Building plan approval (sanction) is granted by BBMP for properties within its limits, and by BDA or the relevant planning authority for layouts under their jurisdiction. It is required before construction, extension or significant alteration, and it is the foundation of the occupancy certificate, the property-tax assessment and the property's marketability. Sanction is granted under the zoning regulations and building bye-laws — plot size, road width, setbacks, floor-area ratio, height and use — and is available only for regular (A Khata) properties in approved layouts, subject to land-use.
Who this is for
- Developers and builders of residential, commercial and mixed-use projects
- Individual owners building or extending on their own site (see also the build journey)
- Owners needing plan alteration for changes during construction
- Landowners seeking layout approval for a parcel being developed into sites
When you need it — common situations
Before construction
Fresh sanction for a new building.
Extension or additional floors
Fresh sanction or alteration depending on extent; existing sanction and tax record must be in order.
Deviation during construction
Plan alteration approval before completion, where the deviation is within permissible limits.
Developing land into sites
Layout approval from the competent planning authority; Khata for the sites follows.
What Marvel does
- Eligibility assessment: Khata status, layout approval, land use/zoning, road width, dimensions, tax status — before drawings are commissioned
- Assembly of the ownership and record documents the application requires
- Coordination with your registered architect/engineer on drawings that meet the bye-laws
- Online application on BBMP's building-plan approval system (or the relevant authority), fee computation and payment
- Response to scrutiny remarks and technical queries; follow-up at the zonal office
- Plan alteration, layout approval and related NOCs (fire, airport height, BWSSB/BESCOM where applicable)
- Post-sanction: commencement, completion/occupancy certificate support and first property-tax assessment
Documents and information usually required
- Registered title deed and chain
- Khata certificate and extract (A Khata), e-Khata
- Latest property-tax-paid receipt; Encumbrance Certificate
- Survey sketch / site plan; layout approval or conversion order
- Architect's drawings and certificates in the prescribed format
- Owner identity; co-owner consent; for companies, board resolution
- NOCs as applicable to height, location or use
Step-by-step process
Eligibility
Written note on whether sanction is achievable and under which parameters.
Documentation & drawings
Record set assembled; drawings prepared by the architect to the bye-laws.
Application & scrutiny
Online filing, fee payment, technical scrutiny, responses to remarks.
Sanction
Sanctioned plan and permit; conditions noted for construction and completion.
Timeline and fees
Timelines depend on the site, the completeness of the file and scrutiny; we give a project-specific estimate after the eligibility check rather than a generic number. Sanction fees, betterment and other statutory charges are computed on the proposal and paid to the authority; our fee is scoped per project.
Send us the situation in a couple of lines. We will tell you what applies — and if it is something you can do yourself.
Common problems we see
- Sites in unapproved or partly approved layouts, or B Khata sites, submitted as if regular
- Road width or setbacks that do not permit the intended building
- Tax arrears or Khata not in the applicant's name
- Drawings prepared before eligibility was checked, then redrawn
- Deviations during construction that block the occupancy certificate
Why Marvel Consultants
- We assess eligibility before you spend on drawings — and say no when sanction is not achievable
- A decade of BBMP zonal-office work: we know what scrutiny asks for
- One team for the record, the application, the follow-up and the post-sanction steps
Frequently asked questions
Can I get BBMP plan sanction on a B Khata property?
Generally not; sanction requires a regular (A Khata) property in an approved layout with permissible land use. Eligible B Khata properties can be converted first (see our conversion service); for others we explain the position honestly.
Who applies — the owner or the architect?
The application is in the owner's name and is filed with drawings and certificates from a registered architect/engineer. We manage the government-facing process and coordinate with the architect; we do not prepare architectural drawings ourselves.
What is the difference between plan sanction and an occupancy certificate?
Sanction permits construction as per the approved plan. The occupancy certificate (OC) is issued after completion, confirming the building conforms to the sanction and is fit for occupation. Deviations beyond permissible limits block the OC — which is why we advise on alteration approval during construction.
Do I need to visit your office to start?
No. Most matters start with a call or WhatsApp and photographs of your documents. We meet at our Yeshwanthpur office or at the property when a physical inspection, signature or original document is needed.
How are your fees structured?
A fixed professional fee agreed before work starts, quoted after a free first assessment of your documents. Government fees, stamp duty and statutory charges are separate and paid to the authority. We do not quote a headline price for complex matters because the work depends on what the records show.