Need urgent info on Approved Plan v/s Working Plan

[sbhat]

Hi All,
I had searched in the forum but did not get the answer what i wanted.
I am planning to construct house on 30X40 east facing site. I approached the some architect. They said there would be two plan one is Approval Plan which will be given to Approval authority ( in my case it BMRDA and Gram Panchayatha) and one is Working plan. They are saying working plan can be entirely different than approved plan. Only thing is we should not violate the much on set back and height of the building. The authority will not bother about what you did inside the house but they are particular about the set back and height. Also they say it is OK if we can leave 2 feet set back on all sides. Also it depends on the neighbor, how much they left.

My questions are
1. Is it ok if the inside of the working plan is different than the approved plan.
2. Can stair case come in the Set Back area.
3. I heard that if we leave more space in one corner we can occupy the set back of the diagonal opposite side of the area.
4. If i change the inside plan will it be problem to get the Completion and Occupancy Certificate.
5. Will Bank people object to release the money in different phase.
6. I see many house which are built/building recently on 30X40 site and they left only 2 feet and less setback. Why it is like that ? Does it mean we can leave 2feet set back and still get the Completion and Occupancy Certificate. How did they got Completion and Occupancy Certificate ?
7. what would be the cost of
i. creating approval plan ( How much an engineer/architect will charge )
ii. getting the approval

Please answer all my question which will help me go forward.

Regards,
Sbhat

[ardesarchitects]

Hi
My questions are
1. Is it ok if the inside of the working plan is different than the approved plan.
Inside plan can be modified as long as your setbacks are maintained as per sanction plan
2. Can stair case come in the Set Back area.
No stair case/parking allowed in setback area
3. I heard that if we leave more space in one corner we can occupy the set back of the diagonal opposite side of the area.
No there is no such rule as such,you can touch back side left corner to compound as closed car garage with 10' ht only
4. If i change the inside plan will it be problem to get the Completion and Occupancy Certificate.
Not really
5. Will Bank people object to release the money in different phase.
Bank never pays loan amount in one shot .It pays in phases
6. I see many house which are built/building recently on 30X40 site and they left only 2 feet and less setback. Why it is like that ? Does it mean we can leave 2feet set back and still get the Completion and Occupancy Certificate. How did they got Completion and Occupancy Certificate ?
Leaving 2' all side is a violation.Its up to individual how you wanted to go with law.
7. what would be the cost of
i. creating approval plan ( How much an engineer/architect will charge )
Its the agents preparing the plans ,the fee will be approx 5k - 8k .
ii. getting the approval
Search forum for latest details about bribes and legal fees for sacntions.It varies from BBMP/BMRDA/PANCHYAT


Regards
Ar.praveen.N
Ardes Architects and Interior Designers
http://www.ardesarchitects.com
ardesarchitects@gmail.com

[sbhat]

Hi Praveen,
Thanks for providing the info. It is helpful.

My question 5 (Will Bank people object to release the money in different phase.) is will bank object to release money if there is change in the working plan than the approved plan. ( Inside and marginal outside)

Also i heard from this forum that 5% diviation is allowed. I donot know how this 5% calculated.

Regards,
sbhat

[m_d1982]

Hi,

I got my Buidling plan approval done in March from Hebbagodi Panchyat as i have a BMRDA approved site. In my case the approval plan was same as the Work plan.
Setbacks: Front toward the road (West facing) - Nil, North - 3 1/2 Feet, South - 2 Feet, Back (East) - 1 1/2 Feet.
Cost of Preparing the plan - I paid 20K to the architect which included ( Work plan, Approval plan, 3 D Elevation, estimate)
Cost for approval - 4.2K (Actual cost is only few hundreds)
Yesterday i had been to Panchyat office to get something called construction license, Axis bank rep was asking for the same. I have paid again 1.5K and should get it by today evening.

[sbhat]

Hi martin,
Thanks for the information.
I need some more info from you which may not be relavent for the forum user. So I had sent you an mail please respond.
Regards,
sbhat

[harishnb]

Hi All,

I was searching for the bye laws and found it at url: http://www.naredco.in/notification/pdfs ... yelaws.pdf
hope this helps.

[sriram]

If someone can answer my query below, it would be very helpful:
Is it possible to build a DUPLEX house of around 1000 sqft CARPET area in a 30x40 NW corner plot (30feet road on the corner sides) WITHOUT violating the BMRDA/BBMP byelaws?? Somehow, I am not able to see how one can build a livable house in 30x40 after leaving all the required setbacks (3 feet on either side; and around 8 feet (front+back); this makes the site 24*32 = 768 sqft).

GF : Hall+Living (300 sqft); Kitchen (85 sqft); Room1+Attached Bath1 (135+35 =170sqft); Total GF carpet ~= 550 sqft (Kitchen Utility in Setback Area)
FF : Room2+Attached Bath2 (170sqft); Room3+Attached Bath3 (170 sqft) Total FF carpet ~= 340 sqft (Balconies in Setback area)
Unusable/Wasted space : 50 sqft (Door openings; unavoidable space waste) + Internal Staircase
Parking : 1 car; 2 motorbikes;

Is the above configuration POSSIBLE with GF+FF duplex on 30x40 without violating the byelaws ??

Thanks in advance

[harish002]

Hi,

Is there any limitation for kitchens in each floor for sanction plan in 30x40 site