Pre-construction approvals · Regulatory compliance
Every approval,
from concept
to completion.
Thyavanagi Associates secures the statutory approvals a project in Bengaluru needs, from the Fire Department, Airports Authority, MoEF, Pollution Control Board, BESCOM and the local authorities. Our in-house planning and compliance team handles every file from the first submission to the final certificate at your office.
Three decades of approvals in Bengaluru
Led by T. N. Bhaskar, whose team has completed more than 4 million sq. ft. of built-up area through planning, compliance and construction.
Read our story → Core competenceOne team, every department
We coordinate to get the documents and certificates for approval delivered to your doorstep.
How we work → ClientsTrusted by Indian corporates and multinationals
Both pre- and post-construction approvals for high-rise buildings in Bangalore in particular, and across Karnataka in general.
Who we serve →Pre-construction
The approval path for a typical project
Most developments in Bengaluru pass through these three stages before construction begins. We plan the sequence at the outset so that one clearance never holds up the next.
Title & land use
- Khata transfer, amalgamation or bifurcation
- Change of land use
- KIADB allotment conditions for industrial areas
Statutory approvals
- AAI height clearance
- Fire NOC
- Environmental clearance (MoEF / SEIAA)
- KSPCB consent for establishment
- BWSSB and BESCOM
Plan approval
- Building sanction plan
- Commencement certificate
- Approvals from KIADB, BDA, GBA and BMRDA
Authorities
The departments we interact with
Thirty years of expertise with the same departments means we know what each one asks for, in what form, and how long it takes. Your project moves without avoidable delays.
Good design is not just about buildings. It is about creating spaces that comply, perform, and contribute to a better tomorrow.T. N. BhaskarFounder PrincipalThyavanagi AssociatesJoint Managing DirectorHabitat Ventures Private LimitedPresidentCREDAI Karnataka
About us
Approvals and compliance, backed by an architect
A Bengaluru firm with an in-house planning and compliance team that represents its clients before the government departments that approve their projects.
The firm
An approvals practice with an architect's eye
Thyavanagi Associates is headquartered in Bengaluru and works across the city and the wider state of Karnataka. We provide architecture, construction management and liaison services to Indian corporates and multinational companies.
Our core work is securing pre-construction approvals and keeping projects compliant afterwards: licences, approvals, permits and NOCs from state and central government departments. Each assignment is handled personally and completed on a committed timeline.
Our team works across both the pre-construction and post-construction stages, and knows the regulations, rules and bye-laws of the local authorities in detail. Because the team is led by an architect, drawings are prepared to satisfy each department the first time, which saves our clients weeks of resubmission.
Founder Principal
T. N. Bhaskar
Founder's profile
Thirty years across pre-construction and post-construction
T. N. Bhaskar brings more than 30 years of experience in the construction line, as an architect, compliance consultant, builder and developer, and as an office bearer in developers' and architects' associations.
At Thyavanagi Associates, he heads a team responsible for planning, regulatory compliance and construction in real estate development, covering approvals before ground is broken and in-house compliance until the building is occupied.
He keeps current with the requirements of local authorities, the Fire Department, the Airports Authority, the Ministry of Environment and Forests, the Pollution Control Board and BESCOM, among others. Clients rely on that knowledge to get projects approved without avoidable delays.
In that time he has been involved in the construction of more than 4 million sq. ft. of built-up area in Bengaluru and its surroundings, covering residential, commercial, institutional and mixed-use developments.
Approach
Four principles behind every project
They guide how we draw, how we file, and how we run a site.
Regulatory clarity
We read the rules before we draw the lines, so every design starts out approvable.
Practical execution
Plans that work on site, budgets that hold, and schedules that account for each department's timeline.
Collaborative leadership
Architects, engineers and liaison staff work as one team, with a single point of contact for you.
Sustainable development
Buildings that meet environmental norms and serve the city and the people who use them for decades.
Key regulatory knowledge
Departments we know well
Current rules, byelaws and submission formats for each authority a building in Bengaluru must satisfy.
- LALocal authorities and building bye-laws
- FireKarnataka State Fire & Emergency Services
- AAIAirports Authority of India, height clearance
- MoEFMinistry of Environment, Forest and Climate Change
- PCBKarnataka State Pollution Control Board
- BESCOMPower supply and electrical clearances
- BWSSBWater supply and sewerage connections
- KIADBIndustrial areas, including EPIP Whitefield
- NewLatest regulations, amendments and rules
Core competence
Approvals obtained on record time
We secure statutory clearances from agencies across Bengaluru and Karnataka, so you can concentrate on building.
What we obtain
Six kinds of statutory instrument
Every project needs a mix of these. We identify which ones apply to yours and in what order they must be secured.
Licences
Trade and establishment licences that let a building and its occupants operate.
Compliances
Ongoing statutory obligations kept up to date throughout construction and operation.
Approvals
Building plan sanctions, change of land use and other planning approvals.
Permits
Permissions required to begin and carry out specific works.
NOCs
No-objection certificates from fire, airport, water, power and pollution authorities.
Certificates
Occupancy and completion certificates that close out a project.
On your behalf
From the first file to your door
Five stages, one accountable team. You give us written authorisation; we take care of the rest.
Documentation
We assemble drawings, forms and supporting papers in the format each department expects.
Submission
Applications are filed with the concerned authority, online or in person.
Follow-up
We track every file, answer queries and attend inspections until a decision is issued.
Procurement
The final licence, NOC or certificate is collected once it is granted.
Delivery
Originals are handed over at your office, with copies filed for your records.
Core expertise
Where we add the most value
Pre-construction approvals
PrimaryStatutory NOCs & clearances
PrimaryIn-house regulatory compliance
PrimaryPost-construction approvals & occupancy
PrimaryPlanning & construction management
SupportingReal estate development
SupportingApprovals & certificates
The register of approvals we assist
We assist clients in procuring licences, approvals, permits and NOCs, from submitting documents to the authorities through to delivering the result to your door. We serve developers, Indian corporates and multinationals on high-rise and commercial projects across Bengaluru and Karnataka.
Construction industry
Pre-construction approvals to occupancy
For developers, corporates and institutions building in and around Bengaluru, including KIADB industrial areas such as EPIP, Whitefield.
We plan the order of clearances at the start, prepare every submission in-house, and follow each file through to the certificate.
| Ref. | Approval | Authority |
|---|---|---|
| TA/C-01 | Height clearance NOCFor high-rise buildings near airport flight paths | AAI |
| TA/C-02 | Fire NOCProvisional and final fire clearance for high-rise buildings | Fire Dept. |
| TA/C-03 | Water & sewerage NOCWater supply and sanitary connections for high-rise buildings | BWSSB |
| TA/C-04 | Power NOCElectricity supply clearance for high-rise buildings | BESCOM |
| TA/C-05 | Consent for establishmentPollution control clearance for high-rise buildings | KSPCB |
| TA/C-06 | Environmental clearanceFor projects above the notified built-up area threshold | MoEFCC / SEIAA |
| TA/C-07 | Building plan sanctionThe construction licence for your building | Local authority |
| TA/C-08 | Plan approval in industrial areasBuilding approvals on KIADB land, such as EPIP Whitefield | KIADB |
| TA/C-09 | Commencement certificatePermission to start work once the plan is sanctioned | Local authority |
| TA/C-10 | Change of land useConversion of land for the intended development | Planning authority |
| TA/C-11 | Khata transfer, amalgamation & bifurcationProperty records updated to match ownership and plots | Local authority |
| TA/C-12 | Occupancy certificateFinal certificate allowing the building to be used | Local authority |
Clients
Our clients are our best reference
Multinationals and Indian corporates return to us for the personal attention, speed and quality of our work. Their recommendations are how we have grown.
Segments
Who we work with
We are working on a number of projects at any time, for clients in several industries.
Developers & builders
Residential, commercial, institutional and mixed-use developments, from sanction to occupancy.
Multinationals
Global companies setting up or expanding facilities in Bengaluru who need one reliable local partner.
Indian corporates
Established businesses with ongoing licensing and compliance needs across Karnataka.
IT & BT companies
Campus and office approvals for Bengaluru's technology and biotechnology firms.
01
Personal interaction
A senior member of the firm stays with your file from start to finish.
02
Speed
We know each department's process and timeline, so nothing waits on us.
03
Quality
Complete, correct submissions that avoid rework and repeated queries.
Project footprint · 4 million+ sq. ft.
Careers
Build a career on buildings that comply
We are a small, multidisciplinary team in Bengaluru. We look for people who are careful with detail and comfortable working with government departments.
Disciplines
Who we hire
We welcome applications in these areas throughout the year. Send your CV and a short note on the projects you have worked on.
Architects
Design development and preparation of drawings for sanction and statutory approvals.
B.Arch.Liaison executives
Filing, follow-up and coordination with local authorities and statutory bodies.
Field roleSite engineers
Supervision of construction, quality and progress against approved plans.
Civil engineeringDocumentation & compliance
Preparing applications, tracking renewals and maintaining approval records.
Office roleContact us
Let's build together
Planning a project that needs pre-construction approvals? We would be glad to brief you in person on our experience, our in-house planning and compliance team, and what we can do for your project, at a time that suits you.
T. N. Bhaskar
Founder PrincipalThyavanagi Associates
#2210, 4th A Cross, 1st MainRPC Layout 2nd Stage, Bangalore North
Bangalore, Karnataka, India – 560104
Raheja Chambers
Unit 7–9, Ground Floor12, Museum Road
Bangalore – 560001
Monday to Saturday, by appointment
Enquiry ready
Copy your enquiry and email it to info@thyavanagiassociates.com, or bring it to our meeting.