plan build support

8/9/2019 Plan Build Support

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Choosing your plot

The importance of selecting a piece of land that

works well for you cannot be overemphasised.

Do you need to make room for a garage? Is

someone in the family fond of gardening? Landareas are described in square feet or metres. In

some places, they are referred to as cents, or

grounds.

Location

Your home will form the centre from which all your

pursuits professional and personal diverge. Make sure

that it is conveniently located from -

Your workplace

Your childrens' school

The railway station , airport, bus station

Markets, hospitals

True, it would be wishful thinking to have all of these at

stone's throw, but then it is a matter of priorities!


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The title deed

See the ti tle deed of the land you're going to buy. Confirm

that it is in the name of the seller who is fully vested with

rights to sell. Insist in seeing the original and not the Xerox

of the deed. Have it examined by a lawyer. Some checks -

Has the seller permit ted access to others through his

land?

Is there any aspect of the land tha t the seller has kept

discreet?

Ask to see the previous deeds of the land that the

seller would have, it would give you a clear history of

all dealings.

Have your home duly registered to complete all legal

requirements.


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Money

How much can you afford to set aside from yourmonthly income and savings? To what extent (readamount) can you arrange financial assistancethrough a home loan? Put these together and you

have the budget for your home. This of course, goesinto 2 aspects - buying a plot of land, and the actualcost of construction.

For purposes of

estimation, you can

work withcost-per-

square- foot of

construction. This

varies from place to

place, check with

prevailing rates in

your locality. It also

depends on thefinish you want and

how much you can afford to spend.

Grade 1: Rs 600 - 900 / sq ft

- Grade 2: Rs 400 - 600 / sq ft

- Grade 3: Rs 300 - 400 / sq ft

The amount you arrive at will be spent across Materials & Labour

largely, plus a lit tle extra for miscellaneous expenses. The

standard distribution costs across these 3 heads are -

Material cost 60% : Labour cost 30% : Other costs 10%

If your budget works out to 10 lakhs, you'd be spending 6 lakhson materials alone, 3 lakhs on labour costs and a lakh on

miscellaneous expenses.

The figure here shows in greater detail how much each activity of

your construc tion wil l cost you. You'd be able to derive for

example, that cement amounts to 10-14% of your overall cost.


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Design fee for engineer/architec t: 3-5%

Labour contractor for concrete: 6-10%

Layout & excavation: 2-4%

" Water: 0-2%

Soil: 1-3%

Cement: 10-14%

Sand: 3-5%

Bricks: 8-10%

Stone aggregates: 4-6%

Steel rods: 3-5%

Doors & windows: 6-8%

Shuttering/formwork: 2-4%

Borewell: 2-4%

Plumbing & sanitation: 6-8%

Electrical works: 4-6%

Flooring: 3-7%

Painting: 6-12%

Boundary wall & main gate: 1-3% Others: 6-8%

* Rates as per construction costs in 2007

How much do I spend and when?

You're obviously not going to need all the money at one go.

It is impo rtant that you know just how much you'll need at

each stage as you see your dream home take shape. You can

thus actually plan your finances through the course of

construction.

Excavation, concrete for foundati on and plinth : 15% Superstructure concrete & brickwork: 25%

Roof slab: 15%

Flooring: 5%

Plastering & painti ng: 10%

Doors, windows & woodwork: 13%

Water supply, sanitary fittings, electrification, others: 17%


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When building a home, think both shortand long-term.What are your current requirements of space and facilities,how would they change in the years to come? Perhaps youcould construct the ground floor for now and always buildon it in future. Your requirements would have grown,and so

would your budget!

Keepthe design simple, the emphasis should be ondurability rather than simply appearance.

Make use of locally available materials, saves you cost andtime.

Spare a thought for our vanishing natural resources, theyare not going to last forever. Harness the power of the sun,the wind as sources of energy, look at eco-friendlyalternatives to wood, save water by rainwater harvesting.These arejust a few examples, you want your house to lastfor generations, what kind of a world would you want yourchildren to live in?

Standardise, standardise, standardise. Useall materials,elements - doors, windows,openings etc. in standards sizes.

Stock your material at site in just as much quantity as you'dneed for the work to proceed without a hitch. Do not hoardmaterials in large quantities.


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Vaastu

Remember, a house constructed as per the

principles of Vaasthu will definitely yield

good results and lead to a happy life for its

residents. Also that Vaasthu is more than theplacement of a window or door during con

struction of the house. The science works on

the basic principle that the earth or soil is

actually alive, and that all living or organic

creatures emerge directly from it . This life

force with the earth is called Vaasthu, and all

objects placed on it share this life force.

Let me clarify, Vaastu is -

Rational

Yes, Vaasthu is a systematic study of the impact of the

rays of sun on the earth. The conditions caused by

such an effect greatly influence the planning and

construction of a house. Vaasthu reads the

characteristics of houses and explains their influence

on its residents in a scientific manner. Vaasthu is

rational.

Practicable

Yes, Vaasthu can actually be put into practice to result

in happy, prosperous lives for the residents of a house.

Those of you who want to cons truct a house simply

need to observe the characteristics of an ideal house

prescribed by Vaasthu. Its' guidelines can be put to use

for correcting flaws in already-buil t houses too! So

there, apply Vaasthu and reap the advantages!


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Nw NORTH NE

SW w SE

Permanent

Yes, Vaasthu is based on properties of the earth that

are permanent, unchanging. Consider this; the earth

has been revolving around the sun for millions of

years, and due to its magnetic proper ties a compass

always points North. Likewise, Vaasthu is a permanent

feature of the earth, its effects therefo re are for ever.

Utilitarian

Can any science which is not beneficial to mankind be

considered useful ever? By creating comfort , ease in

habitation and happier lives, Vaasthu has proven its role

in add ing value to society.


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Universal

Ou r fa i th in Vaasthu is founde d on the ti es between the

earth and the sun . Derived f rom su ch origins, Vaasthu

and its inf luenc e on man cannot bu t be universal .

Vaastu in legend

Once upon a time, a king named Sankhu lost his empire in warwith his enemies. On the advice of the celestial voiceAkasavani, he performed penance on a hil l situated to thewest of a lake in his kingdom. His prayerswere answered andsoon he was successful in regaining his lost kingdom. What welearn from this is that there must be an elevated terrain to thewest of the house.

In the epic Mahabharata, VedaVyasa cites the root cause ofthe great battle as the Maya Sabha. Maya Sabha, meaning

royal assembly was built by Maya the divine architect in theshape of a perfectsquare, with a perimeter measuring 10.000cubits.

Have you wondered?

Q. Why Commercia l Street in Bangalore is such a

sure-winner for all businesses based out of its busy

street?

A. Commercial Street extends to the west and the

east, sloping do wn in both di rections. Kamraj Road

that lies on its eastern boundary, extends towardsnorth and south, sloping towards north. You'll find

also that all roads adjoining Commercial Street

slope towards the north - Mariamma Koel Cross

Road, Laxmana Modaliyar Road, Narayana PillayStreet, Jewellers Street, and Masjid Street. All roads

tend to 'raise' Commercial Street to its zenith,

thereby affecting favourably the fortunes of those

who work out of here.


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The 8 directions of Vaastu

There are 8 directions that apply to every plot or a house-

Lord

Kuber

N

W E

S

Lord

Vaayu

Lord

Varuna

Lord

Rakshas/

Nirtuthi

Lord

Yama

Lord

Easwar& Esana

Lord

Indra

Lord

Agni

East, governed by Lord Indra

South East, Lord Agn i

South, Lord Yama

South West, Lord Rakshas or Nir tuthi

West, Lord Varuna

North West, Lord Vaayu

North, Lord Kuber

North East, Lord Easwar or Esana

Every direct ion has a distinct influence on the house. If

they are all put to proper use (read as per Shastra), the

8 lords, the Ashta Devas will usher health and prosperity in the household.


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Select your lucky direction!

By direction, we mean the direction which the main

door of the house faces. If not the main door, at least

one other door should be in this direction. Pick your

direction as per your birth star below -Aswini - East, North

Bharani - South

Krithika - South

Roh ini- South, West

Mrigasira - South, West

Arudra - North , West, South

Punarvasu - North , East, West

Pushya - Nor th, East

Aslesha - East

Makha - South, East, North

Purvaphalguni - South, North

Uttaraphalguni - South, West, North

Hastha - West, South

Chitra - North, West, South

Swathi - North, West

Visakha - North, East, West

Anuradha - East

Jyeshta - South, East

Moola - South, North, East

Purvashada - South, West, North

Uttarashada - West, Nor th, South

Sravana - North, South, West

Danishta - North , West, South

Sathabhisha - North, West, East

Purvabhadra - East, WestUttarabhadra - South, East

Revathi - South, East


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Or if you were to go by the signs of the zodiac -

Aries - North

Taurus - South

Gemini -Wes t

Cancer - East

Leo - NorthVirgo - South

Libra-West

Scorpio - East

Sagittarius- North

Capricorn - South

Aquarius -Wes t

Pisces - East

Why is the North-East direction so important in planning?The North-East is the most beneficial among the 8 directions.

The lord of this direction is Easwar, the omnipotent whobrings all blessings to the residence. Do not have toilets, storeroom or kitchen located in this direction of the plot. Havemore openings on the walls facing this direction; do not blockor close this direction.

'Do not place the head towards North while sleeping'. Is this

true,andwhy?An age-old maxim of Vaasthu lays down that the head should

never be to the North while sleeping. Medical science clarifiesthat if the head is placed to the North, blood circulation tovarious body parts is affected, causing migraine and disturbedsleep. If not always practicable therefore, it is better to orientthe head towards south or east, but ever to the north or west.

Do I have to be a Hindu to derive the benefits of Vaasthu?

No, Vaasthu is secular anduniversal. Just asthe elements, fire,air, space, earth, and waterplace no restrictions on their users,so also does the practice of Vaasthu throw its tenets open tomankind at large.


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Does my house have an energy field?

Yes.The morning sunrays have abundant positive energy

which is useful to th e body. The evening rays however carry

negative energy that tires us. Likewise, Vaasthu Purusha takes

his breath fr om th e North-East direction; th e energy received

here is carried to th e South-West direction to be stored. The

NE serves as the posit ive pole and SW as the negative pole ofth e earth's magnetism. When building your house, take care to

have wide openings on the NE side and small openi ngs on SW

side.

The North and East are very importan t sides for the energ y

field of your house. They facilitate rec eption of cosmic energy,

soter energy and mag netic energy.

Is there a go od day to begin my construction?

Leave alone const ruct ion, any go od work is to be commenced

at an auspicious ti me so that completion to o will be to

schedule. Pooja performed before beginning construction

works, the Vaasthu Pooja is wi th the intention of propitiating

the Vaasthu Purusha. It marks 3 si gnificant mil estones -

At foundation laying

During fixing the main door

On completion of work, on occasion of housewarming

(gruhapravesha)

Parts of your house-

What comes where

Below are described some simple rules in the placement

and orientation of the elements of your house. Do guard

however against generalizations, it would be prudent to

consult the Vastu expert in arriving at a decision.

Windows

Staircase

- Well


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Keep the direction of movement along the steps -

From North to South or,

From East to West when the steps abut or lead away

from a Southern wall.

For any linear staircase, steps can proceed either from

East to West or from North to South. The steps can

also thereafter turn in any direction.

W i P

Spiral Staircases

When a house faces East-West in the southeast orwhen it faces North-South in the northwest,aspiral staircase is recommended. In no instanceshould a staircase be provided in northernoreastern northeast.

Well

Take great care in sinking a well or bore well at site. The

ideal place is the Northeast. It can be either square or

round in shape below the ground, but above the

ground keep it to a simple circle. Any corner in its

profile may exercise a diagonal effect which is not a

desirable feature. Do keep the floor level of the platform

around the well to a lower elevation that the plint h of

the house.

Hearth/Oven

The most ideal place for the hearth is the southeast

ern corner of the house. In no circumstances shouldthe hearth be located in the northeast.


16/23

Use the rooms in southeast and northwest for the

kitchen, rather than those in the east, south, west or

north directions.The reason is simple. You'll have

sunlight streaming into the kitchen morning and

evening, keeping your kitchen free from odour and

dampness. It also subdues harmful insects from

entering the kitchen . The rays of the sun also help inpreserving vegetables, cooked food and pickles. Truly,

an instance of age-old wisdom founded on natural

science

Pooja room

The sun is the soul and gu iding figure of the practice of

Vastu. One should pray therefore by facing West from

the East, oriented in the resourceful direction of the sun.

Bedrooms

The bedroom is the 'heart of the house', the resting

place for the body and mind, where we spend a good

amount of time when at home. Southwest is the most

beneficial of all the directions, the master bedroom

should invariable be located in the southwest. It can be

provided in the southeast, and northwest too.

Cupboards

When necessary to have cupboards in bedroom or hall,

have them in the eastern wall preferably.When they are

a necessity on all sides of the room, leave the

northeastern corner blank.


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Bathrooms

Bathrooms are generally constructed either outside the

house, as attached rooms to the bedrooms , or for

common usage within the house. For bathrooms inside

the house, eastern and northern rooms are the most

ideal. Attached bathrooms can be towards - east or north of the south western bedrooms.

south of north western bedrooms

west of south eastern bedroom.

Where the ba throom is exterior to the house, the space

between the house and the bathroom should be less

than that between the bathroom and compound wall.

Overhead tank

The overhead tank can be constructed in southwest,

northwest or southeast corners. If an overhead tank is

to be provided in the northwest or southeast, makefor a small room in the sou thwest on the terrace; also

ensuring that the height of the room is more than

that of the tank.

If an overhead tank is located to the southwest, any

structure of any type, can be built in any corner of the

terrace.

Toilet and septic tank

The septic tank can be sunk in the east or north ; avoid

having it in any other direc tion. The direct ion of the WC

should invariably be to the north or the south; andnever to the east or west.


18/23

Glossary

An A to Z dictionary of terms that you might encounter

and need to clarify in all the legalese.

A

Agriculture'includes horticulture, farming, growing of crops, fruits, vegetables,flowers, grass, fodder, trees of any kind of cultiva tion of soil, breeding and keeping

the live stock includi ng cattle, horses, donkeys, mules, pigs, fish, pou ltr y and bees,

the use of land which is ancillary to the farming of land or any purpose aforesaid

but shall not include the garden, attached to a residential or non-residential

building.

'Alteration' means a change from on e 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 construction of, cutting in to or removal of any wall,

partition, column, beam, joist, floor or other support, or a change to or closing of

any required means of ingress or egress.

apartm ent' means a room or set of rooms, which is occupied or which is i ntende d

or designed to be occupied by one family for living purposes.

Applican t" means and incl ude every person wh o gives notice t6o the authority ofhis intention to erect or re-erect or alter building.

Authority' means the Commissioner of the Corporation of the City of Bangalore or

an official wh o is delegated wi th the powers of sanction of building licences,

hereinafter called the 'Authority'.

Bbalcony' means horizontal projection including a handrail or balustrade, to serve

as passage or sitting out place.

Basement Storey or Cellar' means any storey which is partly or wholly below the

level of the centre of the adjoining road in the front. The basement storey should

not project more than one mtr. Above this road level.

Building includes

a house, out-hous e, stable, privy, shed, hut, wel l, verandah, fixed platform,

plinth, door step and any other such structure whether of masonry, bricks,

wood, mu d, metal or any other material whatsoever;

a structure on wheels simply resting on the ground without foundation

a ship, vessel, boat, tent and any other structur e used for human habit ation or

used for keeping animals or storing any article or goods.


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Building line' means th e line up to which the plinth of building may lawfully

extend on a street or an extension of a street and includes the line prescribed , if

any, in any scheme.

c'Chajja'- means a continuous sloping or horizontal projection provided over

opening or external wall to provide protectio n fo rm sun and rain.

Chimney' - means a structure usually vertical co ntainin g a passage or flue by

which the smoke, gas, etc., of fire or furnace are carried off and by means of which

a drought is created.

Common wall means

A wall built on land belonging to adjoining owners, the wall being the jo int

property of bo th owners.

If tw o adjoining owners each build a dividing wall on their property, they are

not common walls and no part of the footings or either wall shall project on to

the land of the adjoining owner, except by legal agreement between the

owners.

Any such common'or 'dividing'wall shall be c onsidered for the pur pose of these

bye-laws, as being equivalent to an external wal l as far s the thickness and

height are concerned.

Court Yard-means a space open to th e sky, enclosed or part ially enclosed by

buildings, boundary walls, or railings It may be at ground floo r level or any otherlevel within or adjacent to buildings.

Covered Area-area covered by a building/buildings imm ediately above plinth

level, but does not incl ude the space covered by

Garden, rockery, well and well structures, plant, nursery, water pool, swimming

poll (if uncovered) platform around a tree, tank fountain bench wi th open to p

and unenclosed sides by walls and the like

Drainage, culvert, conduit, catch-pit, gully-pit, chamber, gutter and th e like; and

Compo und wall, gate, unstoreyed porch and portic o, slide, swing, uncovered

DDensity - means concentration of population expressed in terms of number

persons per hectare in a part icular area.

Detached building - A building, the walls and roof of which are independent ofany other building wi th open spaces on all sides.

Developments - Developments wi th its grammatical variations - means the

carrying out of building, engineering, mining or other operations in, on , over or

under land or 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.

stair-case watchman booth, pum phouse , areas covered by chajja and the like;

Cross wall - means an internal wall within the building up to the roof level or lintel

level.


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Development plan-Outline Development Plan or Comprehensive Development

Plan prepared under the Kar natakaTown and Country Planning Act. 1961 and

includes Town planning schemes or plans relating to the Outline Development

Plan or Comprehensive Development plan prepared under the above Act.

Drain - Any pipe or other construction emanating from a plumb ing fixture unit,

traps, gullies, floor traps, etc. which carries water or waste water in a b uil ding

drainage system.

Drainage-the removal of any waste liquid by a system constructed for this

purpose.

EExit - A passage, channel or means of egress from any floor to a street or other

open space of safety

External walls - An outer wall of the building not being a partition was even

thoug h adjoining to a wall of another building and also means a wall abutti ng on

an interior open space of any building.

FFloor - The lower surface in a story on which one normall y walls in a bui ldi ng. The

general term 'Floor' unless otherw ise specifically men tio ned shall not refer to a

'Mezzanine Floor'.

Ground Floor-means the floor immediat ely above the level of the adjoini ng

ground on all sides, or above the ba sement floor.

First Floor-means the floor immedi ately above the ground floor, on which

second and other floors follow subsequently.

Mezzanine Floor-A mezzanine floor is any intermedi ate floor between tw o

floors above grou nd level accessible only fro m the lower floor. The area of the

mezzanine restricted to one third of the floor area of that floor.

Floor area ratio (FAR)- The quoti ent ob taine d by div idin g the total covered area

on all floors by area of the plot;

FAR = Total covered area on all floo rs

Plot area

Footing-means the projecting courses at the base of a wall to spread the weight

over a large area.

Foundation-That part of structure which is below the lower most and which

provides support for the superstructure and which transmits load of the

superstructure to the bearing strata.


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GGroup Housing-Group of multistoreyed housing for more than one dwelling

unit where land is owned jointly (as in the case of co-operative societies or

the public agencies such as local aut horities or housing boards, etc.) and the

construction is undertaken by one Agency/Authority.

Garage-A structure designed or used for the parking of vehicles.

Government - Government means the State Government.

HHabitable Room-A ro om occupied or designed for occupancy by one or more

persons for study, living, sleeping, eating, k itchen - if it is used as a living

room, but not including bath rooms, water closest compartments, laundries

serving and storage, pantries, corridors, cellars, attics and spaces that are not

used frequently or during extended periods.

Height of building-The vertical distance measured in the case of flat roofs

from the level of the adjoining road in the front of the site to the top of the

roof and in the case of pitched roofs up to the point where the external

surface of the out er wall intersects a finished surface of the slopi ng roof and

in case of gable facing the street. The midpoint be tween t he causes-level and

the ridge, Architectural features, serving no other function except that of

decoration shall be excluded for the purposes of measuring height, watertank, chimneys, lift room and parapet are also excluded for the purpose of

measuring height.

High rise Buildings-Building wi th more tha n four floors, i.e.. Ground Floor +

three floors and above requiring the provision of a lift shall be considered as

high rise buildings for the purposes of these bye-laws.

Hut - means any building which is constructed principally of wood , mu d ,

leaves, grass or thatch and includes any tempora ry structur e of whatever size

or any small building of whatever material

LLicence-A permissi on or authorizations in writing by the authority to carry

work regulated by the bye-laws.

Loft-means a residual space above normal fl oor level, which may be

constructed or adopted for shortage purposes.

NNon-combustible materials-A material which neither burns nor gives off

inflammable vapours in sufficient quantity to ignit e a pil ot flame.


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oOccupancy or use group- The principal occ upancy for which a building or a

part of the building is used or intended to be used. For the purpose of

classification of a bu ildi ng according to an occupancy. An occupancy shall be

deemed to include subsidiary occupancies which are contingent upon it.

Open space- an area forming an integral part of the pl ot left ope n to sky.

Owner- includes the person for the ti me being receiving or entitled toreceive, whet her on his ow n account or as an agent, po wer of attorney holder,

trustee, guardian, manager or receiver for another person or for any religious

or charitable purposes, the rent or profits of th e property in connection wi th

which the w ord is used, mor tgagee in possession.

PParapet- a low wall or railing built along the edge of a roof or floor.

Parking space- An area enclosed or unenclosed covered or open sufficient in

size to park vehicles toget her wi th a drive-way connecting th e parking space

wit h a street or any public area and permitting the ingress, egress of the

vehicles.

Penthouse- a covered space not exceeding 10 sqm on the roof of a building

which shall have at least one side completely open.

Person- includes any body of persons corporate or i ncorporate.

Plinth- The portion of a structure between the surface of the surrounding

ground and surface of the floor immediately above the ground.

Plinth level- the level of the floor of a building immediately above the

surrounding ground.

Plot or site- A parcel (piece) of land demarcated by definite boundary and

includes all th e land within th e curtilege of the building and forming its

appurtenance, such as out buil dings, yard, court, op en space, and garden

attached thereto intended to be occupied therein, other than land use,

allotted or set apart for any street, lane, passage, pathway, or ot her common

purposes.

Corner plot- Plot facing two or more intersecting streets.

Porch or portico- a roof cover supporting on pillars or cantilevered projectionfor the purpose of pedestrian or vehicular approach to a building.

RRoad width- means the distance between the bound aries of a road or street

including footways and drains measured at right angles to the direction of

such road or street, opposite to the centre of th e plot.


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Room height- the vertical distance measures between the finished floor surface

and the finished ceiling surface, where a finished ceiling is not provided, the

underside of joists or beams or tie-beams shall dete rmin e the upper point of

measurement.

Registered Architec t / Engineer / supervisor / A qual ified

Architect/Engineer/supervisor registered by the authority.

Head room- where a finished ceiling is not provided, the lower side of the joists or

beam or tie-beams shall determine the clear head room.

Row housing- row of houses attached to each other by a common wall wi th only

front and rear open spaces.

sSemi-detached building-buildi ngs on to w plots attached to each other by a

common or adjacent wall wi th open spaces (set backs) on three sides.

Set back line- a line prescri bed under these bye-laws beyond whi ch nothing can

be constructed towards the plot boundary.

Stair case room- a room accommodating the stair for the purpose of providing

protection from whether and not used for human habitation.

Storey-The space between the surface of one floor and the surface of the floor

vertically above or below.

TTo abut- means in relation to th e building or any portion of it to touch th e road

boundary or the adjoining plot or building.

To erect- means to construct a whole or part of a new building on any site

whether previously built upon or not including to make additions to an existing

building.

wWater closets- A privy wi th arrangements for flushing the pan wi th water but does

not include a bathing room.

zZoning regulations- Regulations issued along wi th the development plan of the

city prepared under the Karnataka Town and Country Planning Act, prescribing

the uses permissible i n different land use zones, the open spaces around

buildings, building coverage, floor area ratio, height of th e building, parking etc.

plan build support

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