner in

Haleyangadi, Padupanambur and all along Seacoast in Sashihitlu.


58

Public and semipublic uses include a few educational institutions like Govt. and

private schools (higher primary and high schools), two junior colleges, religious buildings

including a few temples, Bhoothasthana, Mosques and a Jain Basdi. The NH-17 & the

Konkan railway track passes through the district.

Planning District no. 21Planning District no. 21Planning District no. 21Planning District no. 21 The planning district is bounded by the LPA boundary on the North & East and by

the L.P.A boundary and the planning district No. 20 in the South & by the Arabian Sea

coast on the West.


Sl no Sl no Sl no Sl no Land useLand useLand useLand use Area in Ha Area in Ha Area in Ha Area in Ha % to total built area % to total built area % to total built area % to total built area % to total % to total % to total % to total L.L.L.L.P.AP.AP.AP.A






16.2616.2616.2616.26 3.583.583.583.58





1126.601126.601126.601126.60 ---- 71.3071.3071.3071.30


The built up area is only 28.70% of the total area. The remaining area is Agricultural

including Water sheet. Residential use (66.22%) of the built area in the district. The

northern part of the planning district is the Mulki Town area. The residential development

is concentrated on both sides of the State Highway with a few pockets of vacant land.

Residential concentration is seen in Karnad, along Haleangadi – Chitrapu road, Karekadu

and a few other places.


59

Commercial activity is present at the Junction of the NH-17 and the town main road

and also along the town main road.. The Industrial use (4.29% of the built area) includes

the Industrial estate located on NH-17.

The public and semipublic use includes a few educational institutions like

Government and private school, junior colleges (Vijaya college & Nityanada college and

Govt. junior college). The Municipal office, a few religious institutions like a few churches, a

masque, a few temples and a divine call center are the other public & semipublic uses.

There are two burial grounds and a play ground in the heart of the Mulki Town.

The NH-17 and the Kankon railway track passes through this planning district and

Mulik town has a railway station.


60

CHAPTER IV

PLAN PERIOD REQUIREMENT AND PROPOSALS OF PLAN

1. 1. 1. 1. Population size Population size Population size Population size –––– 2021202120212021

A study of the population in the Mangalore urban agglomeration and the LPA of

Mangalore city was discussed in chapter II (1). The past trends of growth of population and

the potentials of growth of population in the LPA were discussed. It was made out that

mere past trends observed was not adequate to determine the prospective population of a

growing city. The various inputs for development in the area, proposed policies of

government, the market forces and the availability of the various infrastructure that

prompt the new investors and globalization trend have to be considered. It is in this

context, it was opined that the population of the Mangalore local planning area, by 2011

would probably be 8.3 lakhs and by 2021,it would be around 10.70 lakhs.

Therefore it would be appropriate to assume the prospective population of the

Mangalore city LPA, for the purposes of working out the various planning requirements by

2011, as 8.50 lakhs and by 2021 as 10.75 lakhs.

As already discussed in chapter II, while discussing population composition, the

population structure worked out for 2001 can be adopted for the planning period also. An


61

assessment of the probable population in the different age groups is worked out below, for

2011 and 2021.

Sl noSl noSl noSl no Age groupAge groupAge groupAge group ( in years)( in years)( in years)( in years)

% to total% to total% to total% to total Population (prospective)Population (prospective)Population (prospective)Population (prospective)

By 2011*By 2011*By 2011*By 2011* By 2021*By 2021*By 2021*By 2021*

1111 0000–––– 4 child group4 child group4 child group4 child group 7.897.897.897.89 67100671006710067100 84900849008490084900

2222 5555––––9 primary & High 9 primary & High 9 primary & High 9 primary & High 10 10 10 10 –––– 14 school age 14 school age 14 school age 14 school age groups groups groups groups

8.308.308.308.30 70000700007000070000 89000890008900089000

3333 9.419.419.419.41 80000800008000080000 1,01,001,01,001,01,001,01,000000

4444 15151515––––19 college (general) 19 college (general) 19 college (general) 19 college (general) 10.4410.4410.4410.44 89000890008900089000 1,12,001,12,001,12,001,12,000000

5555 20 20 20 20 –––– 59 working age 59 working age 59 working age 59 working age groupgroupgroupgroup

56.6356.6356.6356.63 4,730004,730004,730004,73000 5,98005,98005,98005,98000000

6666 60 and above60 and above60 and above60 and above 8.328.328.328.32 72000720007200072000 89500895008950089500

Figures are rounded off Figures are rounded off Figures are rounded off Figures are rounded off (Total do not agree)(Total do not agree)(Total do not agree)(Total do not agree)

8,500008,500008,500008,50000 10,75,00010,75,00010,75,00010,75,000

7777 Special group (women in Special group (women in Special group (women in Special group (women in fertile age group fertile age group fertile age group fertile age group (20 (20 (20 (20 –––– 34)34)34)34)

14.07 %14.07 %14.07 %14.07 % 1,20,0001,20,0001,20,0001,20,000 1,53,001,53,001,53,001,53,000000

The existing level of educational infrastructure in the city is observed to be

encouraging. The data available in regard to primary and secondary education

infrastructure reveal that there were 121 primary schools, 35 higher secondary schools in

the Mangalore urban agglomeration. This means for population assessed above for 2011

every primary school served about 5300 populations and a higher secondary school served

about 18500 populations, which fairly agree with the neighborhood standards adopted in

the sub-division regulation.

The existing level of health services in the Mangalore urban agglomeration also

appear to be very good. There were inall ten (10) Govt. hospitals (Both Allopalhy and Indian


62

system) and 67 private hospitals including nursing homes, with total bed strength of 7521

beds, in Mangalore taluk. Most of these are in Mangalore urban agglomeration only. This

means that there are nearly 9 beds for every 1000 population (for the prospective

population by 2011) and nearly 7 beds for every 1000 population (for the prospective

population by 2021).

Adopting the sub division standards adopted in the regulations the additional

educational and health facilities required is given below.

By 2011By 2011By 2011By 2011 By 2021By 2021By 2021By 2021 1. Primary school1. Primary school1. Primary school1. Primary school

(Basic PS & Higher PS) (Basic PS & Higher PS) (Basic PS & Higher PS) (Basic PS & Higher PS) 45454545 49494949

2. Higher secondary schoo2. Higher secondary schoo2. Higher secondary schoo2. Higher secondary schoollll 14141414 15151515

In regard to the health, the total bed strength in hospitals (Govt. & private) appears

to be adequate. Here, since the private hospitals & nursing homes are playing a very

important role in meeting the requirement, the matter is taken careof in the zoning

Regulations while permitting the private hospitals & nursing homes.

It may be noted here that maternity hospitals for catering to an additional women

population (fertile group) of 20500 by 2011and 32000 by 2021 is required. This is again,

as stated above, taken careof by the zoning regulation, while regulating the private

hospitals & nursing homes.

2) Land requirement for various uses are worked out, after a detailed study of the existing

land use data, from the provisionally approved Master Plan. Descripencies are observed in

the existing land use area computations, in regard to their extent in the various planning

districts. Based on the actual areas under various uses in each planning districts, the land


63

available in the District for reallocation and the future planning requirement, the proposed

land use plan is drawn up.

It is observed that the built area density, during 2001 was 50.46 Persons Per

Hectare., where as the residential density was 95.13 persons per hectare. These densities,

at residential level and the city level are observed to be satisfactory, considering the

special character of the Mangalore terrain. Hence, these densities are suitable for

adoption.

Mangalore, as already observed, is a bifunctional urban centre, with tertiary and

secondary sector activities dominating the scene. Hence, it is appropriate that the

secondary sector and Tertiary sector activities have a major say in the land allocation.

The proposed land use pattern has to reflect this consideration. Hence, this aspect

is kept in view, while working out a land use pattern for the city upto 2021.

The land use pattern for the Mangalore Local Planning Area is proposed to include a

total residential area of 11317.59 Ha in a total built up area of 24255.73 Hectare. This

area do not include spotted developments of 468.07 Hectare. This is likely to yield a

residential density of about 91 Persons Per Hectare. And a built up area density of 44.0

Persons Per Hectare. (At city level).

The proposed land use analysis is noted below.

Proposed land use analysis for Mnagalore Local Planning Area Proposed land use analysis for Mnagalore Local Planning Area Proposed land use analysis for Mnagalore Local Planning Area Proposed land use analysis for Mnagalore Local Planning Area ---- 2021.2021.2021.2021.

Sl. No.Sl. No.Sl. No.Sl. No. Land use categoryLand use categoryLand use categoryLand use category Area in Area in Area in Area in HectareHectareHectareHectare

% to total % to total % to total % to total conurbationconurbationconurbationconurbation

% to total% to total% to total% to total Proposed Proposed Proposed Proposed AreaAreaAreaArea

1111 ResidentialResidentialResidentialResidential 11317.5911317.5911317.5911317.59 46.6646.6646.6646.66 54.5954.5954.5954.59

2222 CommercialCommercialCommercialCommercial 892.97892.97892.97892.97 3.683.683.683.68 4.314.314.314.31

3333 IndustrialIndustrialIndustrialIndustrial 2790.712790.712790.712790.71 11.5111.5111.5111.51 13.4613.4613.4613.46

4444 Public & Semi publicPublic & Semi publicPublic & Semi publicPublic & Semi public 1047.641047.641047.641047.64 4.324.324.324.32 5.055.055.055.05

5555 Parks, playgrounds & other Parks, playgrounds & other Parks, playgrounds & other Parks, playgrounds & other 2005.742005.742005.742005.74 8.278.278.278.27 9.689.689.689.68


64

open spaces.open spaces.open spaces.open spaces.

6666 Public utilityPublic utilityPublic utilityPublic utility 45.8045.8045.8045.80 0.190.190.190.19 0.220.220.220.22

7777 Transportation & Transportation & Transportation & Transportation & CommunicationsCommunicationsCommunicationsCommunications

2629.482629.482629.482629.48 10.8410.8410.8410.84 12.6912.6912.6912.69

Proposed developed areaProposed developed areaProposed developed areaProposed developed area 20729.9320729.9320729.9320729.93 ------------ 100.00100.00100.00100.00

8888 Agriculture & Water sheetAgriculture & Water sheetAgriculture & Water sheetAgriculture & Water sheet 3525.803525.803525.803525.80 14.5314.5314.5314.53

TotalTotalTotalTotal 24255.7324255.7324255.7324255.73 100.00100.00100.00100.00 ------------

Outside connurbationOutside connurbationOutside connurbationOutside connurbation

a) Spotted Developmentsa) Spotted Developmentsa) Spotted Developmentsa) Spotted Developments 468.06468.06468.06468.06 ------------ ------------

b) Agricultureb) Agricultureb) Agricultureb) Agriculture 5372.625372.625372.625372.62 ------------ ------------

c) Wac) Wac) Wac) Water Sheetter Sheetter Sheetter Sheet 503.59503.59503.59503.59 ------------ ------------

Grand TotalGrand TotalGrand TotalGrand Total 30600.0030600.0030600.0030600.00 ------------ ------------

Residential uses proposed accounts for 11317.59 Ha. Within the conurbation and 468.07

Ha of land in various spotted developments distributed through out the local planning area.

Residential area accounts for 54.59% of the proposed developed area. (The spotted

developments are not included here).

The proposed land use analysis shows a dominance of industrial and transport uses.

Industrial use accounts for 2790.71 Ha, which is 13.46 % of the total proposed developed

area. The major industrial establishments are M.C.F., K.I.O.C.L., B.A.S.F., M.R.P.L., several

tiles cashew nut and Ice factories. The industrial uses also include the area reserved for the

Special Economic Zone (S.E.Z) notifies by the Government in Kuthetur, Bala, Permude,

Bajpe, Kalavar, Kenjar and Kulai villages. Proposals of Industrial development is also

suggested in Harekala and Konaje villages very close to the land proposed to be acquired

for I.T. Park (Infosy’s) by the K.I.A.D.B (just out side the L.P.A).

The Ttransport and communication uses include the New Mangalore Part Trust

(N.M.P.T) area, the Old Bunder area, the Bajpe Airport and four proposed truck terminals.

These truck terminals are (1) A truck terminal at the junction of the proposed bye pass

road and NH 48 in Kannur Village, (2) One truck terminal near Bajpe Airport on an existing

road proposed to be widened to 24 metre width in Bajpe Village limits, (3) One truck

terminal on NH-17 in Kulai and Hosabettu villages, (4) One existing private truck terminal is

proposed to be retained in Baikampadi village limits.


65

Parks, playgrounds and other open spaces forms another major use area. The total

area under this use is 2005.74 hecteres. , which is 9.68% of the proposed developed area.

Important open space uses are the Plikikula national park, Kadri park, Tagore park,

Mangala Stadium and vast area of land reserved for maintaining the special Costal

Regulatory Zone (CRZ I,II & III) and also Costal Management Zone (CMZ) notified under

Environmental (protection) Act 1986. The open spaces also include a number of burial

grounds, Graveyards, Cemetries and Kabarstans maintained by the local bodies and

religious institutions.

The commercial activity accounts for 892.97Hectare. Of land which is 4.31% of the

total proposed developed area. The central business district is in the old part of the city

centre (i.e. Hampankatta and Bunder area). The major commercial activity include, the

A.P.M.C yard in panambur and along all important roads of the city.

Public and Semi public uses account for 1047.64 hecteres, which is 5.05% of the

proposed developed area. Various health and educational institutions in the city are

included under this use. A number of Educational Institutions, Religious Institutions of the

city and sub urban area, the N.I.T.K Engineering College (Surathkal), Mangala University in

Konaje are important under this category.

Public Utility uses account for 45.80 hectares, which is 0.22% of the Total

developed area. This include the water supply treatment works, storage reservoirs, U.G.D.

treatment works, Electric power substations and dumping yards identified for dumping the

solid wastes collected in the city.

Salient Features of the proposalsSalient Features of the proposalsSalient Features of the proposalsSalient Features of the proposals:::: (A)(A)(A)(A). . . . Residential AreasResidential AreasResidential AreasResidential Areas::::

While allocating lands for various uses, besides considering the existing situation in

regard to the present land use, the action plans by various agencies under their act


66

provisions are incorporated. They are the layout scheme of Kankanadi, Padavu, Marakada,

Kunjathbail, Shakthinagara, Ullal and Tiruvail. The Ashraya layout at Karnadu & Kilpady

which were not included are now incorporated in the land use plan.

Change of land use have been approved by Government and also by the Planning

Authority in several cases. Some of the land owners have obtained permission for

conversion of their lands for non agricultural purposes from the Revenue Authorities (Either

from the Deputy Commissioner or Thahasildar) and some of the land owners poses Khata

from the Mangalore City Corporations.

In some cases layouts have been approved by the Urban Development Authority. Therefore,

these cases have been considered for inclusion in the plan. Further, there is need for

inclusion of some of the area for contiquity. These areas have also been included for

development.

(B(B(B(B) Industrial Uses) Industrial Uses) Industrial Uses) Industrial Uses::::

The Government has notified a special Economic Zone (S.E.Z) in Kalavar, Bala,

Kulai, Kenjar, Permude, Bajpe and Kuttetur villages. These notified area have been

included as Industrial uses in the Plan. Further, the K.I.A.D.B has proposed to acquire lands

infavour of the Infosy’s for their I.T. Park expansion project, in an area abutting the Local

Planning Area in South East of the city near the Mangala University. Additional areas for

ancillary Industrial development, very close to this area is suggested inside the Local

Planning Area, in Harekala, Marakada, Padupanambur and Chitrapu villages.

((((C) Transportaion Uses:C) Transportaion Uses:C) Transportaion Uses:C) Transportaion Uses:

i)Truck & Bus Terminals:i)Truck & Bus Terminals:i)Truck & Bus Terminals:i)Truck & Bus Terminals: In order to meet the need to provide adequate facilities for the lorry traffic that enter the city through various highways and to obviate their entry into the city, three new truck terminals and one Bus Terminal are proposed at suitable places. They are


67

(i) A truck terminal at the junction of NH 48 and the proposed 45 meter

wide byepass in Kannur village (Planning District 5) (ii) A Truck Terminal along an existing road (proposed to be widened to 24

meter width) near SEZ area in Bajpe Village (Planning District - 16)

(iii) A Truck terminal along NH-17 in Kulai Village (Planning District - 18)

(iv) A Bus terminal at Maroli in Kadri village (Proposed by the Mangalore City

Corporation) on NH-17

(ii) Byepass Road:(ii) Byepass Road:(ii) Byepass Road:(ii) Byepass Road:

A Byepass road,45metre in width is proposed for the National Highway 17.This Byepass is proposed to run starting from the southern point at the junction of 17 Kotekar beeri cross and runs along the existing Kotekar beeri road, pass through the Eastern outskirts,crosses the Netravathy river, connects the NH-48,runs further North in the Eastern outskirts of the city , connects the NH-13 ,runs along the Southern banks of Gurupur river , crosses the river, connects S.H – 48 at malavoor and runs further North along the Konkan Railway line and and on the North of it and joins the NH-17 to Surathkal junction.This Byepass road is intended to meet traffic demand and reduce the traffic volume in NH-17 passing through the city. It also passes very close to the S.E.Z area.

(iii)Open Space Use:(iii)Open Space Use:(iii)Open Space Use:(iii)Open Space Use:

Areas Have been earmarked as open spaces as Coastal Regulatory Zones(C.R.Z –I,II&III) and also Coastal Management Zones(C.M.Z)as required under Environmental(protection) Act 1986.

This has been done in consultation with the Regional Director for Environmental Coastal Regulatory Authority for Dakshina Kannada district, Mangalore.

(iv). (iv). (iv). (iv). Transportation Network:Transportation Network:Transportation Network:Transportation Network:

Existing network: As already observed in chapter III some of the roads have been proposed for widening. Proposals of road widening and regulation of building lines have been proposed on all important roads to reduce the conjestion of traffic, these have been indicated in the Circulation Map. A list of the roads for which building lines are suggested for each one of them is appended (Annexure - ). All state highways are proposed to widened to 30metre width.


68

New Roads; A network of roads have been worked out, as shown in the Circulation Map to link the areas not connected. New roads have been suggested in areas lacking proper approach and also to provide the desired road network for the area.

New Important Roads. As already stated, a 45meter wide Byepass road to NH-17 is proposed to connect

the NH -48, NH -13 and S.H. 67. Existing important roads are proposed to be widened (or

upgraded) or new links established to give link to the state and National Highways with the

proposed by pass Road. These are clearly indicated in the proposed circulation plan.

Proposals of land use in various Planning Districts of Mangalore Local Planning AreaProposals of land use in various Planning Districts of Mangalore Local Planning AreaProposals of land use in various Planning Districts of Mangalore Local Planning AreaProposals of land use in various Planning Districts of Mangalore Local Planning Area.

Planning Dist No.1Planning Dist No.1Planning Dist No.1Planning Dist No.1 The proposed land use analysis of this planning District is given below.

Sl. No.Sl. No.Sl. No.Sl. No. Land use categoryLand use categoryLand use categoryLand use category Area in Area in Area in Area in HectareHectareHectareHectare

% to Total % to Total % to Total % to Total proposed proposed proposed proposed AreaAreaAreaArea

1111 R ResidentialR ResidentialR ResidentialR Residential 722.92722.92722.92722.92 72.7072.7072.7072.70



4444 Public & Public & Public & Public & Semi PublicSemi PublicSemi PublicSemi Public 79.8679.8679.8679.86 8.038.038.038.03

5555 Parks, playgrounds & other open spaces.Parks, playgrounds & other open spaces.Parks, playgrounds & other open spaces.Parks, playgrounds & other open spaces. 19.7519.7519.7519.75 1.991.991.991.99

6666 Public utilityPublic utilityPublic utilityPublic utility ---- ----

7777 Transportation & CommunicationsTransportation & CommunicationsTransportation & CommunicationsTransportation & Communications 55.2555.2555.2555.25 5.565.565.565.56

8888 Agriculture and water sheets.Agriculture and water sheets.Agriculture and water sheets.Agriculture and water sheets. 84.3284.3284.3284.32 8.498.498.498.49


Outside connurbationOutside connurbationOutside connurbationOutside connurbation ------------

a) Spotted Devea) Spotted Devea) Spotted Devea) Spotted Developmentslopmentslopmentslopments 44.5344.5344.5344.53 ------------

b) Agricultureb) Agricultureb) Agricultureb) Agriculture 1028.261028.261028.261028.26 ------------

C) Water SheetC) Water SheetC) Water SheetC) Water Sheet 18.6818.6818.6818.68 ------------

Grand TotalGrand TotalGrand TotalGrand Total 2085.782085.782085.782085.78 ------------

The major proposed development in this Planning District is residential. The areas

contiguous to the existing residential developments, leaving the fertile and garden land are

suggested for residential developments. Some of the spot developments in the middle of

the agricultural lands are retained.


69

The area proposed for development by the St. Allcious Educational Institutions is

proposed for Public and Semi Public uses.

The existing Kotekar road is proposed to be widened to 45 meter width to act as a

bye pass road and link, N.H-48, NH-13 etc. starting from the junction at Kotekar –Beeri

cross in the South and run on the Eastern outskirts of the city and join NH-17 again in the

north.

The existing K.C. Road is proposed to be widened to 24 meter width. suitable roads

suggested as per provisionally approved plan are retained commercial activities are

suggested along NH-17, Kotekar main road and Konaje main road, as shown in the District

map.

Planning District No: 2Planning District No: 2Planning District No: 2Planning District No: 2 The proposed land use analysis of this Planning District is given below.

Sl.No.Sl.No.Sl.No.Sl.No. Land use categoryLand use categoryLand use categoryLand use category Area in Area in Area in Area in HectareHectareHectareHectare





4444 Public & Semi PublicPublic & Semi PublicPublic & Semi PublicPublic & Semi Public 60.7660.7660.7660.76 2.932.932.932.93




8888 Agriculture and wAgriculture and wAgriculture and wAgriculture and water sheet.ater sheet.ater sheet.ater sheet. 640.30640.30640.30640.30 30.8730.8730.8730.87

Total area of Planning District.Total area of Planning District.Total area of Planning District.Total area of Planning District. 2074.442074.442074.442074.44 100.00100.00100.00100.00

This Planning District is predominantly a residential district, commercial uses are

suggested along the NH-17 and along Chervatur – Someshwara road along with the

existing commercial uses. Public and Semipublic uses are suggested at suitable places as

shown. The C.R.Z zones (I,II and III) are notified in parts of this district as indicated. The

Thokkotu – B.C. Road is proposed to be widened to 30 meter since it is notified as a state

highway.


70

Planning District No:3Planning District No:3Planning District No:3Planning District No:3 The proposed land use analysis of this Planning District is noted below





3333 InduInduInduIndustrialstrialstrialstrial 2.212.212.212.21 0.280.280.280.28





8888 Agriculture and water sheet.Agriculture and water sheet.Agriculture and water sheet.Agriculture and water sheet. 229.86229.86229.86229.86 29.5529.5529.5529.55


Outside connOutside connOutside connOutside connurbationurbationurbationurbation ------------

a) Spotted Developmentsa) Spotted Developmentsa) Spotted Developmentsa) Spotted Developments 71.4271.4271.4271.42 ------------


c) Water Sheetc) Water Sheetc) Water Sheetc) Water Sheet 2.472.472.472.47 ------------


Residential in the major urban use in this Planning District surrounded by large

chunks of Agricultural land. The C.R.Z zones are notified along the River Nethravathy, as

shown. A 45 meter wide bye-pass road along with a bridge across Nethravathy river is

proposed. The State Highway, which forms part of the proposed bye-pass road between

Deralakatte and the proposed junction with the bye pass road is also proposed to be


71

widened. Thokkotu – B.C. road is proposed to be widened to 30 meter width. (As it is

notified as a State Highway).

Planning District No:4Planning District No:4Planning District No:4Planning District No:4 The proposed land use analysis of this Planning District is noted below.







5555 Parks, playgrounds & otherParks, playgrounds & otherParks, playgrounds & otherParks, playgrounds & other open spaces.open spaces.open spaces.open spaces. 22.1722.1722.1722.17 3.083.083.083.08






a) Spotted Developmentsa) Spotted Developmentsa) Spotted Developmentsa) Spotted Developments 10.5710.5710.5710.57

b) Agriculture b) Agriculture b) Agriculture b) Agriculture 804.57804.57804.57804.57

c) water sheetc) water sheetc) water sheetc) water sheet 55.3055.3055.3055.30

Grand TotalGrand TotalGrand TotalGrand Total 1590.881590.881590.881590.88

The major Urban uses in this Planning District are the Residential and the Public

and Semi public uses (Mangala University Area) These uses are surrounded by large

chunks of agricultural land. The land adjacent to the University administrative offices is

earmarked for Public & semi public uses as the same is reported to be required for

expansion of the University. The land in S.No: 85 of Konaje is acquired for developing a


72

residential development by the Urban Development Authority. The land North of Konaje –

Harekala road and East of Harekala-Pavoor road is proposed for Industrial use, as the

same is adjacent to the area proposed for acquisition for the Infosy’s organizations through

K.I.A.D.B (This proposal of Infosy’s is observed to be just outside, the L.P.A and abuting to

it). The Thokkotu – B.C. Road is proposed to be widened to 30 meter width as this is

notified as State Highway.

A belt of land parallel to Nethravathy river is notified under C.R.Z zone, as indicated

in the maps.

Planning District:5:Planning District:5:Planning District:5:Planning District:5: The proposed land use analysis of this Planning District is noted below.

Sl.NSl.NSl.NSl.No.o.o.o.

Land use categoryLand use categoryLand use categoryLand use category Area in Area in Area in Area in HectareHectareHectareHectare

% to Total % to Total % to Total % to Total proposed Areaproposed Areaproposed Areaproposed Area










Residential use is dominant in this District. The proposed 45 meter Bye-pass road is

continued from Nethravathy bridge to Link the N.H-48. New 18 meter roads are proposed

to link proposed residential areas parallel to Nethravathy river and also parallel to the

railway lines. A truck terminal is proposed at the junction of the proposed Bye-pass road

with the NH-48. Commercial uses are proposed along the N.H- 48 in continuation of the

existing commercial developments.

CRZ I, II & III are notified as indicated on the District maps.


73













The major Urban use in this Planning District is Residential. The Pumpwell circle,

which is an important junction of the NH-17 and N.H. 48 is located here. Commercial

activity exists along N.H. 48 & N.H. 17 commercial activity is also proposed along

Thandoligegudde Nagabana road in Jappinamogaru. A Bus terminal is propsed by the

Mangalore City Corporation on the NH- 17 in this Planning District.

CRZ zones are notified for areas along Nethravathy River in this Planning District, as

indicated in the map.


74













This Planning District is predominantly residential in character. Important Public

and Semi public institutions and the famous Mangaladevei Temple are located here.

The CRZ is marked all along Nethravathy river bank as indicated in the proposed

land use map.





75






6666 PubliPubliPubliPublic utilityc utilityc utilityc utility ---- ----


8888 Agriculture including water sheet.Agriculture including water sheet.Agriculture including water sheet.Agriculture including water sheet. 210.56210.56210.56210.56 42.2542.2542.2542.25


This is one of the central business district with Commercial and Public and

Semipublic uses dominating. The old bunder area, the Railway station and the goods yard

are located here.

The CRZ are notified along the Gurupur river coast and also on the sand spits as

indicated on the map.

Plannig District No. 9Plannig District No. 9Plannig District No. 9Plannig District No. 9 The proposed land use analysis of this planning district is noted below

Sl.No.Sl.No.Sl.No.Sl.No. Land use categoryLand use categoryLand use categoryLand use category Area in Ha.Area in Ha.Area in Ha.Area in Ha. % to total% to total% to total% to total

1.1.1.1. ResidentialResidentialResidentialResidential 366.96366.96366.96366.96 57.4057.4057.4057.40

2.2.2.2. CommercialCommercialCommercialCommercial 73.7173.7173.7173.71 11.5311.5311.5311.53

3.3.3.3. IndustrialIndustrialIndustrialIndustrial 20.3420.3420.3420.34 3.183.183.183.18

4.4.4.4. Public & semipublicPublic & semipublicPublic & semipublicPublic & semipublic 35.6835.6835.6835.68 5.585.585.585.58

5.5.5.5. Parks, playgrounds and other open Parks, playgrounds and other open Parks, playgrounds and other open Parks, playgrounds and other open spacesspacesspacesspaces

28.28.28.28.41414141 4.444.444.444.44

6.6.6.6. Public UtilityPublic UtilityPublic UtilityPublic Utility 0.790.790.790.79 0.120.120.120.12

7.7.7.7. Transportation & CommunicationTransportation & CommunicationTransportation & CommunicationTransportation & Communication 107.89107.89107.89107.89 16.8816.8816.8816.88

8.8.8.8. Agriculture including water sheetAgriculture including water sheetAgriculture including water sheetAgriculture including water sheet 5.575.575.575.57 0.870.870.870.87



a) Spotted developmentsa) Spotted developmentsa) Spotted developmentsa) Spotted developments 33.1833.1833.1833.18 ------------


c) Water sheetc) Water sheetc) Water sheetc) Water sheet 292.36292.36292.36292.36

------------



76

This is one of the central business district with commercial activity dominating in

its southern parts. Closely built residential developments and some of the important

Public and Semipublic uses are located here.

An 18mtr wide road is proposed to link Sultan Batheri to NH 17.

Planning District No. 10Planning District No. 10Planning District No. 10Planning District No. 10 The proposed land use analysis of this planning district is noted below.

Sl.No.Sl.No.Sl.No.Sl.No. Land use category.Land use category.Land use category.Land use category. Area in Ha.Area in Ha.Area in Ha.Area in Ha. % % % % to totalto totalto totalto total




4.4.4.4. Public & semi publicPublic & semi publicPublic & semi publicPublic & semi public 73.1773.1773.1773.17 9.199.199.199.19

5.5.5.5. Parks, playgrounds & other open Parks, playgrounds & other open Parks, playgrounds & other open Parks, playgrounds & other open spacesspacesspacesspaces

26.7726.7726.7726.77 3.363.363.363.36


7.7.7.7. Transportation & communicationTransportation & communicationTransportation & communicationTransportation & communication 107.56107.56107.56107.56 13.513.513.513.52222


Total area of planning districtTotal area of planning districtTotal area of planning districtTotal area of planning district 795.84795.84795.84795.84 100.00100.00100.00100.00

This is one of the central business districts with commercial uses dominating in the

South-West and Western part of the district. Commercial activity is seen along all the main

roads. Important public and semi public uses also exist in this district.


77

Planning District No. 11Planning District No. 11Planning District No. 11Planning District No. 11

The proposed land use analysis of this planning district is noted below

Sl.No.Sl.No.Sl.No.Sl.No. Land use categoryLand use categoryLand use categoryLand use category Area in Ha.Area in Ha.Area in Ha.Area in Ha. % t% t% t% to totalo totalo totalo total






139.08139.08139.08139.08 13.6913.6913.6913.69




Total area of the planning districtTotal area of the planning districtTotal area of the planning districtTotal area of the planning district 1016.041016.041016.041016.04 100.00100.00100.00100.00

The coastal area all along the Gurupur river and along the sea coast is notified

under the CRZ.Commercial activity is proposed along the NH 17 and along the Kulur –

Kavoor road. Residential use is proposed in Panjimogaru and Bangrakuluru village limits.

A 18mtr. Wide road is proposed along Gurupur river to link Sultan Batheri to NH 17.

Similarly,a 24mtr. Wide roads is proposed from Thannurbavi to NH 17


78


The proposed land use analysis of this planning district is noted below.







74.6374.6374.6374.63 4.634.634.634.63





Outside Outside Outside Outside conurbationconurbationconurbationconurbation



c) Water sheetc) Water sheetc) Water sheetc) Water sheet 4.094.094.094.09


This planning district is dominated by Residential developments. Commercial

activity is proposed along Derebail – Konchady road (SH-48) Bejai – Bondel road, and

along Kulur Kavoor road. The State Highway SH 48 is proposed for widening to 30 mtr

width. Industrial use is proposed in Markada village near Gurpur river to support the

proposed S.E.Z which is located in the area North of Gurpur river.


79

The City Corporation has acquired lands in Kavoor for U.G.D treatment plant and

hence this is earmarked for utility purposes.

All along the Gurpur river the southern bank is notified under CRZ as indicated in

the district plan.









33.0433.0433.0433.04 3.203.203.203.20



8.8.8.8. Agriculture include water sheetAgriculture include water sheetAgriculture include water sheetAgriculture include water sheet 61.9861.9861.9861.98 6.006.006.006.00


Outside conurbationOutside conurbationOutside conurbationOutside conurbation



c) Water sheetc) Water sheetc) Water sheetc) Water sheet 12.4412.4412.4412.44 ------------


Residential use is dominant in this planning district. A portion of the Southern bank

of Gurpur river is zoned for open space use under CRZ – I. The land allotted to the Police

department and the Materiological department are earmarked for Public and semipublic

use. The Govt. land available at S.No. 19/3 is earmarked for Park & open space. A

request is made to the Revenue Authorities to allot this Govt. land to the Urban

Development Authority for this purpose.


80

The Shaktinagar main road is obsereved to be an important road and is therefore

proposed to be widened to 15mtr Width.

PPPPlanning District No. 14 lanning District No. 14 lanning District No. 14 lanning District No. 14








179.61179.61179.61179.61 22.1522.1522.1522.15




TotalTotalTotalTotal 810.91810.91810.91810.91

100.00100.00100.00100.00


a) a) a) a) Spotted developments Spotted developments Spotted developments Spotted developments 32.0932.0932.0932.09 ------------

b) Agriculture b) Agriculture b) Agriculture b) Agriculture 517.41517.41517.41517.41 ------------

c) Water sheet c) Water sheet c) Water sheet c) Water sheet 64.2364.2364.2364.23 ------------


The major non residential use in this planning district are the open space uses and

the public utility area. The Pilikula National park occupies a substantial area. The

Municipal dumping yard is also located in this planning district. All along the southern

bank of Gurpur river a belt of open space as CRZ – III is notified.


81

The proposed byepass road pass through this planning district on the eastern and

the northern part of the district connecting the NH 13 link roads (24 mtr Width) are

proposed to link NH 13 and the byepass road at three places namely Kudupu, Thiruvail and

Mudushedde.

Planning District No 15Planning District No 15Planning District No 15Planning District No 15







5.5.5.5. Parks, playgParks, playgParks, playgParks, playgrounds and other open rounds and other open rounds and other open rounds and other open spacesspacesspacesspaces

29.2229.2229.2229.22 3.363.363.363.36





Outside conurbationOutside conurbationOutside conurbationOutside conurbation a) Spotted developmentsa) Spotted developmentsa) Spotted developmentsa) Spotted developments

71.3371.3371.3371.33

------------

b) Agrib) Agrib) Agrib) Agricultureculturecultureculture 1136.61136.61136.61136.6 ------------



Residential use is dominant in this planning District. A portion of land along the

northern bank of Netravathy river is notified as CRZ – I, II & III. The proposed byepass road

pass through this district. A 24 mtr Wide link road is proposed to link the NH 13 with the

proposed byepass road here.


82

Planning District No. 16Planning District No. 16Planning District No. 16Planning District No. 16 The proposed land use analysis of this planning district is noted below.

Sl.NSl.NSl.NSl.No.o.o.o. Land use categoryLand use categoryLand use categoryLand use category Area in Ha.Area in Ha.Area in Ha.Area in Ha. % to total% to total% to total% to total






161.76161.76161.76161.76 5.795.795.795.79


7.7.7.7. TraTraTraTransportation & Communicationnsportation & Communicationnsportation & Communicationnsportation & Communication 207.96207.96207.96207.96 7.457.457.457.45






c) Water sheetc) Water sheetc) Water sheetc) Water sheet ------------


The important uses in this planning district are the Industrial uses. The special

economic Zone notified by Govt. is the major proposed Industrial use. The proposed Truck

Terminal on existing 18 mtr Wide road is located here and is linked by a proposed 24 mtr.

Road to the proposed bye pass roads ,which is on the south of it, running parallel to the


83

Konkan railway line. On the northern bank of Gurpur river a belt of CRZ I & III zones and a

C.M.Z area is earmarked as required under coastal regulation authorities notification.









163.44163.44163.44163.44 11.5911.5911.5911.59








c) Water sheetc) Water sheetc) Water sheetc) Water sheet ------------ ------------


Industrial use dominate in this planning district. The M.R.P.L and BASF Industrial

areas are located here. The area all along the northern bank of Gurpur river is notified

under CRZ and CMZ zones. The proposed 45 mtr. Bye pass road pass through this

planning district.


84

Planning District No. 18 Planning District No. 18 Planning District No. 18 Planning District No. 18







5.5.5.5. Parks, playgroundParks, playgroundParks, playgroundParks, playgrounds and other open s and other open s and other open s and other open spacesspacesspacesspaces

90.8690.8690.8690.86 5.365.365.365.36

Public UtilityPublic UtilityPublic UtilityPublic Utility 0.020.020.020.02 ----




The important uses in this planning district are the transportation uses and the

Industrial uses. The New Mangalore Port Trust area (NMPT),The proposed Truck Terminal

are the important transport uses. The important Industrial uses are the M.C.F, Baikampady

Industrial Estate are, Special Economic Zone (Industrial) area. CRZ belts have been

identified along Gurpur river and Kudumbu rivers. An 18mtr. wide road is proposed to link

the NH 17 and the Bajpe Airport road. Also an 18mtr. Link road is proposed to connect the

proposed 45mtr. Wide road.


85

Planning DistricPlanning DistricPlanning DistricPlanning District No. 19t No. 19t No. 19t No. 19 ::::








104.12104.12104.12104.12 4.804.804.804.80










Residential use dominate this planning district. The Karnataka Regional

Engineering College (NITK) at Suratkal is an important Public & semipublic use in this

planning district. The coastal land along the sea coast is notified as CRZ zone in Iddya


86

village. The State highway 101 is proposed to be widened to 45mtr. Width from the

junction of the proposed bye-pass road up to NH 17.









207.83207.83207.83207.83 30.2630.2630.2630.26

6.6.6.6. Public UtilityPublic UtilityPublic UtilityPublic Utility ---- ----





a) Spotted developmenta) Spotted developmenta) Spotted developmenta) Spotted developmentssss 1.961.961.961.96 ------------




Residential use is the major developable use in this planning district. Large chunks

of lands are notified under the CRZ belt all along the Pavanje river (on both sides), the

Pavanje island and the area between the Pavanje river and the sea coast line till the


87

confluence point of the river with sea. The existing 18mtr wide road is proposed to be

linked to NH 17 and link Padupanambur and Chitrapu villages.

[









210.62210.62210.62210.62 20.6920.6920.6920.69





Outside conurbaOutside conurbaOutside conurbaOutside conurbationtiontiontion





Residential use account for 41.35% of the planning district. Industrial areas include

the Karnataka Industrial area development board estate and a new industrial area in NH

17 are important industrial uses. Commercial activity is proposed along NH 17 and the SH


88

70. Large areas of land all along Shambavi river is reserved for openspace under CRZ-I

and CRZ-III The state highway SH 70 is proposed to be widened to 30mtr width

CHAPTER V

ZONAL REGULATIONS

1. INTRODUCTION

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

it is necessary to apply reasonable limitation on the development of land and buildings. This is

to ensure that most appropriate, economical and healthy development of the city takes place in

accordance with the land use plan, and its continued maintenance over the years. For this

purpose, the city is divided in to a number of use zones, such as residential, commercial,

industrial, public and semi public etc. Each zone has its own regulations, as the same set of

regulations cannot be applied to the entire city.

1.2 Zoning 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 land and thus ensures adequate facilities and

services.

1.3 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 as non-conforming uses, and are gradually

eliminated over years without inflicting unreasonable hardship upon the property owner.


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1.4 The Zonal Regulations and their enforcement ensure proper land use and development

control and form an integral part of the Master plan for Mangalore. It also ensures solutions to

problems of developments under local conditions.

1.5 The present Zonal Regulations for Mangalore local planning area, are prepared under the

provisions of Section 12(1)(a) of the Karnataka Town and Country Planning Amendment Act,

2004 and are detailed below.

1.6 Establishment of zones and zonal maps:

1.6.1. The Local Planning area is divided into use zones such as residential, commercial,

industrial etc., as shown in the final Master Plan (Revision – II) maps.

1.6.2. Zonal boundaries and interpretations of zonal regulations:

1.6.2.a. Where there is uncertainty regarding the boundary of the zones in the approved Master

Plan (Revision II)-2021, it shall be referred to the Authority and the decision of the Authority in

this regard shall be final.

1.6.2.b. For any doubt that may arise in interpretation of the provisions of the Zonal

Regulations, the Director of Town Planning shall be consulted by the authority.

1.7 These regulations set out the various uses of land: (a) that are permissible

(b) that are permissible under special circumstances by the Authority in different zones.

1.8 These regulations set out minimum size of plot, maximum plot coverage, minimum front,

rear and side setbacks, minimum road widths and maximum number of floors and heights of

structures etc.

2. DEFINITIONS: -

2.1 In these Zonal Regulations, unless the context otherwise requires, the expressions given

below shall have the meaning indicated against each of them.

2.2 ‘Act’ means the Karnataka Town and Country Planning Act, (K.T.C.P. Act) 1961.

2.3 ‘Alteration’ means a change from one use to another, or a structural change such as an

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

such as reconstruction or, cutting into or removal of any wall, partition, column, beam, joint,

floor or their support, or a change to or closing of any required means of ingress or egress.

2.4 ‘Amalgamation’ means clubbing of two or more authorized sites.


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2.5 ‘Amenity’ includes roads, street, open spaces, parks, recreational grounds, playgrounds,

gardens, water supply, electric supply, street lighting, sewerage, drainage, public works and other

utilities, services and conveniences.

2.6 ‘Apartment’ means suite of rooms, which are occupied or which is intended or designed to

be occupied by one family for living purpose in an Apartment Building. This word is

synonymous with residential flat.

2.7 ‘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.

2.8 ‘Applicant’ means any person who gives notice to the Authority with an intention to erect or

re-erect or alter a building.

2.9 ‘Auditorium’ means premises having an enclosed space to seat audience and stage for

various performances such as concerts, plays, music, etc.

2.10 ‘Authority’ means Urban Development Authority constituted for Mangalore under the

Karnataka Urban Development Authorities Act 1987 (MUDA) for the local planning area.

2.11 ‘Balcony’ means a horizontal cantilever projection with a handrail or balustrade, to serve as

passage or sit out place.

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

level. The basement height should not project more than 1.20 M above the ground level / average

ground level.

2.13 ‘Bifurcation’ means bifurcation of a plot into two.

2.14 ‘Building line’ means the line upto which the plinth of building may lawfully extend within

the plot on a street or an extension of a street and includes the line prescribed, if any in the

Master Plan or Town Planning scheme. No portion of the building may extend beyond this line

except as prescribed in these rules.

2.15 ‘Carriageway’ means the clear motorable width within the road right of way without any

obstructions such as drains, trees, electric poles, etc. The carriageway surface may be or may not

be paved.

2.16 ‘Chejja’ means a continuous sloping or horizontal cantilever projection provided over an

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

2.17 ‘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 by means of which a draught is created.


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2.18 ‘Civic amenity’ means a market, a post office, a bank, a bus stand or a bus depot, a fair

price shop, a milk booth, a school, a dispensary, a maternity home, a child care centre, a library,

a gymnasium, a recreation centre run by the government or local authority, a centre for

educational, religious, social or cultural activities or philanthropic service run by a co-operative

society or society registered under the Karnataka Societies Registration Act, 1960 (Karnataka

Act 17 of 1960) or by a trust created wholly for charitable, educational or religious purposes, a

police station, fire station, an area office or a service station of the local authority or the

Karnataka Urban Water Supply and Drainage Board or the Karnataka Electricity Board and such

other amenity as the government may by notification specify.

2.19 ‘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.

2.20 ‘Common wall’ means a wall built on land belonging to two adjoining owners, the wall

being the joint property of both owners.

2.20.1 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.

2.20.2 Any such ‘common’ or ‘dividing’ wall shall be considered for the purpose of these

byelaws, as being equivalent to an external wall as far as the thickness and height are concerned.

2.21 ‘Community Hall’ means congregational place to be developed by government or local

bodies, trust, society, etc., having a maximum of 300 M2 carpet area of hall without separate

kitchen and dining. No upper floor shall be permitted.

2.22 ‘Convention center’ means premises having enclosed space for official meetings and

discussions without cooking facilities.

2.23 ‘Corner Plot’ means a plot facing two or more intersecting streets / roads.

2.24 ‘Corridor’ means a common passage or circulation space connecting separate rooms or

different parts of the same building including a common entrance hall.

2.25 ‘Courtyard’ means a space permanently open to the sky either in the interior or exterior of

a building within the site.

2.26 ‘Covered Area’ means area covered by building / buildings immediately above the plinth

level, but does not include the space covered by garden, rocky area, well and well structures,

plant, nursery, water pool, swimming pool (if uncovered) platform around a tree, tank, fountain,


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bench with open top and unenclosed sides by walls cut outs and ducts which are open to sky and

the like drainage, culvert, conduit, catch-pit, gully-pit, chamber gutter and the like, within the

site, compound or boundary wall, gate, unstoreyed porch and portico, chejja, slide, swing,

uncovered staircase, watchman booth, pump house. The area covered by watchman booth / pump

house shall not exceed each 3.0 M2, sump tank, electric transformer and generator with

enclosure, fire control room (maximum 4 M x 4 M) & security room (2 M x 2M) if provided

outside the plinth of the building for plots of more than 4000 M2.

2.27 ‘Cultural buildings’ means a building built by a trust, society, government or local body

for cultural activities.

2.28 ‘Density’ means concentration of population expressed in terms of number of persons per

hectare in a particular area.

2.29 ‘Detached building’ means a building, the walls and roof of which are independent of any

other building with open spaces on all sides, except the portion covered by the garage

2.30 ‘Development’ with its grammatical variations means the carrying out of building,

engineering, mining or other operations in, or over or under land or the making of any material

change in any building or land or in the use of any building or land and includes sub-division of

any land.

2.31 ‘Development Plan’

2.31.1 Residential Development plan means a plan containing proposal for construction of one or

more residential buildings on a plot measuring more than 10,000 M2.

2.31.2 Non Residential Development Plan means a plan containing proposal for construction of

one or more buildings on a plot size measuring more than 6,000 M2.

2.32 ‘Duplex’ means a residential apartment in two levels connected with an informal staircase.

2.33 ‘Dwelling unit / Tenement’ means an independent housing unit with separate facility for

living, cooking and sanitary requirements.

2.34 ‘Flatted Factory’ means a premises having group of non-hazardous small industrial units

as given in Schedule I and II having not more than 50 workers and these units may be located in

multistoried industrial buildings.

2.35 ‘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.

2.36 ‘Floor Area Ratio’ (FAR) means the quotient of the ratio of the combined gross floor area

of all floors, except the areas specifically exempted under these regulations, to the total area of

the plot, viz.

Floor Area Ratio = Total floor area of all the floors.


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Plot Area

2.37 ‘Footing’ means the projecting courses at the base of a wall to spread the weight over a

large area.

2.38 ‘Frontage’ means the width of the site/land abutting the road.

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

2.40 ‘Government’ means the Government of Karnataka.

2.41 ‘Ground Floor’ means the Floor immediately above the level of the adjoining ground level

on all sides or above the basement floor.

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

2.42.1 Storage handling, manufacture of procession 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.

2.42.2 Storage, handling, manufacture or processing of which involves highly corrosive, toxic or

noxious alkalis, acids, or other liquids, gases or chemicals producing flame, fumes and explosive

mixtures, etc. or which result in division of matter into fine particles capable of spontaneous

ignition.

2.43 ‘Head room’ where a finished ceiling is not provided the lower side of the joists or beams

or tie beams shall determine the clear headroom.

2.44 ‘Heritage building’ means a building processing architectural aesthetic, historic or cultural

values, which is declares a Heritage building by the Mangalore Urban Development Authority

within whose jurisdiction such building is situated.

2.45 ‘Height of Building’ means the vertical distance measured in the case of flat roofs from the

average level of the ground around and contiguous to the building whichever is at a higher level,

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, services and

other functions like that of decorations shall be excluded for the purpose of measuring height.

Water tank, chimneys, lift room, stair case room, pent house and parapet are also excluded for

the purpose of measuring height.

2.46 ‘High density development’ this includes star hotels, shopping malls, multiplexes,

commercial complexes, IT and BT.

2.47 ‘High-rise Building’ means a building having height of more than 18 M including stilt

floor.


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2.48 ‘Industrial building’ means a building wholly or partly used as a factory, for the

manufacture of products of all kinds including fabrication and assembly, power plant, refinery,

gas plant distillery, brewery, dairy, factory, workshop etc.

2.49 ‘Land use’ includes the purpose to which the site or part of the site of the building or part

of the building is in use or permitted to be used by the Authority. Land use includes zoning of

land use as stipulated in the Master plan and the Zoning Regulations.

2.50 ‘Loft’ means a residual space above normal floor level, which may be constructed or

adopted for storage purposes.

2.51 ‘Lift’ means an appliance designed to transport persons or materials between two or more

levels in a vertical or substantially vertical direction by means of a guided car platform.

2.52 ‘Master Plan’ means Master Plan (Revision – II) prepared for the local planning area of

Mangalore approved by the government under the Karnataka Town and Country Planning Act,

1961.

2.53 ‘Mezzanine Floor’ means an intermediate floor between the ground floor and first floor

only. The area of mezzanine floor shall not exceed 1/3 of covered area of ground floor. Such

floor is allowable non-residential uses only.

2.54 ‘Multilevel Car Parking (MLCP)’ means multilevel R.C.C. structure used for car parking

connected to all floors by means of ramps / mechanical elevators. MLCP can be an independent

structure or part of a building with other land uses.

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

building. (same as setback)

2.56 ‘Owner’ includes the person for the time being receiving or entitled to receive whether on

his own account or as an agent, power of attorney holder, trustee, guardian, manager or receiver

for another person or for any religious or charitable purpose, the rent or profits of the property in

connection with which the work is used.

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

2.58 ‘Parking Space’ means an area enclosed or unenclosed, covered or open, sufficient in size

to park vehicles together with a driveway connecting the parking space with a street or any

public area and permitting the ingress and egress of the vehicles.

2.59 ‘Penthouse’ means a covered space not exceeding 10M2 on the roof of a building. (To be

included for FAR)

2.60 ‘Plinth’ means the portion of a structure between the surface of the surrounding ground and

surface of the floor immediately above the ground.


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2.61 ‘Plinth Area’ means the built up covered area of the building / buildings immediately

above plinth level.

2.62 ‘Plinth Level’ means the level of the floor of a building immediately above the surrounding

ground.

2.63 ‘Plot or site’ means a parcel (piece) of land enclosed by definite boundaries.

2.64 ‘Porch or Portico’ means a roof cover supported on pillars or cantilevered projection for

the purpose of pedestrian or vehicular approach to a building without any structure above.

2.65 Premium F.A.R. – Additional F.A.R. permitted by collecting additional fees as prescribed

in the rules herein.

2.66 ‘Public and semi-public building’ means a building used or intended to be used either

ordinarily or occasionally by the public such as offices of state or central government or local

authorities, a church, temple, chapel, mosque or any place of public worship, dharmashala,

college, school, library, theatre for cultural activities, public concert room, public hall, hospital

run by public institutions, public exhibition hall, lecture room or any other place of public

assembly.

2.67 ‘Pump room’ means the room provided below ground level adjacent to the sump tank to

house various types of pumps with self priming mechanism. However, the entrance shaft of the

pump room of maximum 2 M x 2 M may be permitted above the ground level.

2.68 ‘Residential building’ means a building used or constructed or adopted to be used wholly

for human habitation and includes garages, and other out-houses necessary for the normal use of

the building as a residence.

2.69 ‘Road Level’ 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.

2.70 ‘Road Width’ means the distance between the boundaries of a road including footways and

drains measured at right angles.

Note: In case of sites facing a T-Junction or at the intersection of a multiple roads, the width of

the road parallel to the site shall be considered.

2.71 ‘Room Height’ means the vertical distance measured between the finished floor surface

and the finished ceiling surface. Where a finished ceiling is not provided, the underside of the

joists or beams or tie-beams shall determine the upper point of measurement.

2.72 ‘Service apartment’ means an apartment in which individual residential flats are let out on

rental basis.


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2.73 ‘Service Industry’ means an industry where services are offered with or without power. If

power is used, aggregate installed capacity shall not exceed 10 HP & the sital area shall not

exceed 240 Sq.m. Service industries shall be permitted in the Residential zone under special

circumstances as give in Schedule I.

2.74 ‘Service Road’ means a road / lane provided adjacent to a plot for access or service

purposes as the case may be.

2.75 ‘Setback’ means the distance prescribed under these Zonal Regulations between the plot

boundary and the plinth of the building.

2.76 ‘Stilt floor’ means open parking area provided at ground level. The height of the stilt floor

shall be a minimum of 2.4M and it shall not exceed 3.0M. The height shall be considered for

calculating the total height of the building.

2.77 ‘Stilt parking’ means building constructed with stilt area of non habitable height (less than

3.0M) used for parking.

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

vertically above or below.

2.79 ‘Staircase Room’ means a room accommodating the stairs and for purpose of providing

protection from weather and not used for human habitation.

2.80 ‘T.D.R.’ – Transferable Development Rights available for plots as prescribed under

K.T.C.P. Act or as per government notifications as and when notified.

2.81 ‘Zonal Regulations’ means Zoning of Land use and regulations prepared under the

Karnataka Town and Country Planning Amendment Act, 2004 Section 12, prescribing the uses

permissible in different land use zones, setbacks around buildings, plot coverage, floor area ratio,

height of the building, building lines, parking, etc.

Note:

1) For any items not covered above, the definitions in National Building Code shall apply.

2) Only definition is given above. For regulation refer the relevant chapters of the Zonal

Regulations.

3. LAND USE ZONES:

3.1 Classification of Land into various zones:

1. Residential (R)

2. Commercial (Retail and whole sale business) (C)

3. Industrial (I)

4. Public and Semi Public (P & SP)

5. Public Utilities (PU)


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6. Open spaces, parks and playgrounds [including public recreation area] (O, P &

PG).

7. Transport and Communication (T & C)

8. Agriculture land, water sheet (A , W)

3.2 Uses of land that are permissible and those that are permissible under special circumstances

by the Mangalore Urban Development Authority, (which is the planning Authority for the Local

planning Area of Mangalore) in different zones of the local planning area shall be as follows.

3.2.1 RESIDENTIAL ZONE:

3.2.1a. Uses that are permissible: - Dwellings, service apartments, hostels including working

women’s and gents’ hostels, paying guest accommodations, old age homes, orphanages, places

of public worship, schools up to primary level and higher primary courses, with a Minimum sital

area of 500 M2 for Nursery school, 1000 M

2 for Lower Primary schools and 2000 M

2 for

Higher Primary schools, public libraries, audio/video libraries, STD booths/mobile phone service

repairs, milk booths, HOP COM centres, compute institutes, neighborhood or convenience

shops, doctors consulting room, office of advocates, other professions in public interest not

exceeding 20.0 M2

in a building, state and central government offices including service counters,

telecommunication tower and equipment subjected to structural stability certificate from

registered structural engineer. Fee prescribed for commercial use shall be collected.

3.2.1b. Other uses that are permissible under special circumstances by the Authority: -

Integrated townships, ATM, sports and recreation grounds, cemeteries, golf clubs, banks, gas

filling stations and storage, service industries (for the industries as per the list given in Schedule

– I), gas cylinder storage provided it satisfies all required norms of safety, convention centers,

community halls, hard and software computer offices and I.T, B.T. related activities provided the

site is abutting a road of minimum 9 M width.

Note:

1) For uses permitted under special circumstances, the site shall abut the road of minimum

9M width.

2) When Service apartments are permitted, fee under section 18 of K.T.C.P. Act, 1961 for

commercial use shall be levied.

3) No Objection Certificate from the Deputy Commissioner of Dakshina Kannada district

shall be obtained before permitting buildings for places of worship vide Government

Order No.Kan.E.65:MuAaBi:2001, Dt. 24-12-2001.

3.2.2 COMMERCIAL ZONE:


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3.2.2a Uses that are permissible: - Offices, shops, Commercial Complexes and service

establishments like hair dressing saloons, laundries, dry cleaning and tailoring shops, hotels,

clubs, hostels, newspaper or job printing, offices, banks, nursing homes, places of amusement or

assembly, restaurants, microwave towers and stations, advertising signs conforming to relevant

building byelaws, church, temple and other places of worship, educational, medical/engineering/

technical and research institutions, parking lots, libraries, municipal, state or central government

office, any retail business or services not specifically restricted or prohibited therein, fuel filling

stations, neighbourhood shops, nursing homes, Service industries listed in Schedule – I (power

upto 20HP). Residential buildings including orphanages and old age homes, warehouses and

cinema theatres, multiplexes, auditoriums, community centres, hardware and software computer

offices and information technology related activities (Power required for air conditioners, lifts

and computers are excluded from the HP specified above) and all uses permissible or permissible

under special circumstances in residential use zone.

3.2.2b Other uses that are permissible under special circumstances by the Authority: - Cold

storage, vegetable, meat and fish markets, automobile workshop, garages manufacturing

establishments employing not more than ten laborers and manufacturing goods to be sold by the

manufacturer in retail with more than 20 HP in district shopping centers (major business area),

government and private hospitals, service industries, listed in Schedule – II with power up to

20HP, truck terminals, truck parking, junk yard storages, storage of inflammable materials and

vehicular parking weigh bridges, health centres and nursing homes, clinics.

3.2.3. INDUSTRIAL ZONE:

3.2.3a Uses that are permissible: - All Industries conforming to performance standard and those

given in illustrative list in Schedule-II which would not cause excessive injurious or obnoxious

fume, odour, dust, or any other objectionable effluents, etc. and employing not more than 100

workers with power or 100 workers without power (total aggregate installed power not

exceeding 50 HP), ware housing and covered storage for industry, public utilities and related

buildings, parking, loading and unloading requirements, junk yard, dairy and poultry farms, ice

manufacturing plants, IT and BT industries, stock yards crushing units, sports and recreational

uses, bus and truck terminals, fuel filling stations, taxi and scooter stands, canteen (ancillary to

the industry), all uses permissible in the commercial use zone. Recreational facilities for

employees, dwellings for managers and essential staff like foreman and watch and ward area not

exceeding of 300.0 M2 or 5% of the total area whichever is lower.

3.2.3b Uses that are permissible under special circumstances by the Authority: All Uses and

industries employing more than 100 workers, with aggregate illustrated power exceeding 50 HP

and industries confirming to performance standards as given in illustrative list in Schedule – II

and III. Dwelling for essential staffs like foreman watch and ward and manages quarters not

exceeding 1000 M2 or 5% of the total area which is lees. Integrated townships, slaughter houses,

burial ground, crematoria, obnoxious and hazardous industries away from the predominant wind

directions subjected to prior NOC from Karnataka State Pollution Control Board as per the


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provisions of Water (Prevention and Control of Pollution) Act 1874, Air (Prevention and Control

of Pollution) Act 1981.

Note: Any Industry requiring clearance/ NOC from Karnataka State Pollution Control Board and

Water (Prevention and Control of Pollution) Act 1974, Air (Prevention and Control of Pollution)

Act 1981 or MOEF clearance is to be obtained prior to giving permission for industry.

3.2.4 PUBLIC AND SEMI-PUBLIC USES:

3.2.4a Uses that are permissible: - Government administrative centres, secretariats, district

office, law courts, jails, police stations, governor’s residence and institutional offices,

educational, cultural and religious institutions including libraries, reading rooms and clubs,

medical and health institutions, cultural institutions like community halls, opera houses, etc. of

predominantly non commercial in nature, utilities and services, water supply installations

including disposal works, electric power plants, high tension and low tension transmission lines,

sub stations, etc. gas installation and gas works subject to prior No Objection Certificate from

Karnataka State Pollution Control Board, fire fighting stations, banking institutions and quarters

for essential staff and all use that are permissible under parks, play grounds and open spaces

zone.

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

proper maintenance and functioning of public and semi-public uses may be permitted when they

are run on non commercial basis in their own premises and ancillary to the respective

institutions.

3.2.4b Uses that are permissible under special circumstances by the Authority: Government

printing press, parking lots, parks, play grounds and recreational uses, stadium, cemeteries,

crematorium, libraries, aquarium, planetarium, museum, horticultural, nursery and swimming

pools, orphanages and old age homes.

3.2.5. PUBLIC UTILITIES:

3.2.5a. Uses that are permissible: - Water supply installations including treatment plants,

storage reservoirs, over head tanks, drainage and sanitary installations, including treatment plants

and disposal works, drying beds, dumping yards, electric power plants, high tension and low

tension transmission lines substation etc. Gas installation, gas works subject to prior No

Objection Certificate from Karnataka State Pollution Control Board, fire stations, milk dairies,

SWM land fill sites and such other public utilities.

3.2.5b. Uses that are permissible under special circumstances by the Authority: - Canteen,

banking counters, clubs, indoor recreational use in their own premises and as an ancillary the

respective institutions not exceeding 5% of the total area.

3.2.6 PARKS, PLAYGROUNDS AND OPEN SPACES:


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3.2.6a Uses that are permissible: - Parks, play grounds, children’s play land inclusive of

amusement theme parks such as Disney land type, toy trains, parkways, boulevards, cemeteries

and crematoria, stadium, swimming pools.

3.2.6b Uses that are permissible under special circumstances by the Authority:- Open air

theaters, recreational clubs, canteens ancillary to above permissible uses, libraries, aquarium,

planetarium, museum, Balabhavan, art gallery, horticultural/nursery, swimming pools, milk

booths, HOPCOM Centres. The area of such use shall not exceed 5% of the total area and shall

not be more than ground plus one floor in any case.

3.2.7 TRANSPORTATION AND COMMUNICATION ZONE:

3.2.7a Uses that are permissible: - Railway lines, railway yards, railway stations, railway

workshops and shunting, roads, road transport depot, bus stations and bus shelter in road margin,

parking areas including MLCP, truck terminals, weigh bridges, dock yards, jetties, piers, airports

and air stations, post offices, telegraph offices, telephones and telephone exchanges, television

telecasting and radio broadcasting stations, microwave towers and stations and offices in their

own premises and residential quarters for watch and ward, filling stations.

3.2.7b Uses that are permissible under special circumstances by the Authority: - Shops,

canteens, restaurants, banks, clubs, godowns and indoor recreational uses in their own premises

as an ancillary to the respective institutions not exceeding 5% of the total area, dwellings required

for proper maintenance and functioning of the transport and communication uses in the zone not

exceeding 10% of the total area.

3.2.8 AGRICULTURAL ZONE:

3.2.8a. Uses that are Permissible: - Agriculture, horticulture, children’s play land inclusive of

amusement theme parks such as Disneyland type, toy trains farm houses and and their accessory

buildings and uses not exceeding 200.0 M2 of built up area in a plot area exceeding 0.5 hectares

and above only, quarrying, removal of clay upto 3.0 M depth, gardens, orchards, nurseries, brick

kilns, highway amenities viz., filling stations, weigh bridges, vehicle parking and terminals and

check posts, abutting national and state highways, sugarcane crushes (seasonal), rice mills, dairy

and poultry farming, milk chilling centres, sugar mill, jaggery mills, decorticators and any

ancillary activities to agriculture not transgressing any pollution norms and only which are

suitable to local conditions.

3.2.8b. Uses that are permissible under special circumstances by the Authority: - Parks and

open spaces, public and semi-public recreational uses not conducted for profit, cold storage,

processing & sale of farm products on the property where they produce, places of worship,

hospitals, libraries, sports clubs & stadiums, playgrounds, water sports, golf centres, cultural

buildings, exhibition centres, graveyards/burial grounds, schools, Ashraya houses for

economically weaker section, rehabilitated schemes of government, institutions relating to

agriculture- like research centres, educational institutions, residential schools, colleges, technical

institutions with hostels with enough land for play grounds, resorts and other tourism


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development projects subjected to a maximum ground coverage of 20% and limiting the number

of floors to ground floor plus first floor only, truck terminal provided if the land is abutting

National Highway/State Highway, helipads, agricultural supplies, orphanages and old age

homes, residential building not exceeding 150.0 M2 inclusive of ground & first floor only in an

agricultural land of minimum extent of 800 M2 (25 cents) with non-agricultural conversion

permitted only for 200.0 M2 (5 cents) since there are no gramatanas in this region. For such

portion of permissible land, minimum means of access shall not be less than 3.5 M which shall

be in the owners land and it is excluded from non-agricultural conversion area. This access shall

be private access (owners) and this means of access shall not be utilised for further sub-

division/conversion of other portion of land or adjacent agricultural land. Number of floors to be

restricted to ground plus one only.

GENERAL NOTE: -

1) Before permitting any uses permissible under special circumstances, the authority shall

publish the proposals calling for public objections in at least two leading local daily news

papers giving stipulated time of fifteen days. The objections received within the

stipulated period shall be placed before the authority and the reasons for

accepting/rejecting the objections shall be recorded in the proceedings based on which

the authority may take appropriate decision.

2) Power generators using any type of fuel with proper acoustic enclosures as substitute to

power supplied by MESCOM may be permitted in any zone after obtaining NOC from

Karnataka State Pollution Control Board.

3) Highway facilities include the activities specified in Government circular

No.NaAaE:16:BemRuPra:2004, Dt. 20-12-2004.


102

SCHEDULE – I

Illustrative list of service industries that are permissible in residential zone under special

circumstances by the Authority and as well as that are permissible in commercial zone.

Sl. No. Description

1 Bread and bakeries

2 Confectionery, candies and sweets

3 Biscuit making

4 Ice cream

5 Cold storage (small scale)

6 Aerated water and fruit beverages

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

8 Automobile two wheelers and cycle servicing and repairs

9 Furniture (wooden and steel)

10 Printing, book binding, embossing, etc.

11 Laundry, dry cleaning and dyeing facilities

12 General jobs and machine shops

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

14 Photograph, printing (including sign board printing)

15 Vulcanizing

16 Tailoring

17 Handlooms (small scale)

18 Velvet embroidery shops

19 Art weavers and silk screen printing and batik work

20 Jewelry, gold ornaments and silver wares

21 Mirrors and photo frames

22 Umbrella assembly

23 Bamboo and cane products

24 Sports goods and its repair shops

25 Musical instruments repair shops

26 Optical lens grinding, watch and pen repairing

27 Radio, T.V., Mobile phones, Air Conditioner, Fridge, repair shops

28 Rubber stamps

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

30 Cotton and silk printing

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

32 Ivory, wood carving and small stone carving

33 Coffee curing units

34 Candles and wax products

35 Household kitchen appliances

36 Washing soaps small scale only

37 Fruit canning and preservation

38 Electric lamp fitting


103

39 Shoe making, repairing

40 Power looms (silk reeling unit up to 10 HP in retail business zone)

41 Areca nut processing unit

42 Beedi rolling

43 Agarbathi rolling


104

SCHEDULE – II

Illustrative list of industries that are permissible in industrial zone

Sl. No. Description

1 Bread and bakeries

2 Confectionery, candies and sweets

3 Biscuit making

4 Ice, ice cream

5 Cold storage

6 Aerated water and fruit beverages

7 Flour mills with power up to 20HP

8 Hats, caps, turbans including garments

9 Hosiery including knitted garments

10 Gold and silver thread

11 Shoe lace making

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

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

14 Velvet embroidered shoes

15 Art wares and silk screen printing and batik works

16 Jewelry, gold ornaments and silver wares

17 Wood and stone carving

18 Electroplating, mica plating, engraving

19 Photographs, printing (including sign board and printing)

20 Stone carving

21 Mirrors and photo frames

22 Umbrella assembly

23 Bamboo and cane products

24 Sports goods

25 Card board box and paper products including paper

26 Stationery items including educational and school drawing instruments

27 Furniture making (wooden and steel)

28 Musical instruments

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

30 Optical lens grinding watch and pen repairing

31 Steel wire products

32 Sheet metal works

33 Metal polishing

34 Laboratory porcelain wares

35 Radio, T.V., Mobile phones, Air Conditioner, Fridge, assembly parts (small scale)

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

37 Automobiles, scooters, cycle service and repair workshop

38 Laundry and dry cleaners

39 General jobbing machine


105

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

41 Biscuit making

42 Brushes (household, sanitary and toilet)

43 Shoe making and repairing

44 Leather goods

45 Black smithy

46 Household utensils, repair, welding, soldering, patching, & polishing (kalai)

47 Vulcanizing and tyre retreading

48 Cement products

49 Chalk, crayon artist’s colour

50 Tobacco products (cigarettes and beedies)

51 Cosmetics and hair oils

52 Cutlery

53 Cycle parts and accessories

54 Door and window fittings

55 Drugs and medicines

56 Lantern, torches and flash lights

57 Aluminium wires, cake and pastry moulds

58 Padlocks and pressed locks

59 Rope making (vegetable fiber)

60 Mathematical instruments

61 Builder’s hard wares

62 Tin products

63 Optical frames

64 Button clips

65 Wax polishing

66 Upholstery springs and other springs

67 Precision instrument of all kinds

68 Safety pins

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

70 Conduit pipes fabrication (not exceeding 2” diameter)

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

72 Oil stoves and pressure lamps

73 Paper mill (small scale) hand made

74 Washing soaps

75 Hand tools

76 Electric, computer and software Industries


106

SCHEDULE - III

Illustrative list of industries that are permissible in industrial zone. (Under special

circumstances)

Sl.

No.

Description

1 Small domestic appliances and gadgets (room heaters, coolers, hot plates, iron

lamps, etc.)

2 Manufacturing of trunks and metal boxes, suit cases, small containers

3 Scientific, educational and industrial precision instruments.

4 Clocks and watches, photographic equipments

5 Typewriters, Radios, T.V.’s, Air Conditioner, Fridges, STD/Mobile sets

6 Electrical instruments (including transistors)

7 Calculating machines (small machines only)

8 Copper wired and utensils

9 Sewing machines

10 Sanitary fittings (excluding sanitary wares)

11 Electrical appliances (room heaters, iron and room air coolers, small transformers,

electric fans, fractional HP motors, cooking ranges, water heaters, etc.) computers

and electric goods.

12 Electrical fans and industries permitted in light industrial zone.

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) odour, (e) effluent,

and (f) general nuisance.


107

TABLE – 1

Space standards for various buildings / uses

Sl.

No. Common to all permissible zones

Existing

Min. road

width (M)

Minimum size

of plot (M2)

1 Kalyana Mantaps 12.0 2000

2 Game centres, convention centres, truck

terminals 15.0 4000

3 Social clubs and amenities 12 1000

4 Multi storey car parking, cold storage 12 2000

5 Primary school 7.5 600

6 Middle school 9.0 2000

7 High school with play ground, integrated

residential schools 9.0 5000

8 College & higher educational institutions 9.0 3000

9 Petrol pumps / Fuel stations 12 750

10 Hotels and lodges 12 1000

11 Service Apartments 12 1000

12 LPG storages 9 500

13 Places of congregation 12 1000

14 Public libraries 9 300

15 Conference 15 1000

16 Community hall 12 2000

17 Nursing homes / polyclinics 12 500

18 Star hotels (up to 3 star) 12 2000

19 Star hotels (above 3 star) 15 8000

20 R & D lab 15 2000

21 Automobile workshop:

a) 2 wheeler & L.M.V.

b) H.M.V.

9

12

400

750

4. SET BACKS

4.1 Front and rear setback is essentially of roads with reference to depth of the site and shall be

provided in the owner’s plot.

i Front setback should be provided beyond the width required to be provided for the

road widening as mentioned in the Master Plan.

ii Front setback line shall be considered as the building line beyond which no portion of

the building should be projected, either below the ground or above the ground except

for balcony projections mentioned in the rules herein. However, cantilever porches

and steps to ground floor entry may be permitted depending upon the site condition.

However, such projection should in any case not be beyond 0.5 M from the road

widening line.


108

Such projections into the front setback area shall be permitted only after the

owner gives his/her/their no objection to remove / demolish such projection in the

event of any future road widening requirement.

iii Setbacks should be provided in the owner’s plot. Public open space or conservancy

lanes adjoining the plot should not be considered as setbacks.

iv In case of irregular plots the setbacks are to be calculated according to the depth or

width at the point where the depths or widths are varying and average setbacks shall

not be considered in such cases.

v Center of the existing road shall be generally considered as the center of the road.

However, if a new horizontal alignment of the road is fixed by the Authority, the

center of such new alignment shall be considered as the center of the road.

The portion of the plot required for road widening has to be surrendered free of

cost to the authority by executing a relinquishment deed, at the time of applying for

Commencement Certificate/licence but FAR shall be permitted for the original sital

area, however coverage shall be limited to the net area of the plot after deducting the

road widening portion. T.D.R. for the portion of plot surrendered shall be applicable

as per the provisions of the Act / Rules.

vi In the case of corner sites, both the sides facing the road shall be treated as front side

and regulations applied accordingly.

vii In case of site facing roads both in front and rear, both the sides facing roads should

be treated as front and other two sides not facing the roads should be treated as right

the setbacks be applied accordingly.

viii Open staircase may be permitted in the side setbacks, but there shall be a minimum

open space of 0.50 M from the site boundary to the proposed staircase and 1.0 M

from the front and rear boundary of the site.

ix Toilets with minimum of 1.0 M x 1.5 M and not exceeding 1.4 percent of the plot

area may be permissible in rear set back only.

x When minimum set back of 1.5 M is left on the right side, a scooter garage may be

permitted on this right set back at the back side limiting the depth of the garage to 2.5

M.

xi Table – 2 shall be referred for Front, Rear and Side setbacks of building whose height

is up to 10.0 M with reference to the proposed Road width mentioned in the Master

Plan.

xii Table – 3 shall be referred for buildings which are more than 10.0 M in height to fix

the setbacks.


109

TABLE – 2

Minimum Front, Rear and Side setbacks for all types of buildings upto 10 M height except

industrial buildings

Sl.

No.

Proposed

Road width

Minimum Front

setbacks

Building line from

center of road

1. Up to 6.0 M 1.5 M 4.5 M

2. 7.5 M 2.0 M 5.75 M

3. 9.0 M 2.0 M 6.5 M

4. 12.0 M 3.5 M 9.5 M

5. 18.0 M 3.5 M 12.5 M

6. 24.0 M 3.5 M 15.5 M

7. 30.0 M 4.0 M 19.0 M

The Rear and Side setbacks shall be 10% of the depth and width of the plots respectively.

TABLE – 3

Exterior open spaces/set backs for all types of buildings above 10 M in height except

industrial buildings

Sl.

No.

Height of Buildings

(M)

Minimum exterior open spaces/set

backs to be left on

Front (M) Rear and Sides (M)

1

2

3

4

5

6

7

8

9

10

11

12

13

Above 10 upto 12

Above 12 upto 15

Above 15 upto 18

Above 18 upto 21

Above 21 upto 24

Above 24 upto 27

Above 27 upto 30

Above 30 upto 35

Above 35 upto 40

Above 40 upto 45

Above 45 upto 50

Above 50 upto 55

Above 55

4.0

4.0

5.0

5.0

6.0

6.0

7.0

7.0

8.0

8.0

9.0

9.0

10.0

4.0

5.0

6.0

6.0

7.0

8.0

9.0

10.0

11.0

12.0

13.0

14.0

16.0


110

Note:-

1) All the roads within M.C.C limits are surveyed and widening of roads is proposed for

widths of 9 M and above in the Master Plan. Hence the front setbacks are proposed in

accordance with the proposed road width. Wherever road widening is not proposed in the

Master Plan or by the local body, the existing width shall be measured and if that width

falls in between the road width in Table – 2, the setbacks and building lines

corresponding to the road width mentioned in Table – 2 immediately higher to the

existing road width shall be considered.

2) For more than one building on a given site, the distance between two buildings shall be

half the height of the taller building if the height of both the buildings are upto 10 M and

the distance between two buildings shall be one third the height of the taller building if

the height of any one or both the buildings are above 10 M subject to a minimum distance

of 5 M.

3) Height Exemption for the Structure on Roof:

Water tanks and their supports, lifts rooms, roof structures like staircase room, chimneys,

structures for air conditioning cooling towers, parapet walls and other architectural

features shall not be included in the height of the building.

However, for calculating the height limitation prescribed in the vicinity of Aerodromes,

the overall height of the building including that of the above details shall be considered.

4.2 Constructions permitted within the set back area:

4.2.1 The following constructions shall be permitted within the set back area after providing a

clear driveway of 6.0 M width around the building and 2.0 M minimum setback from the

boundary with the height of such construction not more than 7.5 M from the driveway ground

level. No setback restriction shall be made for sump tank, open well and bore well provision

made at or below the ground level.

a) Pump room outside the plinth of the building.

b) Generator outside the plinth of the building with outdoor acoustic enclosure.

c) Watch man’s cubicle not more than 3.0 M2 and fire control room (maximum 4M x 4M)

outside the plinth of the building (no setback from the boundary).

d) Sump tanks outside the plinth of the building below the ground level.

e) Sewerage Treatment Plant outside the plinth of the building and below ground level.

f) Solid waste drying yard outside the plinth of the building but open to sky.

g) Children’s play area outside the plinth of the building.

h) Swimming pool outside the plinth of the building but open to sky.

i) Transformer / power substation (no setback from the boundary is required if permissible

under the rules of MESCOM).

j) Open well & bore wells.


111

k) R.C.C. ramps for vehicular movement around the building upto a width of 6 M may be

permitted to be constructed within the side and rear setback if the natural ground is

sloping and the vehicular entry to the parking areas within the building is not possible

without the construction of such ramps.

For buildings other than high rise, items a, b, c and g may be permitted touching the building

with 1.0 M setback from the boundary.

4.3 The following shall be considered while enforcing the setbacks of all types of building:

4.3.1 No side setbacks shall be insisted upon only in the case of reconstruction of existing

building where traditional row housing type of development exists.

4.3.2 In case of buildings sanctioned prior to coming into force of these regulations, upper floors

may be permitted to utilise the prescribed FAR according to these regulations by providing the

required setbacks of these regulations at the level of construction of the upper floors and also

subject to the production of structural stability certificate. However such upper floors shall not be

permitted if the existing building is projecting into the proposed road widening limit as

prescribed in the Master Plan unless such projections into the proposed road widening limit is

demolished. However such buildings should satisfy the car parking requirements. Further

making use of this provision any existing building is likely to become a high rise building, then it

should satisfy the set back and parking requirements for high rise buildings.

4.3.3 Such upper floors shall be permitted over the existing building to the extent of FAR

prescribed in the Zonal Regulations after deducting the FAR utilised in the existing lower floors.

The setbacks for such upper floors should be as prescribed in this Zonal Regulations.

4.3.4 Only authorized buildings constructed / commenced construction prior to coming into force

of these regulations shall be treated as existing buildings. If the construction of a building has

not commenced at the time of coming into force of these regulations, even though sanctioning

for construction was availed under any previous provisions of the Zoning Regulations, such

construction shall commence only after getting fresh sanction under these regulations.

4.3.5 For garages no side or rear setbacks are to be insisted. One upper floor not exceeding 3.0

M in height may 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.

4.3.6 In case of more than one building, proposed on a single site, the set-backs shall be applied

as if they are on single common site.

4.3.7 A cantilever portico of 3.0 M width (maximum) and 6.0 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. The portico when allowed shall have a clear open space of one

meter from the boundary of the property and incase of high rise buildings, such portico should

have a minimum clear height of 5.0 M and a vehicle passage width of 6.0 M. Portico shall be

permitted on not more than two sides of the building.


112

4.3.8 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 into the prescribed

setbacks.

4.3.9 If more than 25% of the depth of the property is required to be surrendered for road

widening, reduction in the rear side set back of 50% shall be allowed only for buildings other

than high-rise subject to a minimum of 1.0M setback.

4.3.10 Only 50% of the rear and side setback provided in Table – 2 or Table - 3 shall be required

for independent MLCP or MLCP attached to any building subject to a minimum of 6 M in case

of high rise buildings.

4.3.11 Every open space provided either interior or exterior shall be kept free from any erection

thereon and shall be open to the sky and no cornice roof or weather shade more than 0.75 M

wide or 1/3 of open space whichever is less shall over hang or project over the said open space.

5. FLOOR AREA RATIO:

5.1 The Local Planning Area is divided as A, B & C areas for the purpose of regulating

residential, commercial, industrial and other buildings.

5.2 A map drawn to scale showing the details of A, B and C areas is made available in the office

of Mangalore Urban Development Authority and also appended to the Master plan.

5.3 When two sides of the same road are included in two different areas like A and B or A and

C, then the side of the other area shall also be treated as intensively populated area (‘A’ area)

upto one property depth.

5.4 When two sides of the same road are included in two different areas like B and C, then the

other area classification shall also be treated as moderately developed area (‘B’ area) upto one

property depth.

5.5 The floor area ratio (FAR) shall be with reference to the combination of existing and

proposed road widths mentioned in the relevant tables.

5.6 When sites do not face roads of required width noted against the size of the site in the

respective table, then the FAR shall be considered according to the corresponding widths of

roads facing the site. If the existing road width falls between two road widths mentioned in the

tables, then FAR for such sites shall be considered corresponding to the lower road width

mentioned in the table.

5.6 If a site abuts, two or more roads of different widths, then the FAR of the building shall be

regulated according to the width of the wider road.


113

5.7 When a site faces wider road than the one prescribed against the area of the site, the FAR and

number of floors shall be restricted only to the limit prescribed for the area of that particular site.

5.8 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 F.A.R. and height of the

building.

5.9 In case of roads with varying widths, the existing road width shall be the average width

considered by taking measurements upto 100 m from the edge of the property or upto the end of

the road whichever is lower. Such road should lead to another road having minimum road width

for which F.A.R. is claimed.

5.10 Premium F.A.R. shall be allowed only if in addition 50% of the Premium F.A.R. is claimed

as T.D.R.

e.g. Permissible F.A.R. – 2.00

Premium F.A.R. claimed – 0.50

Compulsory T.D.R. to be claimed – 0.25

------

Total F.A.R. – 2.75

------

5.11 Premium F.A.R. shall be calculated on permissible floor area @ 50% of the land cost. Land

cost shall be the current market value fixed under the Karnataka Stamp Act.

e.g. Extent of land – 2000 M2

Permissible F.A.R. – 2.5

Therefore Permissible Floor Area – 2.5 x 2000 = 5000 M2

Cost of land (Assumed) – Rs.4000 / M2

Cost of land / M2 x Total extent of land

Cost / M2 of permissible floor area = ------------------------------------------------

Total permissible Floor Area

4000 x 2000

= ---------------- = Rs.1600 / M2

5000

50% of land cost = Rs.800 / M2

Premium F.A.R. claimed – 0.5

Therefore Premium Floor Area – 1000 M2

Therefore 50% cost for premium Floor area of 1000 M2 =1000 x 800= Rs.8,00,000.00


114

5.12 Additional F.A.R. by amalgamating 2 or more plots shall be provided as mentioned in

Table – 4.

TABLE – 4

Sl.

No.

Total extent after

amalgamating plots

Additional F.A.R. for road widths of

18 m 24 m 30 m

1. 8000 M2 and above 0.2 0.3 0.4

2. 12000 M2 and above 0.3 0.4 0.5

3. 20000 M2 and above 0.4 0.5 0.6

5.13 Additional F.A.R. as mentioned in Table – 4 shall be considered for amalgamated

properties belonging to different owners only.


115

TABLE – 5

Maximum Plot Coverage and Floor Area Ratio for Residential buildings of different site

areas

CL

AS

SIF

I

CA

TIO

N

OF

AR

EA

S

Plot Size

(M2)

Plot Coverage

Maximum

Permissible

FAR

Premium

FAR Total FAR

Minimum Road Width

(M)

Existing Proposed

(1) (2) (3) (4) (5) (6) (7)

AR

EA

– A

INT

EN

SE

LY

DE

VE

LO

PE

D

Upto 240 70% 1.25 --- 1.25 <6 6

Over 240 Upto 500 65% 1.50 --- 1.50 <6 6

Over 500 Upto 750 60% 1.50 --- 1.50 6 9

Over 750 Upto 1,000 55% 1.75 0.25 2.00 9 12

Over 1,000 upto 2000 55% 2.00 0.50 2.50 9 12

Over 2,000 upto 4000 50% 2.25 0.50 2.75 9 12

Over 4000 upto 6000 50% 2.25 0.75 3.00 12 18

Over 6000 upto 10000 50% 2.50 0.75 3.25 12 18

Over 10000 As per development plan (Table – 18 )

AR

EA

– B

MO

DE

RA

TE

LY

DE

VE

LO

PE

D

Upto 240 70% 1.25 --- 1.25 <6 6

Over 240 Upto 500 65% 1.50 --- 1.50 <6 6

Over 500 Upto 750 55% 1.75 --- 1.75 6 9

Over 750 Upto 1,000 55% 2.00 0.25 2.25 9 12

Over 1,000 upto 2000 50% 2.25 0.25 2.50 9 12

Over 2,000 upto 4000 50% 2.50 0.25 2.75 9 12

Over 4000 upto 6000 50% 2.50 0.50 3.00 12 18

Over 6000 upto 10000 50% 2.75 0.50 3.25 12 18


AR

EA

– C

SP

AR

SE

LY

DE

VE

LO

PE

D

Upto 240 65% 1.25 --- 1.25 <6 6

Over 240 Upto 500 60% 1.50 --- 1.50 <6 6

Over 500 Upto 750 55% 2.00 --- 2.00 6 9

Over 750 Upto 1,000 50% 2.25 0.25 2.25 9 12

Over 1,000 upto 2000 50% 2.25 0.25 2.50 9 12

Over 2,000 upto 4000 50% 2.50 0.25 2.75 12 18

Over 4000 upto 6000 50% 2.75 0.25 3.00 12 18

Over 6000 upto 10000 45% 3.00 0.25 3.25 12 18


Note:

1) The list of items which are excluded from the computation of FAR is as given in Table – 7.

2) The minimum road width criteria should be a combination of existing and proposed road width in

Table – 5. Proposed road width shall be as in the Master Plan or as proposed by the local body.

3) Premium FAR shall be considered only when the Authority or the local body undertakes the road

widening and in such an event, the amount to be paid to avail premium FAR shall be collected

while providing premium FAR and such amount shall be used exclusively for the widening of the

particular road and the road widening work shall be completed before the completion of the

construction of the said building.

4) The proposed road width for any road may be considered for FAR if at least the required

carriageway for the proposed road width is developed and the right of way of proposed road is

cleared.


116

TABLE – 6

Maximum plot coverage and floor area ratio for Commercial buildings of different site

areas

CL

AS

SIF

I

CA

TIO

N

OF

AR

EA

S

Plot Area (M2)

Commercial Minimum Road

Width (M) Plot Coverage

Maximum

Permissible

FAR

Premium

FAR Total FAR

Existing Proposed

(1) (2) (3) (4) (5) (6) (7)

AR

EA

– A

INT

EN

SE

LY

DE

VE

LO

PE

D

Upto 240 75% 1.25 --- 1.25 <6 6

Over 240 Upto 500 75% 1.50 --- 1.50 <6 9

Over 500 Upto 750 70% 1.50 --- 1.50 6 9

Over 750 Upto 1,000 70% 1.75 0.25 2.00 9 12

Over 1,000 upto 2000 65% 2.25 0.50 2.75 12 18

Over 2,000 upto 4000 65% 2.25 0.75 3.00 12 18

Over 4000 upto 6000 60% 2.50 0.75 3.25 18 24

Over 6000 As per Development Plan (Table – 19 )

AR

EA

– B

MO

DE

RA

TE

LY

DE

VE

LO

PE

D

Upto 240 75% 1.25 --- 1.25 <6 6

Over 240 Upto 500 70% 1.50 --- 1.50 <6 9

Over 500 Upto 750 70% 1.75 --- 1.75 6 9

Over 750 Upto 1,000 65% 2.00 0.25 2.25 9 12

Over 1,000 upto 2000 65% 2.50 0.25 2.75 12 18

Over 2,000 upto 4000 65% 2.50 0.50 3.00 12 18

Over 4000 upto 6000 60% 2.75 0.50 3.25 18 24


AR

EA

– C

SP

AR

SE

LY

DE

VE

LO

PE

D

Upto 240 75% 1.25 --- 1.25 <6 6

Over 240 Upto 500 70% 1.50 --- 1.50 6 9

Over 500 Upto 750 70% 2.00 --- 2.00 9 12

Over 750 Upto 1,000 65% 2.25 0.25 2.50 12 18

Over 1,000 upto 2000 65% 2.50 0.25 2.75 12 18

Over 2,000 upto 4000 60% 2.75 0.25 3.00 18 24

Over 4000 upto 6000 60% 3.00 0.25 3.25 18 30


Note: 1) The List of items which are excluded from the computation of FAR is as given in Table – 7.

2) The minimum road width criteria should be a combination of existing and proposed road width in

Table – 6. Proposed road width shall be as in the Master Plan or as proposed by the local body.

3) Premium FAR shall be considered only when the Authority or the local body undertakes the road

widening and in such an event, the amount to be paid to avail premium FAR shall be collected

while providing premium FAR and such amount shall be used exclusively for the widening of the

particular road and the road widening work shall be completed before the completion of the

construction of the said building.


carriageway for the proposed road width is developed and the right of way of proposed

road is cleared.


117

TABLE - 7

Areas excluded from FAR computation

The following constructions are excluded from FAR computation:

1. Staircase / staircase room.

2. Architectural features which are not usable for living or other purposes.

3. Chimneys.

4. Garbage shaft.

5. Ducts.

6. Parking areas including driveways and ramps.

7. Swimming pools in any floor open to sky.

8. Over head tanks.

9. Escalators.

10. Lift wells and lift machine room.

11. Air conditioning plant on terrace.

12. Watch man’s cubicle not exceeding 2.5 M2

area.

13. Sewerage Treatment Plant as specified by KSPCB.

TABLE - 8

Setbacks, coverage, floor area ratio, etc., for Industrial buildings

Plot area (M2)

Maximum

Plot

coverage

Floor

Area

Ratio

Minimum

Frontage

(M)

Minimum

Front

setback

(M)

Set backs

on other

sides (M)

Minimum

road

width

(M)

Upto 230 60% 1.25 3.0 1.00 1.00 Upto 6.0

231 to 1000 60% 1.50 12.0 4.50 3.00 Over 6.0

1001 to 2000 50% 1.50 18.0 6.00 5.00 Over 9.0

2001 to 4000 40% 1.75 24.0 8.00 5.00 Over 12.0

4001 to 8000 35% 1.50 30.0 8.00 6.00 Over 15.0

Above 8000 30% 1.25 30.0 15.00 12.00 Over 15.0

Note:

1) Whenever the minimum plot area is less than the one specified in the particular

category, the Zonal Regulations prescribed for the previous category should be adopted.

2) The above norms for industrial buildings are indicated as per the directions of

Government in circular No.HUD:189:TTP:94, Dt. 09-08-1995.

3) Front setbacks have to be provided beyond the proposed road widening line, if any.


118

TABLE - 9

Regulations for flatted factories

Table showing the minimum plot area, maximum floor area ratio and minimum setbacks

permissible for flatted factories.

1. Minimum plot area 1000 M

2

2. Maximum Plot coverage 40%

3. F.A.R. 1.5 For road width of upto 9M. Building height upto 10 M.

1.75 for road width of above 9 M. Building height upto 15 M.

4. Minimum setbacks (M) Front – 8.0

Rear – 6.0

Left – 6.0

Right – 6.0

TABLE – 10

Maximum Plot Coverage and floor area ratio for Public and Semi-public, Traffic &

Transportation & Public Utility buildings of different site areas

CL

AS

SIF

IC

AT

ION

OF

AR

EA

S

Plot Area in M2

Public and Semi-public, Traffic &

Transportation & Public Utilities

Min. Road Width (M)

Maximum Plot

Coverage

Permissible

FAR Existing Proposed

(1) (2) (3) (4) (5)

AR

EA

– A

INT

EN

SIL

Y

DE

VE

LO

PE

D

Upto 240 65% 1.25 6 6

Over 240 Upto 500 65% 1.5 6 9

Over 500 Upto 750 65% 1.5 9 9

Over 750 Upto 1,000 65% 1.75 9 12

Over 1,000 upto 2000 60% 2.0 9 12

Over 2,000 upto 4000 60% 2.5 12 12

Over 4,000 60% 2.75 12 18

AR

EA

– B

MO

DE

RA

TE

LY

DE

VE

LO

PE

D

Upto 240 65% 1.25 6 6

Over 240 Upto 500 65% 1.5 6 9

Over 500 Upto 750 60% 1.75 9 9

Over 750 Upto 1,000 60% 2.0 9 12

Over 1,000 upto 2000 60% 2.25 12 12

Over 2,000 upto 4000 55% 2.5 12 18

Over 4,000 55% 3.0 18 24

AR

EA

– C

SP

AR

SE

LY

DE

VE

LO

PE

D

Upto 240 65% 1.25 6 9

Over 240 Upto 500 60% 1.5 9 9

Over 500 Upto 750 60% 2.0 9 12

Over 750 Upto 1,000 55% 2.0 12 12

Over 1,000 upto 2000 55% 2.0 12 18

Over 2,000 upto 4000 50% 2.75 18 24

Over 4,000 50% 3.0 18 30

Note:

1) The List of items which are excluded from the computation of FAR is as given in Table -

7.


119

2) The minimum road width criteria should be a combination of existing and proposed road

width in Table – 10. Proposed road width shall be as in the Master Plan

TABLE – 11

Sl.

No.

Limits of distance from the aerodromes reference

point measured horizontally to building structure of

installations Difference between the elevation of the top of the

building structure or installations and elevation of

the aerodromes (aerodrome reference point)

International Civil

Airports or their alternate

Other Civil Airports

and Aerodromes

1 Between 8534 M and

22224 M

Between 7925 M and

22324 M

Less than 152 M


8534 M

Between 6706 M and

7925 M

Less than 122 M


7315 M

Between 5486 M and

6706 M

Less than 91 M


6096 M

Between 4267 M and

5486 M

Less than 61 M


4877 M

Between 3658 M and

4267 M

Less than 49 M*


4267 M

Between 3048 M and

3658 M

Less than 37 M*


3658 M

Between 2438 M and

3048 M

Less than 24 M*


3048 M

Between 1829 M and

2438 M

Less than 12 M*

9 Below 2438 M Below 1829 M Nil except with the concurrence of the Civil

Aviation Authorities

Note: 1. * Height limits shall be applicable for tree heights.

2. Irrespective of their distance from the aerodrome, (even beyond the 22 Km. limit

from the aerodrome reference point), no radio masts or similar installation

exceeding 152 M in height shall be erected without the permission of the Civil

Aviation Authorities.

3. No buildings, structures or installations exceeding the height indicated in Table -

11 should be permitted without N.O.C. from Civil Aviation Authorities.

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

which would attract high flying birds like eagles, hawk etc., and shall not be

permitted within a radius of 10 KM from the aerodrome reference point.

6. APPLICATION OF LANDUSE:

6.1 The proposed land use indicated towards the road side 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. If the property depth is more than the depth proposed as per scale of


120

the map then the land use indicated towards the road side shall apply for additional 60 M depth

of property only.

6.2 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. In the ground floor if there is mixed land use, the predominant use among

them shall be considered as the use of the ground floor.

6.3 In case of prohibited area (i.e., 100 M radius around the monument) even if the land use is

designated in the proposals, the regulations for the prohibited area zone prevails (refer areas of

special control).

7. HIGH RISE BUILDINGS:

7.1 The minimum set back all-round for any high rise building shall be as per Table – 3.

7.2 For high rise buildings, No Objection Certificates from the following departments have to be

furnished by the applicant before obtaining Commencement Certificate/license. The No

Objection Certificates have to be obtained as per the conditions stipulated in this Zonal

Regulations. 1. Department of Fire Services.

2. National Airports Authority (if the height is more than that prescribed in Table-11)

3. Karnataka State Pollution Control Board/MOEF, wherever applicable.

4. Coastal Regulation Zone Authority, where ever applicable.

7.3 For buildings with a height of above 10.0M up to 18.0M a certificate to the effect that Fire

Safety Measures are adopted at the building as per Part-IV of NBC shall be furnished by the

concerned Architect / Engineer.

7.4 High rise residential buildings may be permitted facing a road of existing width of 9 M and

proposed for 12 M. All other High rise buildings shall face a road of minimum existing width of

12 M.

7.5 The Department of Fire Services shall give No Objection Certificate for high rise buildings

considering the height of the building, setbacks, road width, etc., as per Zonal Regulations. It

shall follow National Building Code (NBC) for fire safety measures.

8. BASEMENT FLOOR:

8.1 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 3.0 M.

8.2 When basement floor is proposed for car parking, convenient entry and exit shall be

provided. Adequate drainage, ventilation and lighting arrangements shall be made.


121

8.3 If the minimum set back is more than 2.0 M then the basement may be extended on all sides

below the ground level except the side abutting the road, provided the minimum set back

between the basement and the property boundary is 2.0 M.

8.4 If a site is measuring less than 250 M2 then basement floor car parking shall not be permitted.

8.5 Basement floors upto a maximum of three levels may be permitted for car parking and other

utilities/services. Considering the topography of the land in Mangalore, basements beyond three

may be permitted, where three sides of such basements are exposed above the contiguous ground

level.

8.6 In case of high rise buildings/three star/five star hotel complexes, high tech hospitals where

mechanical/stacked parking is provided the height of the basement floor may be permitted upto a

maximum of 4.5 M height.

8.7 Allowable uses in basement floor:

a) Parking, machine rooms for services and utilities of the building.

b) Strong rooms for banks subject to reckoning such areas for FAR.

c) In case of three star hotel and above if extra area is available in the basement after meeting

the requirements of parking facilities and other necessary items as provided in Zonal

Regulations, the same can be used for health club, shopping arcade, dining area without

kitchen facilities, offices, conference hall, gym rooms, massage rooms, subject to reckoning

such areas for FAR.

d) In case of other commercial buildings, the spare area in the basement after catering the

requirements of parking facilities and other necessary items as provided in these

regulations/byelaws, can be used for other purposes incidental to the commercial complex,

such as restaurants, shopping arcade, health club, offices, subject to reckoning such areas for

FAR.

e) 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:

i. Canteen, conference hall, indoor games, stores in educational institutions, government

offices of local bodies and other statutory organizations.

ii. X-ray rooms, radiology rooms, consulting rooms, physiotherapy, medical stores and

canteens in government and private hospitals including nursing homes.

f) In case of multi storeyed residential apartments, the extra area available in the basement after

meeting the requirements of parking facilities, can be used for other purposes incidental to

the residential requirement, such as health club, gym rooms, indoor games, home theater,

subject to reckoning such areas for the purposes of FAR.


122

g) In case of other 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.

h) If the plot is on a steep sloping ground, living areas may be permitted in the portions of the

basement floors where three sides are exposed to natural air and ventilation. This provision

should be considered at the discretion of the authority on a case to case basis.

Note: If the total height of the building from the terrace of the upper most livable floor to the

floor of the lower most livable floor is more than 18 M, NOC from fire force department shall be

obtained.

9. GROUND FLOOR:

9.1 The ground floor shall not be more than 1.5 M above the average ground level. If it is more,

then the floor below shall be considered as ground floor.

9.2 In case of undulated plots / sites or the road abutting the property has sloping vertical

alignment, whereby two floors can be easily accessible from the road and the level difference

between the ground / road and the floors at the point of access is more than 1.0 M, but not more

than 1.50 M then both the floors shall be treated as ground floor i.e. lower ground and upper

ground floor.

10. RAMPS

10.1 A ramp provided from surface level of the site to the basement floor shall have a minimum

width of 3.50 M and slope of not more than 1 in 8. The slope of the ramp shall commence from

1.5 M of the edge of the property line or 1.0 M after the road widening portion, if any.

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

10.3 R.C.C. ramps of 6 M wide around the building may be permitted for High rise buildings if

required by the Fire Services Department.

11. MEANS OF ACCESS:

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

shall not be of more than 30 M length from the public road or street, if the width of such access

is of 3.5 M, the F.A.R. and height of buildings coming up in such plots shall be regulated

according to the width of the public road or street. However for High rise buildings, the width of

access shall not be less than 6 M. If the length of means of access exceeds 30 M, F.A.R. and

height of the building abutting such means of access shall be regulated with reference to the

width of such means of access.


123

11.2 In exceptional cases, within the developed areas at the discretion of the Authority, G + 1

floors of one dwelling unit of upto 150 M2, irrespective of the size of the plot may be permitted

on narrow lanes where provision for road widening as required under these rules are not possible.

In such cases the minimum means of access shall be of 3.0 M beyond which the setback should

be provided.

11.3 Construction may be permitted on plots abutting roads having less than 6M width provided

such roads are proposed to be widened to a minimum width of 6M and the portion of plot

required for road widening is surrendered free of cost.

12. LIFT:

12.1 Lift shall have to be provided for buildings with more than ground plus three floors.

13. CORRIDORS, STAIRCASES AND PEDESTRIAN RAMPS:

13.1 The minimum width of corridors, staircases and pedestrian ramps for different buildings or

types is as given in Table-13.

TABLE - 13

WIDTH OF CORRIDORS, STAIRCASES AND PEDESTRIAN RAMPS FOR

DIFFERENT TYPES OF BUILDINGS

Sl.

No. Building use or type

Minimum

width of the

corridor (M)

Minimum

staircase width (M)

Minimum

Ramp width (M)

1 Residential building a) Staircase inside the dwelling unit Nil 1.0 Nil

b) Common Staircase for multi dwelling

building 1.5 1.25 Nil

2 Assembly buildings such as auditorium,

community hall, religious building, temple,

mosque or church and other buildings of

public assembly or conference.

2.0 2.0 2.0

3 Institutional buildings such as: a) Government office 2.0 2.0 2.0 b) Government Hospitals 2.4 2.0 2.0

c) Educational Buildings such as Schools,

Colleges, Research Institutions. 2.0 2.0 2.0

d) Commercial buildings such as retail shops,

private office, nursing homes, lodges, etc. 2.0 1.5 1.5

e) All other buildings 1.5 1.5 1.5

14. MEZZANINE FLOOR:


124

14.1 A mezzanine floor shall be accessible only from its lower floor and shall be allowed only in

non residential buildings between ground and first floor only.

14.2 The maximum area utilized as mezzanine floor shall not be more than 1/3 of the ground

floor and it shall be included for calculating FAR.

15. GARAGES:

15.1 For the buildings up to a height of 10.0 M, one garage may be permitted in the rear right

hand corner of the plot without right and rear set backs, if the following requirements are

fulfilled.

15.1.1 Height of the garage does not exceed 3.0 M from the ground level.

15.1.2 One upper floor not exceeding 3 M in height may be permitted provided at least one

opening for light and ventilation is provided towards the owner’s property.

15.1.3 Height of the garage and the upper floor, if any, is limited to 6.50 M from the ground

level.

15.1.4 No openings are provided in the garage and its upper floor towards the neighboring

buildings.

15.1.5 No other structures except one lumber room shall be provided in the rear side of the

garage.

15.1.6 Depth of the lumber room should not exceed 1.25 M.

15.1.7 Length of the garage including the lumber room and should not exceed one third of the

length of the site or 6.0 M whichever is less.

15.1.8 Width of the garage should not exceed 4.0 M.

15.1.9 In the case of corner plots, the garage is to be located at the rear corner diagonally

opposite to the road intersection.

16. TOILETS:

16.1 In any commercial complex, neighbourhood shops and assembly buildings, public toilet

blocks shall be provided compulsorily. Such public toilet shall be of minimum 1.5 percent of the

total commercial floor area if the total commercial floor area is above 10000 M2 and of minimum

2 percent of the total commercial area if the total commercial area is less than 10000 M2.

Minimum size of common toilets should be 1.0 M x 1.25 M.

16.2 During construction of apartments/commercial complex buildings or other public buildings

etc., temporary toilets shall have to be provided for the use of workers.


125

17. PLOTS FACING THE ROADS PROPOSED FOR WIDENING:

17.1. In case of a plots facing the road proposed for widening or those having building line, the

required land as indicated in the Master Plan for road widening shall be handed over to the local

authority free of cost by a relinquishment deed by the owner of the land before sanction is

accorded to the plan or as mentioned in T.D.R. rules.

17.2 Where upper floors are permitted over the existing buildings which are sanctioned prior to

the coming into force of these Zonal Regulations which are facing the roads proposed for

widening in the Master Plan, the upper floors shall be limited at least 1.0 M away from the

proposed line of road widening and the applicant shall surrender the land free of cost and without

claiming any compensation from the local authority, or as mentioned in T.D.R. rules.

18. PARKING REQUIREMENTS:

18.1 Parking space standards:

18.1.1 Each off-street parking spaces (parking bay) provided for motor vehicles shall not be less

than 12.5 M2 area (2.5 M X 5 M) and for scooter parking space provided shall not be less than

2.0 M2 (2.0 M x 1.0 M) and it shall be 25% of the car parking space mentioned in Table - 14.

The minimum width of drive way shall be 3.5 M, aisles and such provisions required for

adequate monitoring of vehicles shall be exclusive of parking space stipulated. The width of

driveway with entry to parking bays shall be:

Width of driveway Width of parking bay

4.5 m 2.5 m

4.0 m 2.75 m

3.5 m 3.0 m

18.1.2 For building of different occupancies, off-street parking spaces for vehicles shall be

provided as stipulated in Table – 14.

18.1.3 Areas excluded for computing vehicle parking:

The following areas shall not be considered while computing the vehicle parking requirement in

addition to the areas excluded from FAR computation mentioned above.

1. Electrical room & electric substation.

2. Pump room.

3. Generator room.

4. Public toilets in commercial and public buildings.

5. Air handling unit and other machinery areas provided within the plinth of the building.

6. Security room/maintenance room/fire control room provided within the plinth of the

building.

7. Common corridors.

8.

TABLE – 14


126

Off-street parking spaces

Sl.

No Occupancy

Minimum one car parking space of 2.5 M x 5.0 M for every

1 Residential:

Multi-family residential 2 tenements each are having a floor area of less than 75 M2

1 tenement exceeding 75 to 175 M2 floor area.

1/2 tenement exceeding 175 M2

2 Lodging establishments,

tourist homes, hotels 4 rooms or 50 M

2 of floor area, whichever is more.

3 Educational 150 M2 floor area or fraction thereof.

4 Hospital Nursing homes

100 M2 floor area or fraction thereof.

75 M2 floor area or fraction thereof.

5 Assembly/Auditorium 15 seats subject to minimum of 20 car parks or 50 M2 of

floor area, whichever is more. 7 Banks and other Retail

business 50 M

2 floor area or fraction thereof

8 Industrial 100 M2 floor area or fraction thereof plus one lorry parking

(3.5 M x 7.5 M) 9 Storage/Wholesale Business 150 M

2 up to 600 M

2 floor area and every 200 M

2 thereafter

or fraction thereof. Additional one loading/unloading bay

(3.5 M x 7.5 M) for every 1000 M2

10 Community Hall / Kalyana

Mantapa 50 M

2 of floor area or fraction thereof.

11 Office building (Government

or Private) including IT & BT 50 M

2 of floor area.

12 Restaurant serving food and

beverage (excluding toilet

areas) 50 M

2 of floor area.

13 Hostels 10 rooms or 100 M2 of floor area whichever is more

Note:

1) In case of multistoried residential apartment buildings, additional 10% of the required car

parking space shall have to be provided extra for visitors / guest parking within the plot.

2) No parking space shall be insisted upon in the intensively built up area upto 150 M2

of floor

space.

3) Parking provision for building on stilts:

a) Parking provided on the ground floor for the building on stilts, parking area shall be

exempted from the calculation of F.A.R.

b) All sides of the stilt parking shall be open if it is enclosed the area will be taken for

FAR.

c) When stilt parking is provided, the height shall be considered for calculating the total

height of the building.

4) Access ramps, elevator, escalator to the upper floor or terrace shall not be provided in the set

back area and ramps to be within the plinth area of the building and shall be exempt from

FAR calculation.


127

19. AREAS OF SPECIAL CONTROL:

19.1 The historical monuments in any city reflect the past glory of the city. As they attract

tourists both from inside and outside the country. While permitting developments around

historical monuments, care has to be taken to see that their aesthetic environs are not affected, in

order to preserve aesthetic environs around these monuments it is necessary to declare the areas

surrounding these monuments as zones of special control and impose the following special

regulations around these monuments.

19.2 In the Karnataka Town & Country Planning Act 1961 under Section 12(1) (d) provides for

declaring certain areas as areas of special control and framing of regulations to control

development in such areas in regard to building line, height of buildings, F.A.R., architectural

features etc., so as to preserve their historical and architectural importance.

19.3 In Mangalore, not many monuments or areas of special interest are noticed except two

historical monuments which warrant preservation. One is “Mangaladevi Temple” the goddess

of luck. It is situated in Jeppu. It is believed that the city derives its name from this temple. The

2nd monument is “Tippu Fort” facing Gurupur river and the Arabian Sea near Sultan Batheri in

Bolur. This has been declared as protected monument. It was built during the regime of Tippu

Sultan who took over the control of the city during 18th

Century.

19.4 The third is a Jain basidi in Mulki area; which is also a historical monument. These three

monuments attract most of the tourists and others coming to the city invariably. It is felt

necessary to preserve them with utmost sanctity and good environment. Keeping this in view,

the Government of Karnataka in Circular No. HUD 350 TTP 87 dated 12-08-87 has issued

instructions not to permit any structure within the radius of 100 M. But it may be difficult to

prohibit development completely as they are situated in the midst of already developed area.

What is required is avoiding of undesirable land uses, and construction of tall structures. These

two monuments are not more than 6.0 M in height.

19.5 Hence, the Mangalore Urban Development Authority has proposed to permit only buildings

with not more than two floors (Ground plus First) within a radius of 100 M from the boundary of

these monuments. The control areas of 100 M radius is shown in the general zoning of land use

map.

20. DEVELOPMENT CONTROL WITH IN 500 M OF HIGH TIDE LINE IN THE SEA-

SHORE:

20.1 The Government of India earlier issued instructions to all state governments to prohibit

development activities within 500 M of coastal stretches of High Tide Line. This has been done

after considering the need for protecting the coastal areas and beaches from environmental

degradation. Prohibition of developmental activities of any kind has caused considerable

problems to State Governments as there are existing developed areas within the stretch of 500 M.

20.2 Keeping this in view and ensuring that the use and activities in the coastal areas are

consistent with principles and requirements of environment conservation, the Government of

India has proposed Coastal Regulations Zone and to impose restrictions on developmental

activities. The regulations have been framed under Section 3 of the Environment (Protection)


128

Act, 1986 and are published in the Gazette of India-Extra ordinary dated 27-07-1990 inviting

public comments.

20.3 These regulations among other things permit developments in the area already

developed/partly developed with certain restrictions and subject to land use and other regulations

framed under the Town & Country Planning Act prevailing in the State.

20.4 Hence for the developments within the stretch of 500 M. of high tide line of sea and within

the stretch of 100 M of high tide line of rivers, it is proposed to insist No Objection Certificate

from C.R.Z. Authorities established in Mangalore, before issue of Commencement

Certificate/technical opinion. For lakes minimum of 30 M buffer is to be left.

21. DISTANCE OF BUILDING FROM ELECTRICAL LINES:

Vertical

clear (M)

Horizontal distance from the

edge of the electrical line (M)

Electric line corridor

width (M)

1 L.T. Line 3.5 1.8 4.5

2 H.T. line of 11 KV 4.5 1.8 4.5

3 H.T. line of 33 KV 4.5 2.5 7.0

4 H.T. line of 110 KV 5.2 3.2 22.0

5 H.T. line of 220 KV 6.2 4.2 35.0

22. SECURITY DEPOSIT:

22.1 To ensure compliance with these regulations and directions given in the sanctioned plan and

other conditions, the applicant shall deposit a sum at the rate of Rs.50 per M2 of floor area as

refundable interest free security and earnest deposit for the following categories of buildings,

namely:

22.1a. Residential building or residential apartment with four dwelling units and more.

22.1b Commercial buildings.

22.2 The security deposit shall be refunded at the time of issuing the Occupancy Certificate. If

the construction is not as per approved plan this deposit amount would be forfeited. The security

deposit shall also be adjusted towards any penalty or charges levied by Mangalore City

Corporation on the building during the course of construction.

23. SOLAR WATER HEATER REQUIREMENTS:

TABLE - 15

Solar lighting and water heater requirements


129

Sl.

No. Type of use

100 liters per day shall be provided

for every unit

1 Restaurants service food and drinks with seating /

serving area of more than 100 M2 and above.

40 M2 of seating or serving area

2 Lodging establishments and tourist homes 3 rooms 3 Hostel and guest houses 6 beds / persons capacity 4 Industrial canteens 50 workers 5 Nursing homes and hospitals 4 beds

6 Kalyana mantapa, community hall and convention

hall (with dining hall and kitchen) 30 M

2 of floor area

7 Recreational clubs 100 M2 of floor area

8 Residential buildings:

a) Single dwelling unit measuring 200 M

2 of floor

area or site area of more than 400 M2 whichever is

more.

b) 500 liters per day for multi dwelling

unit/apartments for every 5 units and multiples

thereof.

9 Solar photovoltaic lighting systems shall be installed in multi unit residential buildings

(with more than five units) for lighting the set back areas, drive ways, and internal

corridors.

24. SAFETY MEASURES AGAINST EARTHQUAKE.

24.1 High-rise buildings shall be designed and constructed adopting the norms prescribed in the

“criteria for earthquake resistant design of structures” bearing No. IS 1893-2002 published by the

Bureau of Indian Standards, making the buildings resistant to earthquake. The supervision

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

recorded by the registered engineer / architect that the norms of the National Building Code and

IS No.1893-2002 have been followed in the design and construction of buildings for making the

buildings resistant to earthquake considering Mangalore in Zone-III.

25. FACILITIES FOR PHYSICALLY HANDICAPPED PERSONS:

25.1 Public and semi-public buildings above 300 M2 and commercial buildings above 5000 M

2

shall be designed and constructed to provide facilities to the physically handicapped persons as

prescribed in the Schedule – IV of these Zonal Regulations.


130

SCHEDULE – IV

Regulations for physically handicapped persons

1. These Regulations shall apply to the physically handicapped persons having the

following disabilities.-

a) Non-ambulatory disabilities: Impairments that regardless of cause or manifestation,

for all practical purposes, confine individuals to wheelchairs;

b) Semi-ambulatory disabilities: Impairments that cause individuals to walk difficulty or

insecurity. Individuals using braces or crutches, amputees, arthritics, spastics, and those

with pulmonary land cardiac ills may be sent ambulatory.

c) Hearing disabilities: Deafness or hearing handicaps that make an individual insecure in

public areas because he is unable to communicate or hear warning signals.

d) Sight disabilities: Total blindness or impairments affecting sight to the extent that the

individual functioning in public areas is insecure or exposed to danger.

2. Access path / walk way: The width of access path / walk way from plot entry and surface

parking to the building entry shall not be less than 1.80 M. It shall not have a gradient

exceeding 5%.

3. Surface parking: At least two car spaces shall be provided at surface level near entrance

with maximum travel distance of 30.00 M from the building entrance.

4. Space for wheel chair users: Adequate space shall be kept for the free movement of wheel

chairs. The standard size of wheel chairs shall be taken as 1.05 M x 0.75M the doors shall

have a minimum width of 0.9 M to facilitate the free movement of wheel chairs.

5. Approval to plinth level: At least one entrance shall have approach through a ramp. The

ramp shall have a minimum width of 1.80 M with maximum gradient of 1:10.

6. Entrance landing: Entrance landing shall be provided adjacent to ramp with the minimum

dimension of 1.80 M x 2.00 M.

7. Corridors: The minimum width of corridors shall be 1.80 M

8. Staircase: - The minimum width of staircases shall be 1.50 M. The minimum number of

risers on a flight shall be limited to 12. Size of treads shall not be less than 0.3 M and the

height of risers shall not be more than 0.15 M.

9. Lift: - Lift shall have to be provided for buildings with more than ground plus three floors.


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10. Toilets: - One special water closet in a set of toilets shall be provided for the use of

handicapped persons with wash basin keeping in view the following provisions:

a) The minimum size of toilet shall be 1.50 M x 1.75 M.

b) The maximum height of the W.C. set shall be 0.50 M above the floor.

11. Hand rails: Hand rails shall be provided for ramps, staircases, lifts and toilets. The height

of hand rails shall be normally 0.80 M above the floor level. If the building is meant for the

predominant use of children, the height of hand rails may be suitably altered.

12. Guiding / Warning floor material: The floor material to guide or to warn the visually

impaired persons with a change of colour or material with conspicuously different texture

and easily distinguishable from the rest of the surrounding floor materials is called guiding

or warning floor material. The material with different texture shall give audible signals

with sensory warning when person moves on this surface with walking stick. The guiding /

warning floor material is meant to give the directional effect or warn a person at critical

places. This floor material shall be provided in the following areas;

(a) The access path to the building and to the parking area.

(b) The landing lobby towards the information board, reception, lifts, staircase and

toilets.

(c) At the beginning / end of walkway where there is vehicular traffic.

(d) At the location abruptly changing in level and at the beginning / end of ramp.

(e) At the entrance / exit of the building.

13. Proper signage (only for public & semipublic buildings): Appropriate identification of

specific facilities within a building for the handicapped persons should be done with proper

signage. Visually impaired persons make use of other senses such as hearing and touch to

compensate for the lack of vision, where as visual signals shall benefit those with hearing

disabilities.

Signs should be designed and located such that they are easily legible by using suitable

letter size (not less than 20 mm size). For visually impaired persons, information board in

Braille should be installed on the wall at a suitable height and it should be possible to

approach them closely. To ensure safe walking there should not be any protruding sign,

which creates obstruction in walking.

The symbols / illustrations should be in contrasting colour and properly illuminated so that

with limited vision one may be able to differentiate amongst primary colours.


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26. RAIN WATER HARVESTING:

26.1 Every building with a plinth area of exceeding 100 M2 and built on a site measuring not less

than 200 M2 shall have one or more rain water harvesting structures having a minimum total

capacity as detailed in Schedule – V. Provided that the authority may approve the rain water

harvesting structures of specifications different from those in Schedule – V, subject to the

minimum capacity of rain water harvesting is being ensured in each case.

26.2 The owner of every building shall ensure that the rain water harvesting structure is

maintained in good repaid for storage of water for non potable purposes or recharge of ground

water at all times.


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SCHEDULE – V

Rain water harvesting structures:

Rain water harvesting in a building site includes rainwater storage or recharging it, falling on the

terrace or on any paved or unpaved surface within the building site.

1. The following systems may be adopted for harvesting the rain water drawn from terrace and

the paved surface.

(a) Open well of a minimum of 1.0 M diameter and 6.0 M in depth into which rain water

may be channeled and allowed after filtration for removing silt and floating material.

The well shall be provided with ventilating covers. The water from the open well may

be used for non potable domestic purposes such as washing, flushing and for watering

the garden, etc.

(b) Rainwater harvesting for recharge of ground water may be done for a bore well

around which a pit of one meter width may be excavated up to a depth of at least 3.0

M and refilled with stone aggregate and sand. The filtered rain water may be

channeled to the refilled pit for recharging the bore well.

(c) An impervious storage tank of required capacity may be constructed in the setback or

other space and the rain water may be channeled to the storage tank. The storage tank

may be raised to a convenient height above the surface and shall always be provided

with ventilating the surface and shall always be provided with ventilating covers and

shall have draw off taps suitably place so that the rain water may be drawn off for

domestic, washing, gardening and such other purposes. The storage tanks shall be

provided with an overflow.

(d) The surplus rain water after storage may be recharged into ground through

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

geomorphologic and topographical condition, the pits may be of the size of 1.2 M

width x 1.2 M length x 2.0 M to 2.0 M depth. The trenches can be 0.5 M or 0.6 M

width x 2.0 M to 6.0 M length x 1.50 M to 2.00 M depth. Terrace water shall be

channeled to pits or trenches. Such pits or trenches shall be backfilled with filter

media comprising the following materials.

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

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

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

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

v) Top 10% of the pits/trenches will be empty and a splash is to be provided in this

portion in such a way that roof top water falls on the splash pad.

vi) Brick masonry wall is to be constructed on the exposed surface of pits/trenches

and the cement mortar plastered. The depth of wall below ground shall be such

that the wall prevents lose soil entering into pits/trenches. The projection of the

wall above ground shall at least be 0.15 M.

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


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(e) If the open space surrounding the building is not paved, the top layer up to a sufficient

depth shall be removed land refilled with course sand to allow percolation of rain

water into ground.

2. The terrace shall be connected to the open well/bore well/storage tank/ recharge pit/trench by

means of H.D.P.E/P.V.C. pipes through filter media. A valve system shall be provided to enable

the first washings from roof or terrace catchments, as they would contain undesirable dirt. The

mouths of all pipes and opening shall be covered with mosquito (insect) proof wire net. For the

efficient discharge of rain water, there shall be at least two rain water pipes of 100 mm diameter

for a roof area of 100 M2.

3. Rain water harvesting structures shall be sited as not to endanger the stability of building or

earthwork. The structures shall be designed such that no dampness is caused in any part of the

walls or foundation of the building or those of an adjacent building.

27. TRANSFER OF DEVELOPMENT RIGHTS (TDR):

27.1 When an area within the local planning area is required for public purpose (i.e., road,

widening of road, parks, etc.,) the owner of any site or land which comprises of such area

surrenders it and hands over possession of the same to the Authority free of cost and

encumbrance, the Authority permits development rights in the form of additional floor area

which shall be as notified by the State Government time to time.

28. SUB DIVISION REGULATIONS:

28.1 Sub Division Regulations for Residential Use:

28.1.1 The purpose of these regulations is to guide the development of new areas in accordance

with the land use plan. As long as this is done on sound planning principles with adequate space

standards the future of the town is assured. This will not necessitate costly corrective measures,

which would become necessary, if sub-standard growth is allowed to take place. These dub-

division regulations are confined to standards of size of plots, street widths and community

facilities.

28.1.2 While sanctioning the sub-division of a plot under section 17 of the Karnataka Town and

Country Planning Act, 1961, the Authority shall, among other things, see that the following

planning standards are followed for sub-division of plot.

28.2 Size of plots:

28.2.1 Any sub division of plot including family partition requires prior approval of Mangalore

Urban Development Authority.

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

smaller in size than 54 M2 in residential zone. In specific cases of sites for housing schemes for

economically weaker sections, low income groups, slum clearance and Ashraya housing, the

Authority may relax the conditions.


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TABLE – 16

Standards for roads

Sl.

No.

Streets in residential area

category of streets Minimum right of way (M)

1. c) Up to 300 M 9

d) Above 300 M 12

2. Collector street (minor roads) 12

3. Major Collector roads (feeder

streets) 18

4. Arterial roads 18, 24 & 30

5. Commercial:

6. a) Retail 12

b) Others 18

7. Industrial 18

28.3 The approval of layout for residential purpose shall be subject to the following

regulations:

28.3.1 Wherever a layout plan is approved facing a road of either existing or proposed width of

24.0M and above a buffer of 3.0 M and a service line of minimum 6.0M width shall be provided

for access to sites.

28.3.2 The minimum road width shall be 9.0 M.

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

extent.

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

28.3.5 After providing for roads, 10% for park and 5% for civic amenities, remaining area shall

be earmarked for residential purpose.

28.3.6 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 neighbourhood shops

28.3.7. In exceptional cases where the area under roads crosses 45% and above due to

incorporation of major road proposed in master plan the reservation under parks, open spaces

and civic amenities may be relaxed.

28.4. 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. Preference may be given to the residents association

of owner of the layout to maintain the parks and open spaces. The authority, if it desires so, may


136

hand over the responsibility of the maintenance of park and open spaces to the local residents

association or owner of the layout.

28.4.1. Plots sub divided and registered under the Stamp Act prior to the coming into force of

these regulations shall be considered as original plots subject to the following conditions.

a) Portions of the land from the individual plot required for road widening as per Master Plan

to be surrendered to the Authority free of cost. T.D.R. shall not be claimed for such

surrendered land.

b) 15% of the cost of the plot as per section 45B of the Stamp Act has to be paid to the

Authority in addition to recovery of fees under Section 18 of the KTCP Act and other fees /

charges prescribed by the Government from time to time.

28.5 Exemption for open space and civic amenities in sub-division of land shall be as

follows.

28.5.1 Wherever the total extent of land of the private residential layout for approval is 4000 M2

(0.40 hectares) and below, on request from the landowner, reservation of open space and civic

amenities areas as per the Zonal Regulations/sub-division rules may be dispensed with.

28.5.2 In lieu of this, the Authority may collect the market value of converted equivalent land as

fixed by the sub-registrar. This exemption shall not be applicable if the agricultural land is

subdivided after the coming into force of these regulations.

28.5.3 The value to be recovered from the land owner in lieu of open space and civic amenities

shall be in addition to the fee to be collected under Section 18 of the Karnataka Town and

Country Planning Act, development charges and any other fees/charges prescribed by the

government from time to time.

28.5.4 The Authority shall deposit the amount so collected under a separate head of account and

the amount shall be utilized only for acquisition of areas reserved as parks and open spaces in

the approved Master Plan. The Authority shall, under no circumstances divert this amount for

any other purposes.

28.5.5 In case the land owner refuses to pay the market value of the equivalent land in lieu of

open space and civic amenity to be reserved, the Authority shall approve the sub-division

providing land separately to an extent which otherwise would have been reserved for parks,

open spaces and civic amenities as per Zonal Regulations and shall take possession of such land

free of cost from the land owner, and the Authority may dispose the same though auction for the

purpose decided by the Authority.

28.6 Approval of single plot for residential purpose

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

a) The land in question should have been converted for non-agricultural purposes.


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b) The land shall have access from the public road and the use of land shall be in accordance

with the Zonal Regulations of the Master Plan.

c) The necessary development charges shall be paid to the Authority. This fee is in addition to

recovery of fee under section 18 of Karnataka Town and Country Planning Act and other

fees/charges prescribed by the government from time to time.

d) If the owner of single plot desires to sub divide the plot subsequently, he shall obtain

approval by the authority treating it as sub-division of land and the norms applies accordingly

as prescribed in the Zonal Regulations.

e) The necessary development charges shall be paid to the Authority. This fee is in addition to

recovery of fee under section 18 of KTCP Act and other fees/ charges prescribed by the

Government from time to time.

f) If the owner of single plot desires to subdivide the plot at subsequent dates, he shall obtain

approval by the authority treating it as sub-division of land and the norms applies accordingly

as prescribed in the Zonal Regulations.

g) Any land which is a part of any approved layout shall not be construed as single plot for

approval under these rules.

h) Approval of Development plan has to be obtained from the Authority for extent of plot above

10,000 M2.

28.7 Norms for Approval of Non-Residential layout with two or more number of plots shall

be subject to the following conditions:

28.7.1 5% of the total extent of land shall be earmarked for vehicle parking and this shall be in

addition to the parking space prescribed in the Zonal Regulations for buildings.

28.7.2 10% of the total extent of land shall be earmarked as open space.

28.7.3 The area earmarked for parking and open space and roads shall be handed over to the

Authority/local body free of cost for maintenances through a registered relinquishment deed

before taking up development of the layout.

28.8 Approval of Single Plot for Non-Residential layout shall be subject to the following

conditions.

28.8.1 5% of the total extent of land shall be reserved for vehicle parking and this shall be in

addition to the parking space prescribed in the Zonal Regulations for buildings.

28.8.2 10% of the total extent shall be earmarked as open space.

28.8.3 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.

28.8.4 The necessary development charges shall be paid to the Authority. This fee is in addition

to recovery of fee under section 18 of KTCP Act and other fees/ charges prescribed by the

Government from time to time.


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28.8.5 If the owner of single plot desires to subdivide the plot at subsequent dates, he shall obtain

approval by the authority treating it as sub-division of land and the norms applies accordingly as

prescribed in the Zonal Regulations.

28.8.6 Any land which is a part of any approved layout shall not be construed as single plot for

approval under these rules.

28.8.7 Approval of Development plan has to be obtained from the Authority for extent of plot

above 6000 M2.

28.9 Regulations for Residential Development Plan:

28.8.1 10% of the land shall be reserved for park & open space. The open space (park) shall be

relinquished to the authority free of cost and the same may be allowed to be maintained by the

local residents association (registered), if the Authority so desires.

28.9.2 A minimum of 5% of total plot area shall be provided for Civic Amenities and the owner

or developer shall develop such civic amenities to the extent of floor area permissible for the 5%

plot area considered for civic amenities and the civic amenities may be provided in a separate

building or as part of the other buildings constructed in the plot with prior approval of the

Authority which finally shall be handed over to the local residents association for maintenance.

The mode of such handing over shall be decided by the authority.

28.9.3 FAR is calculated on the total area after deducting civic amenity site.

28.9.4 Parking area requirement shall be as applicable vide Table – 14.

28.9.5 Roads as shown in the Master Plan shall be incorporated within the plan and shall be

handed over to the authority free of cost.

28.9.6 FAR & ground coverage for residential development plan on a sital area more than 10000

M2 shall be as per Table – 18.

TABLE – 18

Road Width (M) Coverage

FAR

Existing Proposed Permissible Premium Total

9 9 50% 2.00 0.50 2.50

9 12 50% 2.25 0.75 3.00

12 12 45% 2.50 0.75 3.25

12 18 45% 2.75 0.75 3.50


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12 24 40% 2.75 1.00 3.75

18 30 40% 3.00 1.00 4.00

Note:

1) The list of items which are excluded from the computation of FAR is as given in Table –

7.


width as in Table – 5. Proposed road width shall be as proposed in the Master Plan.

3) Premium FAR shall be considered only when the Authority or the local body undertakes

the road widening and in such an event, the amount to be paid to avail premium FAR

shall be collected while providing premium FAR and such amount shall be used

exclusively for the widening of the particular road and the road widening work shall be

completed before the completion of the construction of the said building.



road width is cleared.

28.10. Regulation for non residential development plan

28.10.1 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.

28.10.2 Parking area requirements shall be as applicable vide Table - 14. An additional 5% of the

plot area shall be reserved for surface parking.

28.10.3 FAR is calculated based on entire sital area excluding the area reserved for park and

open spaces.

28.10.4 Roads as shown in the Master Plan shall be incorporated within plan and shall be handed

over to the Authority free of cost.

28.10.5 The FAR and coverage for non residential development plan on a sital area more than

6000 M2 shall be as per Table - 19 given below.

TABLE – 19

Road Width (M) Coverage

FAR

Existing Proposed Permissible Premium Total

9 9 60% 2.00 0.50 2.50

9 12 60% 2.25 0.75 3.00

12 12 60% 2.50 0.75 3.25

12 18 55% 2.75 0.75 3.50

18 24 55% 2.75 1.00 3.75

18 30 55% 3.00 1.00 4.00


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Note:

1) The List of items which are excluded from the computation of FAR is as given in Table –

7.


width in Table – 6. Proposed road width shall be as in the Master Plan.

3) Premium FAR shall be considered only when the Authority or the local body undertakes

the road widening and in such an event, the amount to be paid to avail premium FAR

shall be collected while providing premium FAR and such amount shall be used

exclusively for the widening of the particular road and the road widening work shall be

completed before the completion of the construction of the said building.



road width is cleared.

REGULATIONS FOR INTEGRATED TOWNSHIP:

29.1 The minimum extent of property for the development of integrated township shall be 20 Ha.

Multiple land parcels each not less than 20 Ha. contiguous, interconnected with roads can be part

of a single Integrated Township.

29.2 The minimum width of approach road to an integrated township shall be:

Existing Road width – 12 M.

Proposed Road width – 24 M.

Note: If the road is not developed to 24 M width, the Authority shall collect the required amount

to widen the road from the person proposing to develop the township and shall complete the

widening of the road before allowing occupation of the township.

29.3a Permissible land uses: i) Residential

ii) IT / BT related activities / Industrial

iii) Commercial

29.3b Permissible Usage:

a) Minimum area for Civic amenities – 5%

b) Minimum area for Park & Open spaces – 10%

c) Minimum area for Roads – 15%

(If 15% is not used for roads, the difference in area shall be added to Park & Open

spaces).

d) Maximum area for non residential uses – 40%


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e) Balance area for residential use.

Note: If further sub division of plots are made, only roads have to be provided as per Table – 16

and no further land has to be provided for CA and park and open spaces.

29.4 The FAR is calculated for the entire area excluding area reserved for park and open spaces,

civic amenities and roads as mentioned above. If additional area is provided for park and open

spaces and roads, the FAR of such additional area can be used for the residential / non

residential development.

29.5 The width of the roads in the integrated townships shall be as specified in Table - 16.

29.6 The minimum width of roads abutting properties of commercial land use shall be 18 M.

29.7 N.O.C. from Karnataka State Pollution Control Board and MOEF has to be obtained for the

development plan.

29.8 F.A.R. and ground coverage for integrated township shall be as follows:

TABLE – 20

Proposed width of

approach road to

Integrated Township

Coverage

F.A.R.

Permissible Premium Total

24 M 50% 2.50 1.00 3.50

30 M 45% 2.75 1.00 3.75

45 M 45% 3.00 1.00 4.00

29.9. Approval of development plan of the Integrated Township showing the following details

has to be obtained from the Authority before applying for licence for the individual buildings.

a. Land use map showing roads, park and open spaces, C.A. and other land uses

specified in the township.

b. Building coverage and setback lines.

c. M.L.C.P. if proposed in the township for parking.

d. Location of major utilities and services.

e. Survey statement of No. of building units, floor area for various land uses and No. of

residential units in case of residential buildings showing the F.A.R. being utilised in

each block.

f. Summary statement of parking requirements and provisions made for the Township.

g. Green area provided in the township, including parks.(Minimum of 35% of the total

extent).


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29.10 Licence and Occupation Certificate may be issued for individual buildings if the F.A.R.

consumed and parking provisions are made as mentioned in the development plan. If there is

any deviation, revised development plan has to be obtained from the Authority before issuing the

licence or occupation certificate as the case may be.

29.11 Park and Open Spaces and all services to the buildings shall be developed proportionate to

the other developments in the township.

29.12 The Authority may acquire any disputed land upto 25% of the total extent proposed for the

township on behalf of the developer on the request of the developer for which payments shall be

made by the developer along with the payment of 10% of such acquired land cost to the

Authority as supervision charges. The Acquisition of such land shall be made only after the

developer completes the acquisition of the remaining land and if the Authority is convinced that

the acquisition of such disputed land is necessary for the proper development of the Township.

29.13 If additional land has to be added to the Integrated Township for which permission has

already been obtained, revised development plan including the portion of the land to be added

has to be approved by the Authority as per the norms mentioned in this regulations.

Chapter – VI

PHASING OF DEVELOPMENTS IN THE

LOCAL PLANNING AREA

As per the Karnataka Town & Country Planning Act, 1961, section 12(1), (g). It is

necessary to suggest the phasing of the developments proposed in the Master Plan. It may be


143

stated here that it is necessary to create basic infrastructure so that the actual development

follows. It is in this context that priorities have to be worked out and the developments have to

take place based on the said priority.

Land acquisition and development is a very important event in city’s development. This is

done by various agencies including private developers. Transportation is basis infrastructure

necessary for any development. Therefore, improvement of the existing transportation system

has to be the first priority. Therefore in the first phase, proposals of the Master Plan in respect of

improvements of the existing infrastructure like widening of the existing infrastructure like

widening of the existing roads(identified in the Master Plan) and improvement of the road inter

section, shall be taken up. Also , it is necessary that the existing utility projects like water

supply and under ground drainage schemes on hand has to be developed to its designed capacity

to precede the development.

Further, in the first phase, the on going schemes of the Urban Development Authority and

other developing agency shall be taken up. Also, development by private agencies may also be

encouraged, as provided in the U.D,A. Act.

The proposals of the bye-pass road on the eastern outskirts, To reduce traffic on the NH 17,

has to be taken up on priority. A comprehensive traffic and Transportation study is necessary.

In the second phase of developments all new transportation network shown in the Master plan

shall be taken up. Development of new areas in the outskirts shall also be taken up by the Urban

Development Authority and other agencies.

List of works identified that may be taken up as priority works in the first phase of

development.:

1. To take up widening of important roads in the central business district. They are

a) K.S.Rao road, (b) Nava Bharata circle to Jyothi circle via Bunts Hoste circle’

b) P.V.S. Circle to Lalbagh circle(d) Hampankatta junction to A.B.Shetty circle


144

c) Road linking Sulthan Batheri to Bunder via Bokkapatna

d) Improvement of Railway crossing near Mangaladevi Temple.

e) Road linking Mannagudda to Car Street via Gokarnanath Temple road.

2. To improve important junctions along National highway at Kuntikana, Nantur and

Kottara chowki. Hampanakatta and Bunts Hostel junctions also need improvement.

3. To take up additional water supply project for the projected population of 10.75 lakhs by

2021.

4. Completion of U.G.D. system

5. To take up comprehensive Transport survey to mitigate traffic problems.

6. To take up the proposed byepass road to link the NH 17 with the NH 48, NH 13 and the

State highways. Via the eastern out skirt to obviate entry of traffic in the city which are

not meant for the city.

7. Formation of a 18 mtr. Road from Kavoor Mahalingeshwara Temple to Derebail Airport

road via Helipad.

8. Formation of 18 mtr. Link road between NH 17 ( near Kulur bridge ) to Bajpe Airport

road along north side of Gurpur road.

9. Acquisition of land for Truck Terminals and Development

CHAPTER – VII

CITY DEVELOPMENT PROGRAMME

Proposals have been made to achieve the development of local planning area up to

2021 A.D. An attempt is made to estimate the cost of land required for development this


145

development will have to take up by various agencies like govt. agencies and public by

private participation.

The cost of land is varying for different area in the local planning area. But, average landcost

for various uses are worked out as under .

1). Residential uses :

The additional land proposed for residential developments up to 2021 is 3825 .12 Ha.

considering the cost of land / Ha as Rs. 50 lakhs/Ha, cost of land is 1912.56 crores of cost of

development per Ha is approximately 60 lakhs/Ha whereby cost involved will be 2295

crores. The total cost required will be 4207 crores. This is in addition to cost of UGD and

WIS/

For residential development, major portion of investment shall be private developers.

2). Public & Semi Public :

The Total additional land proposed is 218.71 Ha & the total cost of land involved will be

218.71 X 60 lakhs/ha = 131 crores.

3) Transportation & Communication :

Total additional land proposed for exception of new roads and major by pass road and

truck terminal is 569.77 Ha. Total cost of land for this shall be 569.77 X 60 lakhs/Ha= 342

crores. To this additional cost for development of road and truck terminal is not included.

This involves huge cost. But, considering the intensity of growth and the pace of

development the proposed roads & truck terminal needs to be taken up at top priority.

Creation of infrastructure should precede any economic development.

4) Public Utility :


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25 Ha of land is required for public utility such as landfill area for dumping of solid waste

land for power receiving station etc cost involved for land shall be 25 Ha X 60 lakh/ ha = 15

crores. This land has to be acquired by MCC. MESCOM Department.

master plan part 1

Documents