Envisioning the Church Street, Bangalore (Built Form and Regulations)

BUILT FORM AND REGULATIONS Church Street, Bengaluru

Masters of Urban Planning 2020

Deepa C Managooli PG190250 CEPT Unviersity

Contents

Section 1 Existing Built Form * Zoning * Built Form * Regulations

Section 2 Envisioning the Built Form * Proposed Plot Use and Ownership * Proposed Building Use and Height * Street Urban Form

Section 3 Land Use Zoning and Regulations Section 4 Peer Reviews

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Church Street | Bengaluru 24

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INTRODUCTION | ZONING

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BUILT FORM | STREET BEFORE & AFTER REDEVELOPMENT

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NAME - As it leads to Saint Mark’s Cathedral | LENGTH - 750m

Visuals showing 3D forms of the buildings along the Street

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The street leads to St. Mark’s Cathedral is the major tourist hot spot of the city is located in the CBD of 12 Bengaluru. Church Street18 is booming with office spaces in the recent times and has a lot of Restaurants, Cafes, Pubs and Clothing stores which keeps the street active in the evenings and on weekends24 24

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216 203 204 104 105 102 103 106 101 107

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BUILT FORM - The buildings on this street are commercialized in the recent years.

18 Most of the buildings are old and are G+3 & G+4 Structures enveloped with Alco bond and glass facades portraying the commercialization of the street 12 12

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Bible Society LIC Building

St Mark's Cathedral

Berrys Hotel Times of India

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Barton Centre

Virupakasha Hospital

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Plaza India Coffee House Gangaram's Book Bureau

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ZONING - As per RMP 2015, Zoning and Land Use Regulations Church Street falls under the Commercial Business Zone.

Abu Dhabi Band

Education Society

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Post Office

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Nilgiri's Super Market

State Bank of India

East Parade Church Mittal Towers HSBC Bank

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St-Joseph College

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St Joseph School

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Bible Society LIC Building

Field Marshal Cariappa Bhavan

Embassy Chambers

Shopper's Stop

StJoseph College

Kanteerava Stadium St Marks Hotel

Gallerie Lavelle Indoor Stadium

St Mark's Cathedral

Mallya Hospital

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Berrys Hotel

Hosmat Hospital

Wesley Church Indian Overseas Bank Sacred Heart Girls High School

Indo-American Hospital

Football Stadium

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ITI Regl & Corp Office

Times of India

Masjid

ABN Amro

BMP Office

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Barton Centre

LIC

Virupakasha Hospital

Bishop Cotton Complex

Sankarambal Nursing Home

12 Khodays

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Abu Dhabi Band

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Education Society 12

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India Coffee House Gangaram's Book Bureau

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Citibank NIIT

American Express Bank

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Manipal Centre

Cauvery Emporium

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Plaza

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Regional Provident Fund Commissioner 24

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30 Hosmat Hospital

WIPRO

First Commercial building of Brigade group

Church

Good Sheperd Convent

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Bishop Cotton School

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Asian Age

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Indian Institute of Montissary School

BCC Central Engg Workshop 12

St.Patrick Chruch

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Ajantha

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12 Bishop Cotton School

CDAC

Empire Restaurant and Lodging

Plaza Theatre converted into Metro building

Big Kids Kemp Hewitt

Baptist Church

KEB Office

Taj Residency

Oberoi

ING Vysya

Scotia Bank

Passport Office

Gateway

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Bank of India

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Raheja Towers

Fire Station

State Emporiums Gurjari (Gujarat)

Rex

United Breweries

Sports Authority of India

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Prestige Meridian

Central Shopping Mall

Galaxy Federal Bank

Post Office

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Van Public Utility Building

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Mahalakshmi Chambers

Mayo Hall

Corporation Bank

Raheja Chambers

Bhoruka Power Corporation Ltd

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Manipal Centre

Cauvery Emporium

Central Curzon Court Silk Board

Bowring Institute

Rotary Club of Bangalore

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North to Equator

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Bowring Institute

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Rotary Club of Bangalore

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East to the 75th meridian

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Proposed Land Use Analysis Description Area in Ha. Residential (Main) 21.86 Residential (Mixed) 8.86 Commercial (Central) 0.04 Commercial (Business) 146.03 Mutation Corridor Commercial Axes 3.23 Industrial High Tech 12 and Semi-public Public 42.09 Green (Parks & Open Spaces) 24.81 Traffic and Transportation 47.41 Public Utilities 0.30 Unclassified 70.95 Total 365.57

Raheja Chambers

% 5.98 2.42 0.01 39.94 0.88 11.51 6.79 12.97 0.08 19.41 100.00

Central Curzon Court Silk Board

BANGALORE DEVELOPMENT AUTHORITY

Post Office

Nilgiri's Super Market

State Bank of India

Rex

Prestige Meridian

Bank of India St-Joseph College

Canara Bank

St Joseph School

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Hewitt

BCC Central Engg Workshop 12

St.Patrick Chruch StJoseph College

Kanteerava Stadium St Marks Hotel

Gallerie Lavelle

Bishop Cotton School

Asian Age

30 BMP Office

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LIC Bishop Cotton Complex 12 Khodays

Sankarambal Nursing Home

Hosmat Hospital Football Stadium

ITI Regl & Corp Office

Masjid

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Mallya Hospital

Church

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Wesley Church Indian Overseas Bank Sacred Heart Girls High School ABN Amro

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Before

Good Sheperd Convent

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Church Street redeveloped in 2017

Indian Institute of Montissary School Shopper's Stop

Commercialized buildings ented out for start ups and

CDAC

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12 Bishop Cotton School

Ajantha Level Retail stores on Ground and Office spaces on upper floors

Field Marshal Cariappa Bhavan

Embassy Chambers

Big Kids Kemp

Passport Office Baptist Church

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ING Vysya

Scotia Bank

Commercialized buildings with lodging and pub

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Taj Residency

Oberoi

Fire Station

Gateway

KEB Office

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Raheja Towers

State Emporiums Gurjari (Gujarat)

United Breweries

Sports Authority of India

East Parade Church Mittal Towers HSBC Bank

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Central Shopping Mall

Galaxy Federal Bank

Post Office

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Van Public Utility Building

Corporation Bank

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Bhoruka Power Corporation Ltd

Mahalakshmi Chambers

Mayo Hall

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Hosmat Hospital

WIPRO

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Regional Provident Fund Commissioner

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Citibank 26 NIIT

American Express Bank

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Proposed Land Use Analysis Description Area in Ha. Residential (Main) 21.86 Residential (Mixed) 8.86 Commercial (Central) 0.04 Commercial (Business) 146.03 Mutation Corridor -

Existing Situation % 5.98 2.42 0.01 39.94 -

DEEPA C MANAGOOLI | PG190250

Church Street | Bengaluru URBAN FORM

REGULATIONS

Land Use and Zoning Regulations Zoning of Land Use and Regulations according to Revised Master Plan 2015 Volume 3

Regulations i) Permissible land uses: * Main land use category: C3 * Other land uses permissible (as main land use): R, I-3, T3 & U4 * If the road width is less than 12.0m and plot area is less than 240sq.m then, C2, I-2, R and U4 only are allowed.

Key Map Typology Analysis Restaurant and Lodging

Multi user Office Spaces

Office Building

FAR and Ground Coverage (12,000Sq.m) for Commercial Area Road Width

<9m

FAR

1.5

Coverage

55%

Setbacks for building height up to 11.5m & plot size up to 4000Sq.m

Empire Restaurant Ground Coverage - 83% Frontage - 0.5M Setback - No Setback No. of Floors - G+5

Brigade Gardens Ground Coverage - 55% Frontage - 10m Setback - 5m No. of Floors - G+3

Parisara Bhavana Ground Coverage - 50% Frontage - 20m Setback - 5m No. of Floors - G+5

Site Depth

Site Width

Site Depth

Right side Left side

Front side Rear side

Up to 6m 1m 0 1m 0 6 - 9m 1m on both sides 1m on both sides Above 9m 8% 8% 12% 8% Setbacks for building height up to 11.5m & plot size up to 4000Sq.m Height of building

>11.5m to 15m 15m to 18m 18m to 21m

Front, rear and side setbacks (Min in m.)

5m 6m 7m

INFERENCESEmpire Restaurant F.A.R - 4.1 Building Height - 18m Footpath Width - 2.5m Road Width - 4m

Brigade Gardens F.A.R - 2.2 Building Height - 12m Footpath Width - 2.5m Road Width - 4m

Parisara Bhavana F.A.R - 3 Building Height - 18m Footpath Width - 2.5m Road Width - 4m

* As per the regulations the FAR for the Commercial buildings is 1.5 with ground coverage of 55%, with the study of typology it is analyzed that the Ground coverage is followed as per the regulations. * Higher FAR is observed in the built form which could have been achieved through TDR Mechanism * Not all buildings have provision for Parking within the plot. On street parking is being utilized for vehicles. * The set back area is mostly zoned for the circulation within the plot for the movement of fire vehicle or as ramps leading to parking basement

Existing Situation DEEPA C MANAGOOLI | PG190250

Church Street | Bengaluru ANIL KUMBLE CIRCLE

Base Map

Road Hierarchy MGR

OAD

M G ROAD METRO STATION

CHUR

REET

B RIGA DE D

ROA

SAINT MAR K’S ROAD

CH ST

Plots

Proposed Zoning - Plot Use

Existing Situation DEEPA C MANAGOOLI | PG190250

Church Street | Bengaluru

Vision - To make the Cathedral as the element of focus and making Church Street more pedestrianized

Proposed Zoning - Plot Ownership

Proposed Zoning - Building Use

CU 1 -

CU 1 CMU 1 -

CU 2 -

CMU 1 -

CU 2 -

CMU 2 -

CMU 2 -

Proposed Zoning - Building Height CU 1 -

CU 1 -

Proposed Built Vs Open

CMU 1 -

CU 2 -

CMU 1 -

CU 2 -

CMU 2 -

CMU 2 -

CU 1 - Commercial Use 1 CU 2 - Commercial Use 2

CMU 1 - Commercial Mixed Use 1 CMU 2 - Commercial Mixed Use 2

Envisaged Built Form

DEEPA C MANAGOOLI | PG190250

Church Street | Bengaluru Existing Scenario * At present the St.Mark’s Cathedral is camouflaged with the new commercial buildings which hinder the presence of the Cathedral in this locality * The commercial buildings around the cathedral are higher than the cathedral * Church Street has a mix of activities with pubs, cafe, restaurants, office spaces and retail outlets and the zoning of these activities is missing * Not all buildings have utilized the FSI completely on this street

View from Brigade Road

Proposed Urban Form for Church Street Envisioned Scenario

View from St. Mark’s Road

Vision - To make the Cathedral as the element of focus and making Church Street more pedestrianized * The adjacent plots to the Cathedral will have low rise buildings and the buildings closer to the metro station will be high rise. * The street to be widened enough to get the axial view of the cathedral from Church street * The activities are zoned with the regulations being mandate for the building uses. The office spaces which can go high rise lie close to the metro station. Supplementing to it are the cafe and pubs and retail outlets closer to metro station. Towards the church only low rise are allowed so that Cathedral will be highlighted in terms of built character.

Envisaged Built Form DEEPA C MANAGOOLI | PG190250

Church Street | Bengaluru Church Street in the present day

Commercial buildings obstructing the view of the Cathedral

Envisioned character for the street - European streets leading to Churches The envisioned built form to be low rise near the cathedral as the form visually draws the focus on the low rise contrasting old structure View 1

The street to be widened to get the axial view of the cathedral along the Church street

View 2

Envisaged Built Form DEEPA C MANAGOOLI | PG190250

Church Street | Bengaluru

Land Use Zoning & Regulations DEEPA C MANAGOOLI | PG190250

Church Street | Bengaluru

CU 1 / CU 2 CMU 1 CMU 2

Land Use Zoning & Regulations DEEPA C MANAGOOLI | PG190250

Church Street | Bengaluru

Land Use Zoning & Regulations DEEPA C MANAGOOLI | PG190250

Church Street | Bengaluru

Land Use Zoning & Regulations DEEPA C MANAGOOLI | PG190250

Church Street | Bengaluru

Learnings* The classification of the zoning mentioned in the regulations had to be mentioned even on the maps for a better clarity of the proposed zoning

Learnings* The map indicates the maximum built up area for all the plots. The built up area for these plots will vary according to the individual ground coverage which had to be mentioned while explaining it to the peers.

Learnings* The vision statement had to be highlighted * The issues in the existing scenario is highlighted in the streets visuals

Peer Reviews DEEPA C MANAGOOLI | PG190250