Land Use Zonal

LAND USE ZONAL REGULATIONS: MASTER PLAN - 2015

1

Executive Summary: The Land use zonal Regulations (LUZR) with the Development Controls plays a significant role in the Master Plan-2015, as it governs all developmental and regulates activity within the Local planning area of 1306 Sq.km. The regulations address developments concerning both Public and Private Players while the document envisages the necessary co ordination between the different departments of Government for orderly and sustaining growth in planned manner. The Land Use Zonal Regulations document is an integral part of the Master plan 2015 and has to be necessarily read with the Land use zoning maps (LUZM) and thereby interpreted accordingly. This is a draft version circulated for discussion and consultation.

2

LAND-USE ZONING AND REGULATIONS–MASTERPLAN 2015, BANGALORE

Table of contents Pg.no

Executive summary: 1

Master Plan -2015- Framework and objectives: 3

CHAPTER I: General provisions: 5

CHAPTER II: Land-use zone categories: 7

CHAPTER III: Main areas regulations: 9

CHAPTER IV: Specific areas regulations: 38

CHAPTER V: Constraint areas: 43

CHAPTER VI: Regulations applicable to all zones 44

CHAPTER VI: Appendices: 65

3

Master plan 2015 – Framework and Objectives

The Master plan 2015 vision document envisages a compact, balanced and equitable, urban growth for the city. In order to guide such growth, the Master plan 2015 uses the regulatory mechanism by land use zoning and land use map for development regulation, management and enforcement. Along with this, key proposals comprising both land use and infrastructure are detailed for a phased implementation.

The Master plan 2015 vision document is starting step for institutional co-ordination and macro zoning for different functions within the BDA Local planning area and acts as a guide and information for enabling decision regarding locational aspects and opportunities for balanced growth and development.

The Land Use Zonal Regulation document is an integral part of the Master plan - 2015 and is required to be read with the land use zoning maps.

Through the revision of the Master plan- 2015, a number of urban studies as described in the Vol- I Master plan report have been carried out. These have contributed to the formulation of the objectives based on which the design of the zonal regulations is based.

The following objectives of the vision document linked to the regulation are:

1. To Safeguard Public Interest:

The vision document of Master Plan 2015 governs macro zoning and protection of land use areas at larger scale while the zoning regulations at an operational level aim to safeguard the larger interest of the public. Conflicting land uses highly polluting activity and construction in non safe environmental areas are to be restricted.

2. Anticipatory and responsive :

The urban areas are under constant change and transformation. The regulations need to be responsive to the changes of activity, intensity, development, etc.

3. To make realistic regulations:

Coherent regulations which recognize the dynamics of land values, densities, infrastructure is needed. The regulation of Floor Area Ratio (FAR) as Development control parameters can help match development needs and demands of individuals and the city.

4. To broaden the diversity and be responsive

The City complexity needs to be addressed through diverse zones. The limited land use zone definitions are broadened by expanding the zone definition and create diverse zones to enable overall growth in manner as envisaged by the Master Plan 2015.

5. To lend Flexibility:

The mono functional parcel based land wise proposals are rigid and do not recognize the larger trends in areas/territories. To enable diverse zones with land uses responsive to the ground realities, a zone based on the territory is considered, within which appropriate mixed land use approach is proposed.

The various zones and impact areas that need to be dealt at a larger scale approach have been identified through the use of planning schemes such as Co-ordinated Planning Scheme. Which are provided with planning guidelines for development through a consultative model between the public and private players.

4

6. Operational Urban Planning:

The proposals of the Master plan 2015 are devised in a manner that facilitates implementation. The model of urban development envisages the active role of the Private Sector Participation (PSP) in the public domain. The engagement of the Private and Public sector through detailed Urban Design plans at ward levels along with public participation is envisaged.

Provisions for land pooling and reconstitution, schemes, public private partnerships have been incorporated within the Master Plan 2015.

The Master Plan 2015 is passed in accordance to Government Order – legislation dated: ----------------------------------------------------/GOK/2005.

5

CHAPTER I

General provisions

Article 1.0: Spatial extent of land use zoning regulations

The regulation applies to the Bangalore Metropolitan Area (1306 sq.km), defined as the Local Planning authority - LPA area of the Bangalore Development Authority, comprising Urban Local Bodies (ULBs) and villages. The main ULBs are Bangalore Mahanagara Palike, the CMCs (Bytranayapura, Yelahanka, Dasarahalli, Pattanagere, Bommanahalli, Mahadevapura, and KR Puram and 1 TMC- Kengeri). The provisions of this document are to be read along with the relevant planning district maps of Master plan 2015 , applicable to the various areas of the city. The permissible land uses within a zone, the zone delineation and respective regulations for land use and developmental activity shall be in accordance. The regulations proposed are not retrospective and allows for developments that are lawfully established prior to the coming into effect of zonal regulations.

The said regulations are subject to changes, if any, with the permission of the Government. All the necessary details shall be updated.

Article 2.0 Presentation of the Land-use maps

The Master Plan 2015 comprises the following five documents:

1. Master Plan vision document:

A report covering the key principles of the Master Plan 2015 delineating the macro zoning, institutional context, jurisdictions and proposals envisioning the city by 2015. A series of maps have been included with the approaches within Volume - I

2. Existing Land use Maps:

The existing land use as of 2003 is captured and presented as Existing Land use map (ELUM). The Map organization corresponds to the Land use zoning maps in terms of extent of area covered. The entire set of maps is in form of Vol. II

3. Land Use Zoning Maps:

The Land Use Zoning Maps are the Planning Districts and cover a specific territory of the city. One or several Planning District (LUZM) maps which graphically indicates Zones, Areas, schemes and Constraint areas (1/5 000° inside the Ring Road and 1/10 000° outside), meeting land-use requirements for existing and future extensions are included. The entire set is in form of Vol III.

4. Land Use zonal Regulations:

Document defining the Urban Regulations zone-wise, with respect to the permissible activities namely the LUZR of Master Plan 2015 as volume –IV.

6

5. Planning District Reports:

The Planning District Report in form of Vol V addressing all 46 Planning Districts contains the analysis, observations and proposals for each Planning District. The recommendations and identified projects are part of the proposals which guide further plan making for implementation. The Planning proposals for both land use, transportation along with projects are covered within this report.

Article 3.0 Note on the Planning district maps:

The Local Planning Area is delineated by areas forming 46 planning districts based on planning parameters.

• 24 planning-districts are part of the Bangalore Mahanagara Palike (BMP), mainly inside the “Outer Ring Road “

• 22 planning-districts covering the peripheral districts (CMC/TMC) and the LPA villages, mainly outside the “Outer Ring Road “.

7

CHAPTER II

Land Use Zone Categories

The entire Local Planning Area of BDA is categorised into three major Areas for the application of Zonal regulations:

Article 1: Land Use Zone categories

The following are the three areas:

1.0 Main areas:

The Main areas category of the city has been grouped into five areas for regulations and is as follows.

1.1 Old urban areas (A)

1.2 Urban Redevelopment areas (B)

1.3 Residential areas (C)

1.4 Industrial/activity areas (D)

1.5 Green areas (E)

2.0 Specific Areas:

The specific areas in the Master Plan - 2015 refer to the areas which are not covered by the Main areas category. They are as follows:

2.1 Large Public and Semi Public Infrastructures

2.2 Large Transportation structures

2.3 Dedicated land uses

2.4 Scheme areas

2.5 Heritage conservation areas

3.0 Constraint area zones:

The constraint areas in the Master plan 2015 refer to the areas, which have restrictions on type of development with its internal technical rules which determine regulations within the site and around.

As these constraint areas are determined by specific acts/legislation, the development controls follow these requirements.

The following are included within the constraint areas:

3.1 Height restriction areas

3.2 Right of Way & Right of User

8

Article 2: Zonal boundaries and interpretation

The exact location and specific regulations applicable for a particular zone is to be verified from the Land Use Zoning Maps (Planning District maps).

1. Zonal boundaries:

The zonal boundary is usually a feature such as a road, valley, village boundary, etc and includes the immediate inner edge of the area. The zone is codified through use of colour and symbol such as Ca, Db, etc as indicated in the legend on the maps.

2. Specific perimeters:

Specific perimeters as shown in the legend include planning schemes such as Co-ordinated planning schemes (CPS), etc. This has been demarcated and integral part of the land use zonal map. The prescribed regulations mentioned in the specific area chapter are applicable.

3. Constraint area zonal boundaries:

The symbols shown in the legend represent the areas marked for such purpose and refer to non buildable or non developable areas. In case of uncertainty as regards the boundary or interpretation, it shall be referred to the authority for final decision.

Article .3: Usage of the Zonal Regulations:

The following are the preliminary steps to be taken for ascertaining the zone and applicability of the regulations on the given development.

1. Ascertain the correct location of the site on the Land Use Zoning Map using the correct Sy.no or the latitude –longitude co-ordinates.

2. Identify the zone within which the site is located – such as Da, or Ca ,etc on maps

3. Read the relevant zone contents from this report.

4. The Permissible land uses categories are given as code –please refer to the table covering relevant land uses (such R1 for residential uses) and permissible ancillary land uses, on table 28

5. Where a common table is provided, please read the notes given specific to the table- such as main roads may have special significance as per widths.

6. The plot sizes and relevant FAR table is provided for each zone.

7. The parking norms are to be followed

8. In case of specific areas, the sanction shall be based on the program content of the development.

9. For developments in the constraint areas, the permissions/ NOC from the concerned authority is to be obtained before applying for sanction. The Permissions and sanction shall be based on decision of the Authority.

9

CHAPTER III – REGULATIONS FOR MAIN AREAS

The main areas comprise of Five Areas with corresponding regulations namely.

1.1 Old urban areas (A)

1.2 Urban Redevelopment areas (B)

1.3 Residential areas (C)

1.4 Industrial/activity areas (D)

1.5 Green areas (E)

10

1.1. OLD URBAN AREA: A

Article.1. PETTA ZONE:

Represented by symbol: Aa

1.0 Definition of the zone;

The Historic core of Bangalore as delineated on the map mainly comprising of Petta area such as Chickpet, Cubbonpet, Cotton pet, etc.

2.0 Master Plan strategies:

• Reinforce the central role of the historical city economically, culturally, socially

with the help of mixed land use approach and regulated densification.

• Restrict highly polluting activities

• Enhance the provision of Urban Amenities

• Conservation of identified buildings and precincts

• Guiding infrastructure up gradation including parking measures

3.0 Regulations for the zone

3.1 Minimum plot size:

The minimum size of the new sub division of plot shall not be less than: 54 sq.m

3.2 Permissible land uses:

3.2.1 Main Land use category: C4

3.2.2 Ancillary uses: R1, L2, U3

3.2.3. The Ancillary use is allowed upto 300 sq. m of the total built up area or 50 % of the total built-up area, to which ever is lower for sanction purpose.

3.2.4. For ancillary use category to be an independent building, a minimum plot

size of 100 sq.m facing a road width of over 9.0 m is a pre –requisite.

11

3.3 Plots and FAR:

Table 1.0 Plot sizes and FAR

Sl. no Plot size in sq.mtr

Permissible FAR

Premium FAR

Total FAR

G.C max upto

Max. Ht in m Setbacks

Front setback

1 Upto 150

A On specified roads 2.00 1.25 3.25 80% 15 Joint 2.0 m

B On other roads 1.50 1.00 2.50 70% 15 Joint 1.0 m

2 Above 150 to upto 500

A On specified roads 1.80 1.20 3.00 75% 15

2.0 m on one side and rear

2.0 m

B On other roads 1.25 1.00 2.25 70% 15


1.0 m

3 Above 500 and upto 2000

A On specified roads 1.75 1.00 2.75 70% 15 Table 20 2.0 m

B On other roads 1.50 0.90 2.40 65% 15 Table 20 1.0 m

3.4 Notes:

3.4.1: The specified Main roads are OTC road, Arcot Srinivasachar Road, BVK Iyengar Road, Avenue Rd, TCM Royan Rd, and Bashyam Rd.

3.4.2 This zone has restriction on receiving TDR.

3.4.3 In case of road widening, Govt. may permit Development Rights (DR) to be utilized in situ subject to necessary rules and regulations of Development Rights.

4.0 Parking:

4.1 Plots with buildings facing road widths less than 4.50 m may be totally exempted from providing necessary Car parking unit for parking, in lieu of payment of an equivalent parking fee to be remitted.

4.2 The ECU parking fee is prescribed by Authority and may be revised from time to time as necessary.

4

Above 2000 Please refer to Table. 22 for Residential and Table 23 for Non Residential development.

13

1.1 OLD URBAN AREA: A

Article.2 TRADITIONAL AREA ZONE

Represented by Symbol: Ab

1.0 Definition of the zone:

This zone comprises of areas established in the second half of the 18th century (Shivajinagar, Ashok Nagar, Ulsoor, Vasant Nagar, etc.) and urban village settlements. The regulations for this zone are based on the overall built form characteristics.

2.0 Master plan strategies:

• Reinforce activities, non polluting industries currently in operation by

covering them within the mixed land use approach with appropriate

restrictions.

• Allow growth and redevelopment through enabling a higher Floor area ratio

in relation with the width of the roads.

• Up gradation of the existing urban infrastructure.

• Facilitating the creation and management of Urban Amenities.

• Incentives for urban amenities including development of parking

infrastructure.

3.0 Regulations for this zone:

3.1 Minimum Plot size:

• The minimum plot size of the new sub division of plot shall not be less than 54 sq.mtr.

3.2 Permissible Land uses:

3.2.1 Main land use category: R1

3.2.2 Ancillary uses: C4, L2, U2

3.2.3 Ancillary uses are allowed normally upto 200 sq.m or 30 % of the total built up area, to which ever is lower

3.2.4 For ancillary use category to be an independent building, a minimum plot size of 150 sq.m facing a road width of over 9.0 m and frontage of 4.5 m is a pre –requisite.

14

3.3 Plot area and maximum FAR:


Max

Front setback

Sl. No Plot size in sq.mtr

Permissible FAR

Premium FAR

Total FAR

G.C max upto Height(m)

Setbacks ( rear, Right and Left side)

(m)

1 Upto 125 Sq.

A More than 12.0 m road 1.80 1.20 3.00 75% 15

2

B above 9.0m upto 12.0 m roads 1.75 1.00 2.75 70% 15

1.5

C Less than 9.0 m roads 1.50 0.75 2.25 70% 15 Joint

1

2 Above 125 to upto 500

A

More than 12.0 m roads 1.80 1.20 3.00 70% 15

3

B

Above 9.0m upto 12.0 m roads 1.75 1.00 2.75 65% 15

2

C Less than 9.0 m roads 1.50 0.75 2.25 65% 15


1.5

3 Above 501 & upto 2000

A More than 12.0 m roads 2.00 1.00 3.00 65% NA

As per table:20 or 21


B Above 9.0m to 12.0 m Roads 1.75 0.75 2.50 60% 15 2.50 m

3.0 m

C Less than 9.0 m roads 1.50 0.50 2.00 60% 15 2.50 m

3.0 m

4

Above 2000

Please refer to Table. 22 for Residential and Table 23 for Non Residential development.

NA: Not Applicable

3.4 Notes:

3.4.1 This zone has restrictions on receiving TDR. Only premium FAR can be utilized on payment of prescribed fee.

3.4.2 In case of road widening, the Development Right (DR) may be permitted to be utilized in situ subject to provisions.

4.0 Parking

4.1 Plots with buildings facing road widths less than 4.50 m may be totally exempted from providing necessary car parking unit for parking, in lieu of payment of an equivalent parking fee to be remitted.

4.2The ECU parking fee is prescribed by Authority and may be revised from time to time as necessary.

16

1.2 Urban Redevelopment zones: B

Article.1 MG ROAD AREA Zone

Represented by symbol: Ba

1.0 Definition of the zone

This zone comprises of area in between MG Road, Brigade Road, Residency Road, Madras Bank Road and St Marks Road.


• Encourage continuous buildings in the defined zone for a street edge and

consistent skyline.

• Promote high quality developments on larger parcels through enhanced

development rights and permission for land re-constitution.

• Use of planning/management techniques and incentives for encouraging

street related activity.



The minimum size of the new sub divided plot cannot be less than 500 sq.m.


3.2.1 Main land use category: C3

3.2.2 Ancillary uses: R1, L2 and U3

3.2.3 The ancillary uses are allowed upto 300 sq.m or 50 % of the total built up area, whichever is lower. Refer table. 28

3.2.4 For ancillary use category to be an independent building, a minimum plot size of 150 sq.m facing a road width of over 12.0 m is a pre –requisite.

17

3.3 Plot area and Maximum FAR

Table.3.0 Plot sizes and FAR

Plot size Sl.No

(sq.m )

Permissible. FAR

Premium FAR

Total Max FAR

Ground Coverage upto max.

Max. Ht (m)

Road width (m )

Side setbacks

1 Upto 500

1.75

0.25

2.00

55%

15

Above 12.0

upto 15.0 As per table.20.0

2

Above 500 upto 1000

2.00

0.50

2.50

60%

NA

Above 15.0

upto 18.0 Table. 20 or 21 subject to height

3

Above 1000 to upto 2000

2.00

1.00

3.00

50%

NA

Above 18.0

m Table 20 or 21 subject to height

4

Above 2000


NA: Not applicable.

3.2 Notes:

3.2.1 No premium FAR is permissible on road widths with less than 12.0 m road width

3.3 Jointive Developments:

For buildings on Brigade road, jointive developments may be carried out having continuous street facade till the height of 11.0 m inclusive of the plinth heights. For buildings over 11.0 m, the setback according to table 20 or 21 shall be applicable.

3.4 Setbacks:

3.5.1 The following shall be considered as the building lines, based on the Width of the roads within this zone.

For Above 12.0 m upto 15.0 m: 3.0 m



For Above 24.0 m : 6.0 m

3.6.2 The other setbacks shall be in accordance with table.20 or table.21 depending on the height.

4.0 Parking:

Controlled Parking Regulations shall be applicable.

18

1.2. URBAN REDEVELOPMENT AREAS: B

Article 2 CBD AREA ZONE

Represented by symbol: Bb


• This zone comprises of area between the traffic island of Mayo hall, Magrath Road and Residency Road, Manipal Centre between MG Road and Ulsoor Road. The area has been delineated on the map.


• Facilitate zoning of this area as Central Business District of Bangalore and as an

attractive location for office establishments, corporate Head offices, Banks and

Hotels.

• Facilitate a street front along with medium rise buildings.

• Linking the plot sizes to the development rights (the larger the parcel, the greater

the Development Rights).

• Preservation of Heritage structures along with TDR provision.


The entire regulations of the Ba, MG road zone is applicable to this zone.

19

URBAN REDEVELOPMENT AREAS: B

Article. 3: CBD PRECINCT ZONE

Represented by symbol: Bc


This zone covers the area comprising of old residential areas close to MG road such as Parts of Shantala Nagar (Mac Iver Town), Richmond Town, Vasant Nagar, etc and covers other areas that are located in new extensions of the city.


• Facilitate Urban Redevelopment by Land use and higher development rights.

• Promoting high end commerce and associated tertiary sector activities on

plots having necessary road connection.

• Encourage Residential activity in this zone by adapting the density and plot

sizes guided by regulation.


3.1 Minimum plot size: The minimum size of the newly sub divided plot is 300 sq.m


3.2.1. Main Land use category : R1 3.2.2 Ancillary Land use category: C3, L2 & U3

3.2.3 Ancillary use is allowable to 200 sq.m or 20 % of the total built up area based on which ever is lower. 3.2.4 For ancillary use category to be an independent building, a minimum plot size of 300 sq.m facing a road width of over 15.0 m and frontage of 10.0 m is a pre –requisite.

20

3.3 Plot area and FAR

Table.5.0: Plot sizes and FAR

Min road width Sl. no

Plot size (sq.m)

Permissible FAR

Premium FAR

Total Maxi FAR

Maxi. Ground coverage upto

( m )

Side setbacks

1

Upto 500

1.75

0.25

2.00

60%

Above 12.0 upto 15.0

As per table 20

2

Above 500 upto 1000

2.00

0.50

2.50

60%

Above 15.0 upto 18.0

Table.20 or 21 subject to height

3

Above 1000 upto 2000

2.25

0.75

3.00

50%

Above 18.0 Table 20 or

21 subject to height

4

Above 2000


3.4 Notes:


3.5 Setbacks:

3.5.1 The following shall be considered as the building lines, based on the width of roads within this zone.




For Above 24.0 m : 5.0 m

3.5.2 The other setbacks shall be in accordance with table.20 or table.21 depending on the height.

3.5.3 In case of road widths lesser than 12.0 m, the front setback as given in the table .20 or table.21, shall be applicable

4.0 Parking:

Controlled parking Regulations shall be applicable

21

1.2 URBAN REDEVELOPMENT AREA ZONE: B

Article.4: TRANSFORMATION / DEVELOPMENT AREA ZONE

Represented by symbol: Bd


This zone corresponds to two types of areas, mainly the Peri-central residential areas of the early 20th century (Basavangudi, Visveswarapuram, Chamarajpet, Malleswaram, Gandhi Nagar, etc which are subject to transformation and the newly emerging areas in the periphery of the cit which are envisaged to anchor new developments. While transformation zone is used in the peri central areas, the corresponding nomenclature is development zone in the peripheral areas.

2.0 Master plan strategies

• Promote Urban Redevelopment and densification of these areas by enhancing

development rights.

• Facilitate development with residential activity as base to anchor the formation of

sub centres in the peripheral areas of the city – The corresponding nomenclature of

development zone is used in reference to these areas.

• Promote Community housing of high density.

• Facilitate continuous buildings in redevelopment projects.

• Provide a regulated mixed land use approach.

• Re use and Re–adapt the Conservancy lanes for parking, etc.

• Conserve precincts and building of cultural and heritage significance



For new sub division of the plot, the plot size shall not be less than: 200 sq.m



3.2.2 Ancillary land use category: C3, L2, U3 3.2.3 Ancillary uses permissible upto 300 sq.m or 30 % of the total built up area.

22

3.2.4. For ancillary use category to be an independent building, a minimum plot size of 240 sq.m facing a road width of over 15.0 m with frontage of 12.0 is pre-requisite

3.3 Plot area and FAR.

Table.6.0: Plot sizes and FAR

Min road width Sl. No

Plot size ( sq.m )

Permissible FAR

Premium FAR

Total Maxi. FAR

Max. Ground coverage upto ( m )

Side setbacks

1

Upto 200

1.75

0.25

2.00

70%

Above 12.0

As Per Table 20

2

Above 200 upto 1000

2.00

0.50

2.50

60%

Above 15.0 upto 18.0 m

Table.20 or 21 subject to Height

3

Above 1000 upto 2000

2.00

0.75

3.00

50%

Above 18.0

Table 20 or 21 subject to Height

4 Above 2000


3.4 Notes:


3.5 Building lines:

A building line of minimum 3.0 m for road width above 12.0 m or as prescribed by the Authority.

4.0 Parking

Controlled Parking Regulations shall be applicable.

23

1.2 URBAN REDEVELOPMENT ZONE

Article.5 MUTATION CORRIDOR ZONE

Represented by symbol: Be


The Radial Corridors and main Corridors of the city are designated as Mutation corridor zones, predominantly having a road based development.


• Promote Commercial office spaces and high density housing.

• Facilitating necessary setbacks required for future improvements of roads

and access.


3.1. Eligibility for the zone:

3.1.1 Plot/s shall face the Road with minimum of 30 % of average width of plot as Frontage.

3.1.2 Plot upto 100.0m depth is eligible.

3.1.3 For a plot over a depth of 100.0 m, a public road as prescribed by the authority during sanction process shall be provided to connect the neighbouring areas.

3.1.4. If the plot does not meet the above criteria for the mutation corridor the plot can avail the regulations of the respective main zone, in which it is situated.

3.2. Minimum Plot size:

The minimum plot size of newly sub divided plot shall not be less than 500 sq.m

3.2. Permissible land uses:

3.3.1 Main Land use category: C3

3.3.2 Ancillary land use category: R1, L2, U3

3.3.3 All ancillary uses are permissible upto 300 sq.m or 30 % of the total built up area.

24

3.3.4 All ancillary land uses may be developed as independent buildings, without any conditions.

3.4 . Plot area and FAR :

Table.7.0 Plot sizes and FAR

Sl. No

Plot size (sq.m ) Permissible FAR

Premium FAR

Total Maximum FAR

Ground coverage upto

Side setbacks

1 Upto 500 1.75 0.25 2.00 60% As per table 20

2 Above 500 upto 1000

2.00 0.50 2.50 60% Table.20 or 21 subject to Height


2.25 0.75 3.00 50% Table 20 or 21 subject to Height

4 Above 2000 Please refer to Table. 22 for Residential and Table 23 for

Non Residential development.

3.5 Notes:

3.5.1 Transfer of Development is receivable in this zone

3.6 Building line:

A building line of minimum 6.0 m or as prescribed by the Authority.

4.0 Parking

Controlled parking Regulations shall be applicable.

25

1.3 RESIDENTIAL AREA ZONES: C

Article.1: MIXED RESIDENTIAL AREA

Represented by symbol: Ca


This zone corresponds to areas of which have housing, commerce, small scale industries, job working forms and artisanal activities. (Eg: Kempapura Agrahara, Srirampuram, Devarajivanahalli, Munidreddy playa, Someshwar nagar, Tavarakere, Yeshwanthapura, etc)


• Integrate and balance light industrial, artisanal and commerce along with

housing in a regulated manner.

• Adaptation of the regulations to optimise development in already-dense areas

and with reference to narrow road widths.

• Facilitate social balance and access to lower income groups for economical

housing and rental accommodation.

• Maintain open spaces and existing green areas.



The minimum plot size for any new sub division shall not be less than 54 sq.m.



3.2.2 Ancillary land use category: C3, L2, and U2

3.2.3. Ancillary land use is permissible upto 100 sq.m or 30 % of the total built up area subject to the lower of the two

3.2.3 For ancillary uses as an Independent building, a minimum plot size of 240 sq.m with frontage of 6.0 m facing above 12.0 m road width is a pre –requisite.

26

3.3 Plots and FAR:


Max Sl.no

Description (plot size in sq.mtr)

Permissible FAR

Premium FAR FAR

G.C max Ht(m)

Setbacks (Rear, Right and Left side)

Front setback

1 Upto 150 Sq. mtr

A More than 12.0 m road 1.75 1.0 2.75 75% 15 2.0 m

B Above 9.0m upto 12.0 m roads 1.50 1.0 2.5 70% 15

1.5 m

C Less than 9.0 m roads 1.50 1.0 2.5 70% 15 Joint 1.0 m


A More than 12.0 m roads 1.75 1.0 2.75 70% 15 3.0 m

B Above 9.0m upto 12.0 m roads 1.50 1.0 2.5 65% 15

2.0 m

C Less than 9.0 m roads 1.50 1.0 2.5 65% 15

2.5 m on one side and rear 1.50 m


A More than 12.0 m roads 2.00 1.0 3.00 65% NA



B Above 9.0m upto 12.0 m Roads 1.50 1.0 2.50 60% 15

2.5 m on all sides

3.0 m

C Less than 9.0 m roads 1.50 1.0 2.50 60% 15 2.5 m on all sides

3.0 m

4 Above 2000


3.4. Notes:

3.4.1 No premium FAR is permissible on road widths with less than 12.0 m road width.

3.4.2 This zone has restrictions on receiving TDR. Only premium FAR can be utilized on payment of prescribed fee.

3.4.3 In case of road widening, the Development Right (DR) may be permitted to be utilized in situ subject to provisions.

4.0 Parking:

4.1 Controlled Parking Regulations shall be applicable. Exemptions to parking subject to maximum plot size upto 150 sq.m and road width of less than 4.5 m.

27

1.3 RESIDENTIAL AREA ZONES: C

Article .2: MAINLY RESIDENTIAL AREA

Represented by symbol: Cb


This zone comprises residential areas, commercial land uses are allowed along the designated main roads and in a more restricted manner. All types of housing are encouraged.


• Preserve the Residential character and overall density in areas.

• Promote residential development in extension areas by favouring diversity in the forms of housing.

• Identification and restrict the growth of commerce along roads.



The minimum plot size of newly sub divided plot shall not be less than 54 sq.m

or as stipulated in the table for types of residential buildings.

3.2 Permissible land uses


3.2.2 Ancillary Land use category: C1, L1, U1

3.2.3. Ancillary permissible upto 20 sq.m or 20 % of the total built up area

3.2.3 Ancillary uses as independent building subject to minimum plot size of 240 sq.m facing 18.0 m road width

3.3. Plot area and FAR.

Table.9.0: Plot area and FAR for Villas and independent buildings

Max Sl. No Plot size in sq.m

Total FAR

G.C max upto

Height (m)

Setbacks (Rear, Right and Left side)

1 Upto 150 1.80 70% 11.5 Jointive

2 Above 150 upto 500 2.00 65% 11.5 Table 20

3 Above 500 upto 2000 2.00 60% NA Table 20 or 21

4 Above 2000 Please refer to Table. 22 for Residential and Table 23 for Non Residential development.

28

3.4 Set backs:

3.4.1 If the road width is less than 9.0 m, the maximum height is restricted to 7.0 meters

3.4.2 Garage may be placed on any side of the property.

3.4.3 Respective setbacks according to the table 20 and 21.

4.0 Parking: Controlled Parking Regulations shall be applicable.

Article.3: COMMERCIAL AXES:

Represented by symbol: ======

1.0 Definition:

The major and minor roads which have commercial activities along the road are recognized as commercial axes and are included within the zone. As these axes are part of the Residential zone, the development controls of the Residential zone are applicable.


• Recognize the development of commercial uses along the roads.

• Allow neighborhood shops and other essential commerce.

3.0 Regulation for the zone:


The minimum plot size for any new sub division shall not be less than 54 sq.m.

3.2 Permissible Land use category:


3.2.2 Ancillary land use category: C2, L2, U2

3.2.3 Ancillary uses are permissible upto 50 sq.m or 30 % of the built up area

3.2.4 Ancillary uses as independent building subject to 12.0 m road width and a minimum plot of 240 sq.m with Minimum frontage of 10.0 m.

3.3 Plot area and FAR}

3.4 Setbacks } same as the mainly residential area zone regulations: table.9

3.5 Parking: Controlled Parking Regulations are applicable

29

1.4 Industrial Area/ activity zone: D

Article.1: INDUSTRIAL ZONE

Represented by symbol: Da


This zone envisages the establishment of all types of industries.


• Enable industrial clusters for shared common Infrastructural services and

facilitate associated synergies.

• Regulate the polluting industries and facilitate waste management

3.0 Regulation for this zone:

3.1 Minimum Plot area:

The minimum plot area for new sub division is 1000 sq.mtr with the minimum frontage of 30.0 m.

3.2 Permissible land use category

3.2.1 .Main land use category: L5

3.2.2 Ancillary land use category: R2, C4, U2

3.2.3. Ancillary use allowable upto 5 % of the total Land area with a FAR of 1.0.

3.2.3 For Ancillary use as independent building, subject to a minimum of 15.0 m road width with plot size of 240 sq.m is pre-requisite


Table.13: Plot sizes and FAR

Sl.no Size of the Plot (sq.m ) Ground cover

FAR Setbacks

1 Upto 500 50% 1.35

2 Above 500 upto 2000 45% 1.25

3 Above 2000 40% 1.00

Refer to table.20 or 21 subject to height

30

3.4 Setbacks:

3.4.1 For front setback, 12 % subject to the minimum depth of 3.0 m and the

side setbacks subject to 2.0 m.

3.4.2 For plots over 0.2 ha, the norms of non residential development plan are applicable with the coverage, FAR and setbacks in accordance with table.13.

4.0 Parking:

The parking norms are as per the norms prescribed for industrial areas.

31


Article .2: HIGH TECH ZONE

Represented by symbol: Db


This is a priority area for establishment of activities associated with new technologies: IT, ITES, BT, electronics, telecom and other emerging areas and as well as services sector organised in industry format (Back offices, etc).


• Link existing areas such as Electronic City, Whitefield with new areas reserved for high technology industrial purposes.

• Large developments must allow housing to co –exist with hi-tech uses – within a campus format or a cluster.

• Facilitate the provision of urban amenities.


3.1 Minimum plot size for new division:

Minimum plot size is 1000 sq.mtr for new plot sub division and with a minimum frontage of 20.0 m.


3.2.1 Main land use category: L2

3.2.2 Ancillary Land use category: R1, C3, U4

3.2.3 Ancillary use allowable upto 500 sq.m or 20 % of the total built up area, which ever is lower.

3.2.3 For ancillary use to be an independent building, minimum plot size of 300 sq.m with a road width above 12.0 m with 10.0 m frontage is pre- requisite.

3.3 Plot area and FAR:

Table.14: Plot sizes and FAR

Sl. No

Size of the plot ( sq.m)

Ground cover

Permissible FAR

Set backs Road width (m)

1 Upto 1000 50% 2.00

over 12.0 upto 15.0

2

Above 1000 upto 2000 45% 2.25

Refer to table.20 or table.21 based on the height

over 15.0

3 Above 2000

Refer table. 22 for residential and table.23 for non residential development.

32

3.4 Notes:

3.4.1. This zone shall receive the TDR from any other zone.

4.0 Parking:

Controlled Parking Regulations shall be applicable

33


Article.3 LOGISTIC/ TRANSPORTATION ZONE:

Represented by symbol: Dc

1.0 Definition:

The logistic zones are reserved for handling goods exchanges, special warehousing cargo terminals and transfer of cargo between different types of transport (rail, road, air…).


• Promote setting up and development of logistic activities areas.

• To promote a Hub for Industrial and Commercial Warehousing, handling

and storage of goods in bulk.

• To provide for infrastructure for Loading and unloading platforms.


3.1 Minimum Plot area:

Minimum plot size is 1000 sq.m for new plot sub division and with a minimum frontage of 20.0 m.

3.2 Permissible land uses

3.2.1 Main land use category: T1

3.2.2 Ancillary land uses: R2, U2, C5, L3

3.2.3 Ancillary permissible subject to 300 sq.m of built up area or 5 % of built up area, whichever is lower.

3.2.3 For ancillary uses to be independent building, special permission is required from the Authority.

34


Table.15: Plot sizes and FAR ( upto 15.0 m height)

Sl.no Size of the plot (sq.m)

Ground cover

FAR Min Front setback

Sides and rear setback

1 Upto 1000 55% 1.00 5.00 3.50

2 Above 1000 upto 2000 50% 1.00 5.00 5.00

3 Above 2000 sq.m 45% 1.00 9.00 5.00

The plots above 0.2 ha shall follow the non residential development plan subject to the Coverage, FAR and setbacks as per the above table.15. For ancillary uses within the plot, shall not exceed 5 % of the total floor area. The setbacks of table.21 shall be applicable for above 15.0 m

4.0 Parking: Controlled Parking Regulation is applicable.

35

1.5 GREEN ZONES: E

Article.1 PROTECTED LAND ZONE

Represented by symbol: Ea


The natural environmental sensitive sites such as tanks, lakes, valley beds, forests, etc that are part of the environmental conservation and preservation.


• Conservation of environmentally sensitive lands from developmental activity that

could be detrimental.

• Adaptive and complementary uses for upkeep of the areas such as security

cabins, essential housing, etc.


3.1 Minimum plot area

The minimum area of the new sub divided land as in case of valleys shall not be less than 1.2 ha.


3.2.1 Recreational activities such as approved tourism related activities which use open space may be permitted on case to case basis.

3.2.2 Permissible uses as determined by the Forest Departmental jurisdiction.

3.2.3 Permissible uses for Lakes and water bodies, as in case of Lake Development Authority or the concerned department with consultation of the Local Planning Authority.

3.2.4 In case of water bodies, 30.0 m buffer as no development zone is to be maintained with exception of activities associated with the lake or as specified by the Lake Development Authority.

3.3. Case of Valleys: Eb

Within the demarcated valleys the large plots may be used for the following land uses with special permissions:

3.3.1 Maidans, sports, open playgrounds, with large bare surfaces with less than 2% of sital area for construction.

3.3.2. Sewerage Treatment Plants and Water treatment plants subject to permission from the Authority.

3.3.2 Roads, pathways, formation of drains, culverts, bridges, etc shall not obstruct

the water course, run offs, channels, and be duly approved by the Authority.

4.0 Parking: The controlled Parking Regulations are applicable.

36

GREEN ZONES: E

Article.2 RESTRICTED DEVELOPMENT ZONE

Represented by symbol: Ef


The areas extending from the west to the south including the TGR catchment area on the north form the Restricted Development Zone.


• Preserve the agricultural and natural character of this zone by limiting

construction to only agro-industrial activities.


3.1 Minimum plot area:

• The minimum plot area of the new sub divided plot area shall not be less than 1.2 ha.

3.2 Permissible land use

3.2.1 Agro-industrial units/ complexes

3.2.2 Urban amenities such as burial grounds, education, etc

3.2.3 Uses required for the natural expansion outside the villages in gramathana limits and upto a radius of 200 m thereof.

3.2.4 Public utilities such as solid waste land fills, water treatment plants, power plants, fuel stations abutting MDR, ODR, SH and NH, with necessary approvals.

3.2.5 Piggeries and poultry farms.

3.2.6 Dairy and livestock rearing.

3.3. Plot area and FAR:

• Maximum ground coverage: 5% of the surface area of the land , with FAR of 1.0 and G+1 floor only.

3.4. Maximum height permissible:

Subject to the height clearances of the Airport authority, microwave, and telecom departments for the constructions associated with farming and agro-industrial business.

3.5. Setbacks:

• 10 m

3.6 Parking: Controlled Parking Regulations shall be applicable.

37

GREEN ZONES: E

Article.3: AGRICULTURAL LAND ZONE

Represented by symbol: Eg


Only a part of the LPA area is dedicated to the urbanisation while the remaining areas comprising of the agricultural land falling under the villages are covered within the Agricultural Land zone.

2.0 Master plan strategies

• Conserve the agricultural and farm related activity in this zone.

• Restrict development to agricultural and agro-industrial activities.


Same as the regulations as Restricted Development Zone.

Article.4: Special notes applicable to the Green zones within the Local Planning Area of the Master plan 2015.

The villages coming under the green zones have their jurisdictional limits of the Gramathana. A radius of 100 m around the village is allowed for development for natural expansion of the villages for every 1000 population according to the census 2001. The regulations in the gramathana area shall be that of local uses permitted by the Panchayat and building upto G+1with a FAR of 1.0 may be permitted. The setbacks shall be that of table.20 and with coverage of maximum 60 % The List of villages and population as per census 2001 is given in the appendix.3

38

Chapter IV

2.0 Specific Areas Regulations

Article.1: The main areas regulations have clear written rules and regulations for project realization, whereas large projects and zones in which consultation is required come under the “specific areas” marked with symbols on the map; these are:

2.1 Large Public and semi Public Infrastructures

2.2 Dedicated land uses

2.3 Large Transportation structures

2.4 Scheme Areas such as CPS, TPS, etc.

2.5 Heritage conservation areas.

2.1 Large public and semi public infrastructure

2.1.1 Planning requirement:

Existing planned Public and semi public use developments and proposed developments with large land component above 20.0 acre or as designated on the map through a boundary /symbol are classified into the large public and semi public infrastructures.

These are dedicated to major infrastructural facilities promoted or implemented by the statutory companies or Government organizations. The proposed large public and semi public infrastructure areas shall be either acquired by the planning authority for desired use after necessary studies either through compulsory acquisition of land or by offering an equivalent TDR. In the case, the private sector comes forward to implement the desired land use within One year of notification; the priority shall be given for realizing the same.

2.1.2 Large infrastructure (social, health and cultural): Ks

They are the major facilities of health, school, and sport, culture, of considerable development and impact at the city level. This section covers:

1. Health: over 100 bedded hospital.

2. Education: a campus or University, Colleges of higher learning

3. Sport: a Stadium, a Racecourse, Golf

4. Exhibition/trade fair complexes

Plans for sanction shall contain the following:

a. Main use such as administration, education, facility shall not exceed 35 % of the total land area with ground coverage of 50 % and FAR 1.50 with height restriction of 27.0 m

b. Residential or support services not exceeding 20 % of the total land area with GC of 40 % and FAR of 1.5.

c. Sports and cultural activities: shall not exceed 15 % of the total area with ground coverage of 10 % and FAR of 0.15.

d. Roads, Parks and landscape not less than 15 % of the total area along with suitable landscape plan.

39

e. Large scale sports complexes may be approved through consultative model with the authority on the basis of Ground coverage not exceeding 25 % of total land area and a FAR of 1.0. All buildings above 11.5 m shall face a road width of minimum 15.0 m

2.1.3 Large government owned complexes: Kg

Large state-owned/ public sector owned Industrial complexes have a large land percentage of land use dedicated to industrial and housing activities. Eg: BEL Township, ITI and HAL factory & Township, HAL & township, HMT and its Township, BHEL, BEML, etc. The developments are part of the scheme and the following regulations shall be applicable:

1. Total developable area: Max. 50 % of the total land area.

2. Total FAR: 1.50

3. Roads and open spaces: min 35 % with a minimum of 15 % open space

4. Amenities to be minimum 10 % as part of the total FAR.

5. Commercial uses such as retail commerce and offices cannot exceed 5 % of the total FAR.

6. Residential uses may be allowed upto 15 % of the total developable area as support /housing areas.

The calculation shall be based on apportioning the proportionate share within any given phase of development.

Article.1 In case of the land / a portion thereof being alienated for any reason, a scheme shall be prepared by the public sector unit for the land to be alienated along with the entire area and duly approved by the authority.

The following shall be considered for the sanction of the scheme:

1. The road connectivity to the said portion that is to be alienated.

2. The nature of land use intended for the said portion and the surrounding land uses within the scheme.

3. Detailed infrastructure plan servicing the said property such as water, power, drainage and sewerage.

4. Necessary fees /betterment fees are to be paid to the authority /local body.

5. The above details and any other as relevant, to be submitted in a format as prescribed by the authority.

2.2: Dedicated land uses:

Article.1: The land uses as shown on the proposed land use map represent a specific use to which the area is to be utilized. The regulations for the dedicated land uses are not exhaustive and the sanctioning process involves a consultative / co-ordinations with the local planning authority.

Under the dedicated land uses, the following are covered:

2.2.1 Public utilities

They are major existing or planned technical facilities covering power , water ,telecommunication, solid waste management , etc sectors such as Land fill sites,

40

Sub stations, transformers, microwave tower, etc which need to comply with both internal technical design standards and interface with the urban system

2.2.1.1 Cemetery: Establishment of cemetery needs clearance from the pollution

control board and submission of the Project presentation to the authority.

2.2.1.2: Power utilities: Power generation plants, 11 KV sub stations and high

tension lines routing shall be co-ordinated with the Authority.

2.2.1.3: Microwave and Telecom towers:

Tall structures over 15.0 m on roof tops or ground based are to be cleared by the Airport authority and provide necessary documentation for safety to the authority.

2.2.1.4: Parks:

Parks with symbol F are marked on the PD maps. These represent parks above a size of 500 sq.m within the BMP area and the size of 1000 sq.m area in the peripheral areas. Uses as exception shall include band stands, musical fountains, street furniture, play implements, landscape features such as gazebos, rain shelters, bird and animal cages, etc with special permission of the authority/ local bodies.

2.2.1.5: Unclassified Land use

Many of the areas on the planning district maps are under unclassified use and these include Defence and notified lands. For any clarification regarding the

boundaries and extents, the Local Planning Authority is to be consulted.

2.2.1.6: Urban amenities land use:

a. The Land Use Map reserves land for urban amenities serving public purpose. The rules regarding height, FAR, Ground coverage and location with respect to the roads and the boundaries applicable to these amenity land uses are identical to those of the zone in which they are located.

b. Special permissions: In case of special requirements of the urban amenity

in which the existing zoning regulations are not appropriate, permission may be sought from the Local Planning Authority.

c. Land use change: In case the designated land has not put to the desired

use within five years from the approval of the Master Plan or have not been acquired by the relevant authority or have not been issued with appropriate TDR, the applicable zonal regulations and land use will be that of the zone in which it is situated.

d. Civic amenity: The lands which have been relinquished as part of the

subdivision (layout process or group housing or otherwise reserved as CA) will continue to be utilized as Civic amenities site.

41

e. Urban amenities in Planning District:

The Urban amenities which include Civic amenities both existing and proposed are represented on the proposed Land use Map with symbols:

2.3 Large transportation structures:

Article.1: Large infrastructure complexes dedicated to transportation uses such as Railways, Airport and Bus terminals demand specific regulations that can match the technical requirements. The impact on the surrounding land uses and the linkages with the city structure are important component for consideration towards approval. Co-ordination is mandatory between the authority the concerned departments / bodies.

2.3.1 Regulations:

1. Maximum ground coverage (of only building area) shall not exceed 20 % of the total land area.

2. Maximum FAR : 1.00

3. 3 % of the area may be allowed for commercial use.

4. Upto 5 % of the FAR may be allowed for Residential use as essential support services.

2.4: Scheme Areas:

Article .1: For translating the master plan into an operational level plan, Planning schemes are proposed.

a. Statutory Planning schemes.

b. Planning schemes.

The schemes are envisaged to be implemented with private sector participation

facilitated by the Local Planning Authority/ Urban local body. The Scheme areas are

marked as a perimeter on the land use maps

A. Statutory Planning schemes:

1. Town planning schemes:

For implementing the proposals of the comprehensive development plan or to develop large areas within the Conurbation area or for the purposes under section 26 (2), section 28 of KTCP act, Town planning schemes shall be carried out. The contents, formulation and final implementation will be according to the relevant sections covered within the KTCP act.

Land pooling, reconstitution, infrastructure up gradation, Sites and services schemes etc, are covered within the TPS. Private land owners can avail the provision of scheme with the Authority.

42

2. Co-ordinated Planning Schemes:

The Co-ordinated planning schemes are zones that are designated for large scale developments exceeding 15 acre within the BMP limits and 25 acre developments in the periphery. The proposed scheme shall incorporate the city level, planning district urban elements such as roads, amenities, etc. The scheme shall be sanctioned by the authority. Some of the regulations shall be adapted to make best use of the site to meet the master plan objectives.

A Detailed procedure will be drawn up for sanction. The final decision on the CPS zone, the contents and the approval rests with the authority.

3 Heritage conservation Scheme

Buildings, groups of buildings, or an area having Architectural, Cultural, and Heritage value are delineated with specific perimeter for protection and conservation. No development or re-development or engineering operation or additions, alterations, repairs, renovations, replacement of special features or plastering or demolition of any part thereof of the Heritage building or Heritage Precincts or natural features shall be allowed except with the authorization of the LPA.

A special high power committee shall be formed to enable both financial and technical assistance to the owners of the building/areas/precincts.

B. Planning schemes:

1. Area improvement schemes:

These are identified specific areas which require detailed planning and design schemes that can be implemented by the Private sector, ULBs. The specifics and the program content of the scheme needs to be approved by the Local planning Authority.

Slums, poorly serviced infrastructure areas and any other area that have significant impact at the Planning district level are to be taken up within the area improvement perimeters and detailed out for implementation by the Authority/ULB.

2. Transport and utilities scheme:

Areas identified for need of detailed project planning and implementation by the relevant authority includes utilities, road underpasses, flyovers, etc. Necessary studies are necessary to be carried out in order to implement the proposals. This shall be in consultation with the Authority.

43

CHAPTER V

3.0 Constraint area zones

Article.1: The Constraint areas are identified on the map and have restrictions on

the development in accordance with specific legislations such as the Aircrafts act or as per areas declared by the statutory body/ies. The constraint areas mentioned in the Master Plan and the zonal regulations are not exhaustive, necessary modifications, additions, alterations and changes are possible.

3.1 Road networks:

The roads on the proposed Land use Map are distinguished as per two categories:

• The existing roads - depicted in firm line on map

• Proposed roads - depicted as dash line on map

1. The roads shown on the maps indicate the proposed hierarchy and development taken up by the relevant authority /ULB.

2. The widening of the road will be with reference to the centre line of the road.

3. All existing village roads not shown in the Land Use Zoning Maps (LUZM) are proposed to have a minimum 12.0 m road width.

4. Other than the Roads specified in the Master Plan, the Authority or the Urban Local body may declare some of the roads for the development.( including the widening of existing roads and proposed new Roads under application of acquisition/ application of Transfer of Development Rights.

3.2 Right of Way (RoW) and Right of User (RoU) rights:

3.2.1 The Right of Way and the Rights associated with major utilities and services such as Water Pipeline, Oil pipelines, and High Voltage lines, gas lines and any other utilities.

3.2.2 In case of new developments, these shall remain as non buildable areas and remain as reservations and marked for the purpose intended. They may be considered for calculation of open spaces within the schemes in approval of plans and layouts.

A. Pipe line RoU:

The Mangalore Hassan Bangalore (MHB) Petronet has implemented a pipe line passing through the northern part of the LPA including GKVK, Jakkur, and K.R Puram and connecting to Devangothi. The pipeline is buried underground and has reserved rights for servicing the pipeline with a margin of 6.0 m and 12.0 m along the pipeline. The constraint area is marked on the respective Planning districts.

B. Airport Regulations:

The airport authority has specified the height restriction for areas coming under the zone; these are represented on the planning district maps as arrows and the inner horizontal surface and outer horizontal surfaces. The allowable height is written on the arrow pointing to the circles starting from a 2 degree angle sub tend from the Average reference point of the airport. This being only a guideline, however, NOC and clearances are required for sanction.

44

CHAPTER VI

Regulations Applicable to all zones

Article.1: Rain water harvesting:

Provision for rainwater harvest is mandatory for all new constructions.

Article .2: Means of access:

1. The means of exclusive access which would be other than through public roads or streets shall not be more than 30.0 m length from the existing public road.

2. The minimum width of such access shall be 4.5 m

3. FAR and height of the building shall be regulated according to the width of public street or road only.

4. For existing situations of access obtained from the public road or streets having a width more than the width of such public road or street and length beyond 30.0 m, the FAR shall be regulated based on such width of public road or street only.

5. Wherever the portion of the plot abuts the public road or street, if the frontage is less than 1/3 average width of the main plot, it shall be considered as only an access.

6. Access rights needs to be obtained before applying for any sanction/permission for development. Documents to support the rights obtained needs to be submitted along with the plan.

Article.3: Cul de Sac

In case of development with road not in a position to be continued, the road should end with Cul de sac Any length of road with out continuation of over 60 m is not allowed and they shall be provided with a turn around area of 9.0 m x 9.0 m at the closed end.

Article.4: Splay:

For all properties a splay for the intersection of two or three streets/roads shall be provided as below:

Table.17: width of road and minimum splay

Sl. No Width of any one road/passage (m)

Minimum splay

1 Upto 7.2 (24 ‘) 1.5 x 1.5

2 7.2 -15.0 3.0 x 3.0

3 16.0- 30.0 4.5 x 4.5

4 More than 30 6.0 x 6.0

B Industrial

1 Upto 7.2 3.0 x 3.0

2 7.3 – 15.0 4.5 x 4.5

3 More than 15.0 6.0 x 6.0

45

The splay provided and as approved in the plan deemed to have been vested with the concerned local bodies. The applicant seeking planning permission shall execute an undertaking to this effect while submitting the plan sanction permission.

Article.5: Sub division rules:

Based on the Section 17 of KT&CP act, the sub division regulations are as follows

for residential sub division rules.

1.0 Size of the plot:

No sub divided plot will be less than 54 sq.m. However the Authority reserves the right to relax in special cases such as EWS housing. The size of the plot shall be according to the relevant sub division of plot size in the zones.

2.0 Frontage:

The sub divided plot for residential use shall have a minimum of 6.0 m frontage.

3.0 Road widths:

The road widths are as the provisions made in the divisions

Table.18: Minimum road widths for residential subdivision

Sl.no Length of road in (m ) Min. Width of road

1 Upto 250 10.0

2 Above 250 upto 500 12.0

3 Above 500 to 1000 15.0

o For EWS housing schemes, the minimum road width may be relaxed.

4.0 Area for development:

Apart from the provision for amenities, open spaces, the area for residential development shall be upto maximum of 55 % of the total land

Area.

4. A. Parks and open spaces: Shall not be less than 10 % of the total land area. This shall be relinquished to the Authority and if required, the authority may handover area over for maintenance to the residents welfare association or owner or developer. If the site is not utilized for

46

which it is leased out within a prescribed period, it will be resumed back to the authority.

4. B: Civic amenities: Shall not be less than 5 % of the total area. The CA site shall be relinquished to Authority and leased to the residents welfare association or the developer on payment of necessary nominal fees as prescribed by the Authority from time to time. If the site is not utilized for which it is leased out within a prescribed period, it will be resumed back to the Authority.

4. C: Exemptions:

4.C.1: In case of developable area for residential development is less than 55 % by providing for the Master Plan roads or any other road or due to statutory reasons, prescribed by the Authority in a layout, the applicant may be exempted from complying with Civic amenities reservation.

4. C.2: In case of sital area less than 10,000 sq.m, reservations for Parks and CA areas may be dispensed with by collecting the guideline value of equivalent converted land as fixed by the sub registrar. The value to be collected from the land owner in lieu of open space and civic amenity shall be in addition to other fees/charges as prescribed by the Govt from time to time.

� The authority shall deposit the amount collected under separate head of accounts and shall be utilized only for the acquisition of areas for parks and open spaces.

� In case the land owner refuses to agree to the proposals of 4.C.2, the authority shall approve the sub division according to the provisions of 4A and 4 B conditions

For layouts over 10.0 ha, commercial land uses such as Business offices, shopping complexes and Retail upto 3 % may be permitted within the permissible percentage of 55 %. Subject to provision of separate access

47

6.0 Civic Amenities

Table.19: Civic amenities provision

Sl.no Particulars Population per unit Area in Ha Remarks

A Educational facilities

1 Nursery school ( 3- 6 years ) 1000 0.2 including play ground

2 Basic primary and higher primary school ( 6- 14 years) 3500 - 4500 1

3 Higher secondary school ( 14-17 yrs) 15000 2

including play ground

4 College 50000 3.00 to 4.00

including play ground

B Medical facilities

1 Dispensary 5000 0.1

2 Health centre 20000 0.4

3 Other facilities

4 Post and telegraph 10000 0.15 incl. staff quarters

5 Police stations 10000 0.2

6 Religious buildings 3000 0.1

7 Filling stations 15000 0.5

C Shopping facilities

1 Neighbour hood and convenient shopping ( 3000 - 15000 population)

3 shops per 1000 persons, of 10 -15 sqq.mtr per shop

D Parks, Open spaces and Playgrounds

1 Tot lot 500 0.5

2 Childrens park 2000 0.2

3 Neighbour hood playground 1000 0.2

4 Neigbourhood park 5000 0.8

6.0 General conditions applicable to sub division and amalgamation of plot:

1. A Plot/Site which is a part of the sub division plan/layout/scheme duly approved by the authority maybe further sub divided with prior permission of Authority and the sub division shall not be less than the prescribed size in the given zone.

2. The Amalgamation of more than 2 plots may be considered, if the area of the combined plot shall not exceed twice the area of the largest plot in the layout in which the amalgamation is sought for. This is applicable for the following zones: Hi-tech, mainly residential, commercial axes zones.

3. The Authority reserves the right to modify the layout submitted by the applicant / owner.

4. Any Private un-authorized developed layouts incorporated in the Master Plan -2015 are not deemed to have been legalized. The owner of the property or his/her Legal heirs shall follow the provisions of the KTCP act.

48

5. The Authority reserves the right to introduce /insist a road not less than 12.0 m width, other than the roads shown in the Master plan, to pass through the layout to enhance connectivity to the surrounding areas.

6. 60 % of the sites shall be released on the issue of work order based on the draft plan. The sites to be released are to be clearly indicated on the plan along with the phase wise development. The release of sites is subject to the relinquishment of the civic amenities and parks, open spaces to the authority. 40 % of the sites shall be released on the final formation of the layout and provision of utilities and infrastructure as per the government order given in the appendix.

Article. 6: SETBACKS Table no .20: Setbacks for building upto Height of 15.0 m.

Width of site Depth of site

Width/Depth of site ( m ) Right side Left side Front side Rear side

Upto 6.0 1.0 m 0 1.0 m 0

Above 6.0 upto 9.0 1.0 m on all sides

Above 9.0 m 8 % 8% 12% 8 %

Notes: Front and Rear setback may be altered subject to condition that the rear setback shall not be less than 1.5 m and the overall percentage shall not be less than 20 % of the total depth. No setback shall be less than 1.0 m on any sides.

Table 21: All around setbacks for buildings over 15.0 m height

Height of the bldg In m

1 Above 15 m

1/3 rd the building height

Article .7: Regulations for Residential and Non Residential Developments Table .22: Regulations for Residential development on sital area over 0.2 ha

Residential Development Plan

Sl.no Description (plot size) Remarks

1 0.2 ha to upto 1.0 ha See table no.24

2 Above 1.0 ha to 5.0 ha See table. 25

3 Above 5.0 ha

See table.26

49

Table: 23: Regulations for Non Residential development above 0.2 ha Sital area Non residential development plan

Sl.no

Description (plot size)

Permissible FAR

Premium FAR

Total FAR

G.C max upto

Road min width (m)

Visitor parking

Open spaces in %

Amenities

1 0.2 ha to upto 1.0 ha 1.75 0.75 2.50 50%

12.00

2.5 % of total built up area

10% of plot area

2.5 % or payable as fee

2 Above 1.0 ha to 5.0 ha 1.75 1.00 2.75 50%

12.00

5 % of total FAR area

10%

2.5 % of land area

3 Above 5.0 ha 1.75 1.25 3.00 50%

12.00

5 % of total FAR

10% 2.5 % of land area

25.1 Approval of non residential Development plan

Based on the size of the plot, the non residential development plan is approved on the following conditions:

a. Area reserved for visitor parking as per table 23 shall be in addition to parking space required for total floor area of the buildings.

b. The area earmarked for parking and open space and roads shall be relinquished to the authority and the visitor parking and the open space shall be leased to the owner/ developer for maintenance on payment of a nominal fee as prescribed by the authority from time to time.

d. In case of sital area upto 1 ha, reservations for Parks and CA areas may be dispensed with by collecting the guideline value of equivalent converted land as fixed by the sub registrar. The value to be collected from the land owner/developer in lieu of open space and civic amenity shall be in addition to other fees.

e. FAR is calculated based on entire sital area excluding the area for amenities.

f. For every 2.0 ha and above , a road width of min 12.0 shall be provided in the applicants land giving access to neighboring property as per prevailing ground conditions or as per the authority decision.

g. Roads as shown in the Master plan 2015 shall be incorporated within Plan.

50

Article.8: Residential Development Plan:

Table. 24: Between 0.2 ha to 1.0 ha

Sl.no Ground coverage

Permissible FAR

Premium FAR

Max.FAR Road width (m ) Setbacks

1 50% 1 NA 1.25 Less than 9.0

2 50% 1.5 NA 1.75 Over 9.0 upto 12.0

3

50%

2.0

0.5 2.50 0ver 12.0

Setbacks depending on height , refer table 22 or table 23

1. A maximum of 5 % of the total built up area is to be earmarked towards the amenities and such amenities provision shall be responsibility of the association/society. No relinquishment is required; however 10 % of the land area towards the open space shall be relinquished to Authority and shall be back leased at a nominal fee as prescribed by the Authority from time to time, to the association/ owner for maintenance.

2. Roads, parks, open spaces shall not be deducted for calculating the total FAR.

Table.25 Over 1.0 ha and below 5.0 ha


Permissible FAR

Premium FAR


1 50% 1.0 NA 1.25 Less than 9.0

2 50% 1.5 NA 1.75 over 9.0 upto 12.0

3

50%

2.5

0.5 3.00 over 12.0


Notes:

1. The 5 % of land shall be reserved for civic amenities and be relinquished to Authority. And it may be leased to the association/society, owner or builder on payment of nominal fee as prescribed by the Authority from time to time.

2. 10 % of land shall be reserved as usable Open space. This shall be relinquished to Authority and it shall be leased out to the association/society or owner or developer for the maintenance purpose.

3. Commercial uses mentioned in C2 may be allowed to upto of 2 % of total permissible FAR in any given phase of construction.

4. 2.5 % of the area reserved for parking

Conditions for sanction:

1. For every 1.0 ha of development and above, a road width of a min 9.0 m shall be provided as public road other than the roads prescribed in the master plan and shall be

51

connected to the neighboring property or wherever the authority prescribes based on the ground conditions.

2. FAR is calculated on the total land area after deducting Civic amenity site.

Table.26: Over 5.0 ha of development


Permissible FAR

Premium FAR


1 50% 1 NA 1.25 less than 9.0

2 50% 1.5 NA 1.75 Over 9.0 upto 12.0

3

50%

2.50

0.5 3.00 Over 12.0


Notes:

1. The total land subject to development shall have a Development plan.

2. For every 2.0 ha and above , a road width of min 12.0 shall be provided in the applicants land giving access to neighboring property as per prevailing ground conditions or as per the authority decision.

3. Roads as shown in the Master plan 2015 shall be incorporated within Plan.

4. Commercial activity as mentioned in permissible uses category: C2 shall not exceed 5 % of the total FAR in any given phase, may be permitted.

5. Open spaces not less than 10 % of the total land area shall be provided. The area shall be relinquished to the authority and lease for the same shall be obtained for management/ maintenance of the same by the association /society.

6. Urban amenities of upto 5 % of the total area shall be provided

7. 2.5 % of the area is reserved for the visitor parking apart from the prescribed parking area.

Article.9: Provisions applicable to all zones

1. Setbacks:

1.1 The Front and rear setback shall be with reference to depth of the site.

1.2 The left and right setback shall be with reference to width of the site.

1.3 Upto 15.0 m height, the setback are calculated as percentages of the depth and width as per table.20.

1.4 Buildings with over 15.0 m height shall follow the table.21 for setbacks.

1.5 Height restriction: For buildings over 15.0 m, NOC from BWSSB, BESCOM, Fire Force, Airport Authority and Telecommunication department shall be furnished. Industrial structures such as stacks, chimneys and towers etc are subject to NOC from airport, telecom, and Fire force. .

52

2. Building lines and setback :

Wherever the building lines are fixed, in such cases the front setback or the building line which ever is higher of the two shall be considered as the front setback to the building.

3. Corner sites :

In case of corner sites both the sides facing the road shall be treated as front side and regulations applied accordingly to maintain the building line on these roads.

4. Sites Facing two or more roads :

In case of building facing more than two roads, the plot should be considered

as corner plot taking two wider roads into consideration.

5. Sites facing roads at rear and front:

In case of sites facing roads both in front and rear, both the sides facing roads should be treated as front and other two sides not facing roads should be treated as right and the setbacks be applied accordingly.

6. Plinth not parallel to property line:

In case, where the plinth is not parallel to the property line, the setbacks shall not be less than the specified setbacks at any given point on any side.

7. Distance between the buildings:

For more than one building on a given site, the distance between the buildings shall be 1/3 rd the total height of the tallest building.

8. Width of the road:

The distance between the boundaries of a road including foot path, drains measured at right angles at the center of the plot and the average width on either sides of plot edge upto 500 m, with average widths at every 100 m intervals for defining the width of road.

9. Floor area :

The area excluding the area used for: parking, staircase room ramp, ducts, water tanks, and main sanitary ducts and lift machine room and lift shaft.

9.a : Floor Area Ratio ( FAR)

The ratio of the Floor area to the plot area is FAR. However it includes escalators, open balconies, staircase and corridors, etc.

10. Ground coverage:

The total area covered by building immediately above the plinth level. Swimming pool, sump tank, pump house and electric substation, utilities are not included.

53

11. 0 FAR calculated with respect to road width:

11.1 If the larger plot is not facing the required road width, FAR shall be considered according to the existing road width only.

11.2 If the smaller plot is not facing corresponding road width as shown in the table, the coverage shall be considered according the area of the plot.

11.3 The FAR shall be considered with respect to the width of public road abutting the property.

11.4 For roads with width less than 9.0 m, the maximum permissible FAR is 1.25

11.5 For roads with width above 9.0 m upto 12.0 m, the maximum permissible FAR is 1.50.

12. 0 Two or more buildings on the site:

12.1. For more than two buildings on the given site, the distance between the two shall be the 1/3 rd the distance of the tallest building.

12.2 In case of two or more buildings, proposed on a single site, the setbacks shall be applied as if they are on common site.

13.0 Basement:

13.1 Means storey which is partly or wholly below the average ground level and with a height not exceeding a projection of 1.50 m above the average ground level and overall height of the basement under any circumstances should not exceed 3.5 m between the floor and the ceiling of the basement.

13.2 No usable space of the basement shall be more than 30 m away from the exit point with signage’s clearly marked.

13.3 Basement floor shall be not be permitted in a sital area less than 200 sq.m, if it is used for car parking.

13.4 Basement may be extended by allowing a minimum of 2.0 m all around

setback, provided the required setback for building is more than 2.0 m.

13.5 Permissible uses in the Basement:

1. Dark rooms for X ray and storage of light sensitive materials

2. Bank Safes

3. Air condition handling units/equipment, utilities and services connected with the building.

4. Parking

54

14.0 New Additions:

In case of buildings which are existing prior to coming into force of these regulations, upper floors may be permitted according to the existing coverage subject to limitation of height , FAR , building line or any road widening proposals, according to the present regulations.

Article.10. Podium and tower blocks:

The maximum length of the Podium block and the height of the building are restricted by the width to height table as given in table.27. Beyond the specified, length of building, a separate block is required to accommodated.

CONDITION .1: SINGLE TOWER AND PODIUM ON PLOT CONDITION:

1. The Maximum Ground coverage allowed for the podium shall be upto 60 %

2. The Minimum setbacks on other sides shall be a min of 6.0 to a height of 15. 0 m and step back of 4.0 on all sides on the podium to facilitate the tower.

3. Services such as escalators or staircases can occupy the step backs

4. All faces of the tower should be accessible externally.

CONDITION.2: TWO TOWERS AND PODIUM

1. For Two or more towers with Podium condition , the Condition.1 as detailed above shall be applicable provided the following are considered:

2. The step backs of 4.0 m from the edge of the podium are applicable to the towers.

3. The distance between two or more towers shall be in accordance to 1/3 rd the building height of the tallest building.

Notes:

1. For Tower and Podium buildings, with height over 30.0 m, the setback may remain fixed while Step backs may vary in accordance with the 1/3 rd of the height principle as in case of setbacks.

2. For Tower and Podium buildings, with height over 30.0 m, the setbacks may vary in accordance to 1/3 rd of the height as setbacks, while the step back may remain fixed with a minimum of 4.5 m all around the tower.

55

Table No. 27

Determination of Block size with respect to

length of the building and the height

Land use Categories permissible in various Zones – Master Plan - 2015 Table. 28:

Permissible Land uses Allowable ancillary use Ancillary use- to be developed as an

independent building

Sl.No Zones categories

Main Land Use

Ancillary Land use

as built up area within the main building (sq.m)

As % age of total built up area allowable within building

Min Rd width required

Minimum Plot size reqd. (sq.m)

Min frontage

Old Urban area zone

1 Petta C4 R1, L2, U3 300 50% 9.0 m 100 NA

2 Old traditional area R1 C4, L2, U2 200 30% 9.0m 150 4.5 m

Urban Redevelopment zone

3 M.G.Road C3 R1, L2, U3 300 50% 12.0m 150 NA

4 CBD Area C3 R1, L2, U3 300 20% 12.0m NA 9.0 m

5 CBD Precinct R1 C3, L2, U3 200 20% 15.0m 300 10.0 m

6 Transformation R1 R1, L2, U3 300 30% 15.0 m 240 12.0 m

7 Mutation corridors C3 R1, L2, U3 300 30% NA NA NA

Residential area zone

9 Mixed Residential R1 C4, L2, U3 100 30% 12.0m 200 6.0 m

10 Mainly Residential R1 C1, L1, U1 20 20% 18.0m 240 10.0 m

11 Commercial axes R1 C2, L2, U2 50 30% 12.0m 240 10.0 m

57

Industrial area

12 Industrial area L5 R2,C5, U2 NA 5% land

area 15.0 m 240 10.0 m

13 Hi-tech Zone L4 R1,C3, U4 500 20% 12.0 m 300 10.0 m

Logistic/ transportation zone

14 Transportation T1 R2,U2,C5,L3 300 5% land

area Special Permission to be obtained

Notes: 1. Ancillary uses are allowed as percentage of the total built-up area or as specified, the condition that the lower of the two shall be

Permissible. 2. R1 - residential land use category is permissible in all zones except industrial and logistic/transportation zone

3. The above main land use and ancillary uses are only applicable upto plot sizes of 2000 sq.m. For plots more than 0.2 ha, the development plan parameters along with main land use zone uses and table.24 or table.25 shall be applied. 4. For plots over 2.0 ha, R1 land uses are permissible in all zones except industrial and logistic / transportation zones.

5. In case of Plot sizes over 0.2 ha, with exception to R1 uses, all ancillary uses proposed to be developed as independent or as

main use in the development plan, special permission is required as per the provisions of 14. A of KTCP act

58

Table : 29

Residential land uses

R1 Residential use zone

1. Plotted residential developments

2. Villas, semi detached housing

3. Apartments, Hostels

Multi dwelling housing

R2 Residential – restricted to ancillary use

1 Watch and ward, essential staff housing

Permissible Land use categories

59

Table.30: Commercial Land uses Category

C1 Commercial uses in mainly Residential area

1 Petty shops, Newspaper, stationery and milk kiosks, vulcanizing shops

2 Tutorial centers not exceeding 50 sq.m

3 STD/ FAX/internet centre/ ATM centers

4 Hair dressing and beauty parlours

5 Offices/ clinics belonging to “Professional services" category and self owned not exceeding 50 sq.m

6 Tailoring, dry cleaners

7 Bakery and sweetmeat shop

8 Pathological labs.

9 Club as per table 37 provisions

C3 Commercial and Business - zone

1 Commercial and corporate offices

2 Retail Shopping complexes

3 Restaurants and Hotels

4 Convention centers and banquet halls

6 Financial institutions

7 Cinema and multiplexes

8 Places of assembly, exhibitions centers

9 Entertainment and amusement centers

10 Hospitals and specialty hospitals

11 Automobile repair and garage centers , spares and stores

12 All uses of C1 and C2 are permitted

C2 Commercial uses in Commercial axes zone

1 Eateries such as restaurants, hotels, takeaways

2 Gyms, orphanages, old age homes clinics

3 Retail shops & hardware shops

4 Banks, ATMS, insurance and consulting and business offices

5 Mutton and poultry stalls

6 Job/ computer institutes

7 Uses for small repair centers- electronic, mechanical , automobile,etc

8 Photography Studio

9 All the uses of C1

10

Nursing homes and poly clinics/ dispensaries /labs subject to minimum 300 sq.m plot size and NOC from pollution control board with parking.

11 Fuel stations and pumps as per table.37

12 Kalyana mandaps as per table.37

C4 Commercial in Mixed land use zone

1 Sale of second hand, junk goods , yards

2 Warehouses and storage areas for goods

3 Whole sales and trading

4 All uses of C1, C2, C3 included

C5 Commercial - whole sale

1 Wholesale and warehouses -business

2 Agro Mandis

3 Heavy goods markets

4 All uses of C1, C2, C3 , C4 included

60

Table. 31. Industrial Land use category

L1 House hold industries

1 Tiny and household industries

Above Uses are permitted subject to condition that the zone permits the extent of the area and the power consumption does not exceed 5 KW , the activity follows the required space standard given in table.37

L3 Light Industries

1 All uses in L1 and L2 included

Uses permitted subject to condition that the zone permits the extent of the area and upto 50 KW power consumption, the activity follows the required space standard, performance characteristics such as Noise, Vibration, Dust , odour, Effluent, General nuisance

Small scale industries not employing more than 100 workers with or without power aggregate installed power not exceeding 50 KW

L5 Heavy Industries

1 All uses of L1, L2, L3, L4 included

2 Hazardous industries and heavy manufacturing industries

Uses permitted subject that the zone permits the extent of the area and upto aggregate installed power upto 100 KW and employing more than 500 workers, performance characteristics such as Noise, Vibration, Dust , odour, Effluent, General nuisance are to be considered

L2 Service industries

1 Service industries including wood works, assembly ,etc, illustrative list in the appendix

2 R & D labs , Test centers , IT, BT , BPO activities

3 All uses included in the L1 category

Uses permitted subject to condition that the zone permits the extent of the area and upto 20 KW power consumption, the activity follows the required space standard given in table.37

L4 Medium Industries

1 All uses of L1, L2, L3 included

2 Warehousing, loading and unloading platforms to be provided

Uses permitted subject that the zone permits the extent of the area and upto aggregate installed power upto 100 KW and not employing more than 500 workers, performance characteristics such as Noise, Vibration, Dust , odour, Effluent, General nuisance are to be considered.

T1 Logistic zone - transportation

1 Loading and unloading platforms

2 Ware housing, Storage depots, Godowns

3 Truck terminals , Bus terminals, Metro stations

61

Table. 32: Illustrative list of uses in the mixed land use zone

L2. Industrial land uses L2. Industrial Land uses L2. Industrial Land uses

Food products Rubber and plastic products

preparation of bakery products Other works such as Retreading , recapping and vulcanizing

supari and masala grinding Ornamental jewellery Manufacturing of rubber balloons, hand gloves, other products

coffee powder , packing Musical instruments Metal works juice crushers and processing Repair of kitchen related equipments Storage of Metal commodities Milk and dairy products Audio and video recording works Fabrication and welding works Rice, wheat - powdering Laundries, bleaching, dyeing, Repair works

Textile products Data processing units – computer units

(such as cabinets, furniture, others)

Embroidery works, crepe ,others Photo processing laboratories Painting and finishing works

Tailoring of apparels, mosquito nets, bedding material, textile bags, others

Repacking and mixing of liquids, powder, pastes, not involving hazardous materials Electrical goods

Existing dyeing units to continue with permits Tobacco and agarbathis

Repairs of household electrical appliances

Wood products and carpentry Rolling of bidis Rewinding and re-furbishing works

Manufacture of wooden furniture, fixtures Making agarbathis Assembly of computers , others Bamboo and cane furniture works Storage of electronic components Repair and sale of wood junk Leather products Transport equipment

Paper products and printing Manufacture of finished leather goods

Servicing of automobiles- garages

Manufacturing of cartons for packing Repair of leather related products Storage of automobile parts Printing for publishing Upholstery, suitcases, pocket books Painting and washing works Making of stationery - post cards Glass works Engraving , etching , block making Glass cutting and finishing Book binding Etching and art works

Artificial jewellery works

62

Table. 33: Amenities Land use

U1 Urban Amenities -neighborhood level

1 Sub offices of utilities upto 50 sq.m

2 Police stations, post offices

3 Primary schools subject to space standards

5 Parks, Play grounds and maidans

6 Telecommunication /microwave under special case

7 Nursery crèches

8 Disability centers , orphanages, Govt dispensaries

9 Places of worship not exceeding 100 sq.m subject to NOC

10 Public distribution system shops

11 Traffic and transport related facilities

U3 Urban amenities - Minor

1 All uses of U1 and U2 are included.

2 Primary and Middle schools

3 Health centers and Hospital

4 Research institutions subject to the size

5 Government buildings, auditoriums, cultural complexes,

U2 Urban amenities -support amenities

1 All uses of U 1 are included

2 Burial grounds, crematory under special cases

3 Nursery school subject to a plot size of min 300 sq.m

4 Places of worship

5 Places of congregation

U4 Urban amenities - Major

1 All uses of U1, U2, and U3 are included

2 Institutions

3 Airports, bus stands, Metro stations and ancillary uses

4 Meterological observatories

5 Broadcasting and transmission stations

63

Table. 34: Space standards for various buildings/uses

Sl. No Common to all zones

Min. road width & above

Minimum. Size of plot in sq.m Remarks and comments

1 Kalyana Mandapas 18 1000

2 Cinema, Club, game centres, Multiplex, convention centres. 18 2000

3 Multi storey car parking 12 250

4 Office buildings (C3 and above) 15 300

5 Middle school 15 2000

6 High school 18 3000 with playground

7 College & higher institutions 18 2500

8 Petrol pumps 18 500

9 Hotels and lodging 15 500

10 LPG storages - acc. Restrictions 15 250

11 Places of congregation 12 300 (Restricted to only high density areas)

12 Public libraries 12 300

13 Conference hall 15 1000

14 Community hall 12 3000

15 Apartments /multi- occupancy housing 15 1000

16 Nursing homes/ polyclinics 12 300

17 Garages- automobile repairs 12 300

18 Star hotels 18 1000

19 R & D lab 15 1500 subject to fire and KSPCB

Table No: 35 Parking requirements and norms Controlled Parking Regulations: Controlled parking zone means an area where all the prescribed norms are applicable without any exemptions. Non Controlled Parking Regulations: means an area where certain exemptions in the parking norms are extended applicable to Petta and traditional area zones only.

PARKING REQUIREMENTS FOR VARIOUS USES

Sl. No Type of use One car parking of 2.5 x 5.5m.each shall be

provided for every

1 Theaters and Auditoriums except Educational Institutions.

25 seats of accommodation subject to minimum of 20

2 Retail Business ( shops, Shopping complexes, Malls,etc)

50 sq.mtr.of floor area

3

Multiplex integrated with shopping

40 sq.mtr of floor area plus requirement of parking according to Cinematographic act

4 Wholesale and Warehouse buildings 150 sq.mtr plus 1 lorry parking space measuring 3.5 m x 7.5 m. For every 500 sq,mtr.or part thereof

5 Restaurant establishment servicing food and drinks and such other establishments

75 sq.mtr.of Floor area

6 Lodging establishments, hotels and Tourist homes

80 sq.mtr of Floor area

7 For star hotels 60 sq.mtr of Floor area

8 Office buildings (Govt/Semi-Govt.& Pvt) 50 sq.mtr.of Floor area

9 Hostels 10 Rooms

10 Industrial Buildings 100 sq,mtr.of floor area plus 1 lorry space measuring 3.5 m x 7.5 m for every 1000 sq.mtr or part thereof

11 Nursing homes 75 sq.mtr.of Floor area

12 Hospitals 100 sq.mtr of Floor area

13 Single Family Dwellings

A. upto 2 dwelling unit measuring 100 to 150 sq.mtr.total B. Beyond 150 sq.mtr, for every 100 sq.mtr additional car park

14 Multi-family dwellings

A. Dwelling unit measuring more than 50 sq.mtr.up to 150 sq.mtr of floor area. B.Additional car parking for each 2 dwelling units if it is 50 sq.mtr.or less. C. 10 % of the total area as visitor parking

15 Kalyana mandiras, Convention centers 50 sq.mtr.of Floor area.

16 Recreational clubs 50 sq.mtr.of Floor area.

17 Educational buildings 150 sq.mtr.of Floor area

18 Other Public and Semi-Public Buildings 100 sq.mtr.of Floor area

1.1 Dimensions:

1 e.c.u = 3 motorcycle parking space = 3 x (1.25m x 2m each) 1 e.c.u = 6 cycle parking space = 6 x (0.75m x 2m)

65

Article.1: Parking provision through building on stilts:

1. Parking provided on the ground floor with the building on stilts, the area of parking provided shall be exempted from the calculation of FAR.

2. All sides of the parking shall be open.

3. The stilt area height shall be considered for the overall height calculation of the building.

4. The stilt parking area shall not exceed 2.75 m height.

Article. 2: Parking provision on multi level or on any number of floors:

1. For buildings having parking provision on different floors, the parking area

shall be exempt from the calculation of FAR, but the overall height restrictions, if any shall be applicable.

2 Permission shall be obtained from Fire Force department.

3. Access Ramps, elevators, escalators to the upper floors or terrace floor shall not be provided in the setback area and ramps to be within the plinth area of the building.

66

Annexure.1: Technical Terms and Definitions

The following terminology is adopted:

1. Apartment:

Means a building or group of buildings containing or meant for multifamily dwellings. The number of units is determined by the density – with reference to the number of dwelling units per hectare.

2. Alteration:

Means a change from one occupancy to another or a structural change including construction of, cutting into, or removal of any wall, partition, or change in use or closing into or closing of any means of ingress, or egress, filling and refilling and reclamation by any sort , all such operations not being exempt from the requirement of permission.

3. Amenities:

Means roads, open spaces, parks, recreational grounds, gardens, water supply points, electric supply, lighting, sewerage, drainage, devices, utilities and conveniences.

4. Amalgamation:

Combining two or more developed plots as a single plot.

5. Bifurcation:

Means bifurcation of a developed plot into two plots.

6. Building line:

Means the line upto which the plinth of buildings may lawfully extend within the plot on a street or an extension of a street and includes the line prescribed, if any or in any scheme. No overhead projections are allowed beyond the building line.

7. Building setback:

The distance by which any building or any structure shall be separated from the boundary line of the plot.

8. Corner site:

Means a site at the junction of road and fronting on two or more roads or streets.

9. Commencement certificate:

The commencement certificate will be issued on the basis of verification of the setbacks; coverage after the structure reaches plinth level above the road level.

67

10. Development:

Means the carrying out of construction of buildings, engineering, mining, or other operations in , or over , or under land or water, or the making of any material change in any building or land , or in use of any building or land and includes redevelopment and layout and sub division of any land reclamation to develop shall be construed accordingly.

11.Dwelling unit:

Used to primarily to describe the equivalent household in buildings. Each Dwelling unit is comprised of 5 persons for calculation.

12. Existing land use or building use:

A building, structure, or its use existing authorized before the commencement of the rules.

13. Height of construction

Means the vertical distance measured, in the case of flat roofs, from the average level of the ground around and contagious to the building to the highest point of the building and in case of pitched roofs, upto the point where the external surface of the outer wall intersects the finished surface of the sloping roof, and in case of gables facing the road, the mid point between the eaves level and the ridge.

14.High rise building:

A building of a height of 15.0 m or more above the average surrounding ground level.

15. Mezzanine floor:

Means intermediate floor between ground floor and first floor only. The area of the mezzanine floor shall not exceed 1/3 rd of covered area of ground floor.

16. Premium FAR:

Premium FAR is additional FAR that is availed on payment of fess as prescribed by the authority..

17. Ramp:

Provision of the ramp should have a minimum width of 3.5 m and a slope of not more than 1 in 8. Ramp shall start leaving minimum of 1.5 m from the road edge as vehicle refuge .The ramp and the driveway in the basement shall be provided after leaving a clear gap of minimum 2.0 m from the common property line.

18.Regulations:

Means zonal regulations, governing the land use made under this act.

68

Appendix .2: Land use and activity terms used in the Zonal regulations:

1. Villa : An independent house /dwelling on a given plot is a villa

2. Apartment: An apartment is multi dwelling building that has more than 4 dwelling units.

3. Group housing : Premises comprising of residential flats with basic amenities such as parking, convenient shop, public utility

4. Dharmashala: is a premise providing temporary accommodation for short duration on non profit basis.

5. Guest house: is a premises for housing the staff of Government, semi government, public undertaking and private limited company for short duration.

6. Boarding house (service apartment): is a premises in which rooms are let out on a long term basis as compared to hotels.

7. Lodging house: is premises used for lodging less than 15 persons.

8. Retail shops: A premises for sale of commodities directly to consumer with necessary storage.

9. Repair shop: A premises equivalent to retail shop for carrying out repair of household goods, electronic gadgets, automobiles, cycles, etc.

10. Whole sale: a premises where goods and commodities are sold, delivered to retailers, the premises include storage, godown, loading and unloading facilities.

11. Gas godown: Premises where cylinders of cooking gases are stored.

12. Junk yard: Premises for covered, semi covered, or open storage including sale and purchase of waste goods, commodities and materials.

13. Restaurant: A premises used for serving food items on commercial basis including cooking facilities , with covered or open space or both for sitting arrangements.

14. Hotels: A premises used for lodging of 15 persons or more on payment with or with out meals.

15. Park: A premises used for leisure , recreational activities, it may have a related landscaping , parking facilities, public toilet, fence etc. It includes synonyms such as lawn, open space, green, etc.

16. Playground: A premises used for outdoor games, it may have on it landscaping , parking facilities, public toilet, etc

17. Recreational club: Premises used for gathering a group of persons for social and recreational purposes with all related facilities.

18. Bus terminal: A premises used by public transport agency to park the buses for short duration to serve the population. It may include the related facilities for passengers.

19. Bus depots: A premises used by Public transport agency or any other agency for parking, maintenance and repair of the buses. This may or may not include the workshop.

20. Clinical laboratory: A premises for carrying out various tests for confirmation of symptoms of disease.

69

21. Clinic : A premises for treatment of outdoor patients by a doctor. In case of poly clinic, it shall be managed by a group of doctors.

22. Nursing home: A premises having medical facility for indoor and outdoor patients, having upto 30 beds, it shall be managed by a doctor or group of doctors on commercial basis.

23. Hospital: A premises providing medical facilities of general or specialized nature for treatment of indoor and outdoor patients.

24. Integrated residential schools: A premises having educational and playing facilities for student’s upto XI standard. It shall have boarding facilities and may have residence for faculty members.

25. Auditorium: Premises having an enclosed space to seat audience and stage for various performances such as concerts, plays, music, etc.

26. Community hall: Premises having enclosed space for various social and cultural activities without any cooking facility.

27. Kalayana Mandapa: Premises where marriages, social and religious functions are conducted with cooking facilities.

70

Appendix.3: List of Villages in the Restricted Development Zone (Agricultural zone) - Population according to Census 2001 data

Sl. No Village Names

Population


Population

1 Addiganahalli 1111 46 Dombarahalli 665

2 Adikemaranahalli 1859 47 Dommasandra 9165

3 Adur 770 48 Gangondanhalli 1602

4 Agara 3612 49 Gantiganahalli 846

5 Ajagondahalli 340 50 Gattihalli 634

6 Alur 1415 51 Gavipalya 0

7 Amanikere Bhujangadasana 25 52 Gollahalli 195

8 Anagalapura 328 53 Goravikere 872

9 Avalahalli 911 54 Gottemaranahalli 43

10 Avalahalli 497 55 Govindapura 259

11 Badamanavarthakaval 2060 56 Gudimavu 196

12 Bannerughatta 3958 57 Gulimanagala 480

13 Bannerughatta kaval 0 58 Gullakayipura 8

14 Basavanapura (f) 1968 59 Halasahalli Thippasandra 734

15 Bayandahalli 505 60 Halesampigehalli 325

16 Begihalli 911 61 Hanumanthasagara 287

17 Bettadasanapura 1391 62 Harohalli 1578

18 Bettahalsoor 0 63 Harohalli 390

19 Bhaktarahalli 1004 64 Haronkathanahalli 1198

20 Bheemanakuppe 2228 65 Heggadadevanapura 1346

21 Bhimanakuppe ramsagara 0 66 Heggondahalli 318

22 Bhuthanahalli 1773 67 Hommadevanahalli 1259

23 Bidarahalli 1419 68 Honnenahalli 657

24 Bilijaji 818 69 Hosahalli 1242

25 Bilvardalli 1342 70 Hulimangala 2092

26 Bingipura 19 71 Hullahalli 2228

27 Bommasandra 746 72 Hullukasavanahalli 159

28 Byappanahalli 1058 73 Huralichikkanhalli 1451

29 Byappanahalli 586 74 Huskuru 2095

30 Bylakonenahalli 352 75 Iavalukandapur 2048

31 Byrappanahalli 472 76 Ittagalipura 415

32 Chagalatti 640 77 Jarakabandekaval (k) 74

33 Channenahalli 1945 78 Kachamaranahalli 716

34 Chikka banavara 5229 79 Kachohalli 2232

35 Chikkanekkundi 836 80 Kada Agrahara 715

36 Chikkavaderapura 63 81 Kadaranahalli 287

37 Chikkelluru 1040 82 Kadosonappanahalli 1347

38 Chikkelluru ramapura 0 83 Kaggalipura 318

39 Chikkelluru venkatapura 0 84 Kajisonnenahalli 1390

40 Chokkasandra 395 85 Kalenhalli 204

41 Dasanapura 1859 86 Kallukere 659

42 Dasanayakanahalli 274 87 Kammaghatta krishnasagara 92

43 Devagere 1179 88 Kammasandra 2549

44 Doddatiganabbe 369 89 Kaniminike 1257

45 Doddenahalli 0 90 Kannaikana agrahara 2030

71


Population


Population

91 Kannehalli 1072 136 Mittaganahalli 679

92 Kannur 3454 137 Muddanahalli 224

93 Kasaghattapura 2161 138 Muniyanapalya 116

94 Katamanallur 1192 139 Mutthugadahalli 299

95 Kathariguppe 613 140 Myalappanahalli 804

96 Kattigenahalli 4628 141 Mylasandra 2129

97 Kempapura 466 142 Nadugowdanagollahalli 596

98 Kenchanapura 744 143 Nagadasanahalli 510

99 Kethohalli 792 144 Nallasandra 614

100 Kethohalli narasimhapura 14 145 Nanjapura 442

101 Kethohalli rampura 77 146 Narasipura 484

102 Kodagehalli 1959 147 Narayappanapalya 8

103 Kodagi Thirumalapura 1615 148 Nekkundi Dommasandra 586

104 Kodathi 1353 149 Nimbekayapura 671

105 Koluru 1459 150 Rajanakunte 1800

106 Koluru Gururayanapura 50 151 Ramanayakanahalli 322

107 Koluru Nanjundapura 44 152 Ramapura 21

108 Kommaghatta 1363 153 Ramasandra 260

109 Kondashettyhalli 356 154 Ramasandra 846

110 Koralur 1263 155 Ramohallli 2303

111 Krishnarajapura 60 156 Sakalavara 725

112 Krishnasagara 0 157 Sasaveghatta 555

113 Kudaregere 1369 158 Sathanuru 1221

114 Kumbarahalli 1260 159 Seegehalli 305

115 Lakkenahalli 767 160 Shamarajapura 4

116 Lakshmipura 1456 161 Sheekote 1698

117 Lakshmipura 1424 162 Sheshagiripura 163

118 Lakshmisagara 0 163 Shinganayakanahalli 1644

119 Linganahalli 574 164 Shinganayakanahalli amanike 0

120 Lingarajapura 125 165 Shrikantapura-2 123

121 Lingarajasagara 0 166 Siddanahosahalli 1496

122 M krishna sagara 178 167 Singena agrahara 979

123 Machohalli 2465 168 Soladevanahalli 1179

124 Madappanahalli 799 169 Sorahunase 3659

125 Maddagirihalli 309 170 Sri Rampura 0

126 Madhanayakanahalli 5913 171 Srinivasapura 529

127 Madhavara 3544 172 Sulakunte 1605

128 Madivala 2169 173 Sulikere 861

129 Makali 1222 174 Thagachakuppe 1313

130 Maligondanahalli 852 175 Thammenahalli 614

131 Mallsandra 1706 176 Tharabanahalli 864

132 Mantapa 1213 177 Thigala choudenahalli 1220

133 Maragondanahalli 933 178 Thimmandahalli 141

134 Marenahalli 2254 179 Thimmarasanahalli 366

135 Mavalipura 773 180 Thimmasandra 758

72

Contd …….List of villages in Restricted Development zone (Agricultural zone)

Sl.No Village Names Population

181 Thirumala settihalli 785

182 Thirumalapura 44

183 Thorenagasandra 822

184 Thotadhaguddadhahalli 1703

185 Vabasandra 565

186 Vaddarahalli 567

187 Vaddarahalli 0

188 Vaderahalli 75

189 Valepura 893

190 Vittasandra 960

191 Vobichudahalli 0

192 Yarappanahalli 1066

193 Yelachaguppe 1024

194 Yelachaguppe Rampura 1024

73

Appendix.4: Building lines specified for various roads

Sl. No Name of the Road Building Line Required

1 Sampige Road 3.0 m from the edge of the road

2 margosa road 3.0 m from the edge of the road

3 17th Cross, Malleswaram 3.0 m from the edge of the road

4 Platform Road 3 M From the edge of the road

5 T. Chowdaiah Road 5 M From the edge of the road

6 Palace Cross Road 3 M From the edge of the road

7 K.B.G. Road 3 M From the edge of the road

8 80 ft road, Rajajinagar 3 M From the edge of road

9 west of chord Road 3 M From the edge of road

10 Magadi road 5 M up to Housing Board Quarters road

11 Magadi road 12 m beyond Housing Board Quarters Road

12 Tumkur road 5 m up to C.T.I, Quarter road

13 Tumkur road 12 m beyond C.M.T.I Quarter road

14 H.M.T 3 m beyond C.M.T.I Quarter road

15 Triveni Road, Yashwanthpur 12 m beyond C.M.T.I Quarter road

16 Bellary road 5 m upto Mekri Circle form the edge of the road

17 Bellary road 12 m Mekri Circle form the edge of the road

18 Tannery road 3 m upto Devarajeevanahalli cross

19 Tannery road 5 m beyond Devarajeevanahalli cross

20 Old madras road

5 m upto level crossing beyond Devarajeevanahalli cross (new Aero engine Factory )

21 Old madras road 12 m beyond (new Aero engine Factory )

22 Kengal Hanumanthaiah road 3 M From the edge of road

23 Jayachamarajendra road 3 M From the edge of road

24 Lalbagh fort road 3 M From the edge of the road

25 H.Siddaiah road 3 M From the edge of road

26 Raja ram Mohan roy road 3 M From the edge of road

27 Varthur 3 m from the edge of the road between Trinity church to airport

28 Chinmaya Mission Hospital 3 m Adarsha theatre to police station road 9A

30 Indiranagar 100 ft.road 3 M From the edge of road

31 Mahatma Gandhi Road 5 m upto Dickenson road

32 Mahatma Gandhi Road 5 m Dickenson road to trinity church

33 Central Street 3 M From the edge of road

34 Infantry road 3 M From the edge of road

35 Chandni Chowk 2 M From the edge of road

36 Dispensary road 3 M From the edge of road

37 Commercial street 2 M From the edge of road

38 Dickenson road 3 M From the edge of road

39 Kensington road 3 M From the edge of road

40 Cavalry road (Kamraj road) 3 M From the edge of the road

41 St.John’s road 5 M From the edge of the road

42 St.John’s road 5 M From the edge of the road

43 Assaye road 3 m from the edge of the road

44 Wheeler raod 3 m from the edge of the road

45 Brigade road 3 m from the edge of the road

74


46 St marks road 3 m from the edge of the road

47 Residency road 5 M From the edge of the road

48 Richmond road 5 M From the edge of the road

49 Cambridge road 3 m from the edge of the road

50 Murphy road 3 m from the edge of the road

51 Vidhana veedhi 9 m from the edge of the road

52 Palace road 6 m from the edge of the road

53 Millers road 5 M From the edge of the road

54 Queens road 3 m from the edge of the road

55 Jayamahal main road 3 m from the edge of the road

56 Nandidurga road 3 m from the edge of the road

57 Cunningham road 3 m from the edge of the road

58 Race course road 6 m from the edge of the road

59 Kempegowda road 5 M From the edge of the road

60 Distrct office road 5 M From the edge of the road

61 Avenue road 2 M From the edge of road

62 Chickpet road 2 M From the edge of road

63 Akkipet road 2 M From the edge of road

64 Cotton pet main road 3 m from the edge of the road

65 Nagarthpet road 2 M From the edge of road

66 East tank bund road(Subashnagar) 3 m from the edge of the road

67 Goodshed road 3 m from the edge of the road

68 Balepet road 2 M From the edge of road

69 B.V.K.Iyengar road 3 m from the edge of the road

70 Arcot Srinivasachar St. 3 m from the edge of the road

71 Sheshadri road 3 m from the edge of the road

72 Subedarchakram road 3 m from the edge of the road

73 5th main road(Gandhinagar) 3 m from the edge of the road

74 1st main road(Gandhinagar) 3 m from the edge of the road

75 3rd cross road (Chamarajpet) 3 m from the edge of the road

76 Narasimharaju road 3 m from the edge of the road

77 Silver jubilee park road 3 m from the edge of the road

78 Kalasipalyam main road 3 m from the edge of the road

79 Pampamahakavi road 3 m from the edge of the road

80 Kanakapura road 5 M From the edge of the road

81 Kanakapura road 12 m from the edge of the road

82 Hosur road 5 M From the edge of the road

83 Hosur road 12 m from the edge of the road

84 Roads all round Jayanagar shopping complex 3 m from the edge of the road

85 South End road 5 M From the edge of the road

86 East End road 5 M From the edge of the road

87 Pattallamma street 3 m from the edge of the road

88 Bannergatta road 5 M From the edge of the road

89 Bannergatta road 12 m from the edge of the road

90 Krumbigal road 3 m from the edge of the road

75


91 Ashoka piller road(100ft road) 6 m from the edge of the road

92 Alur venkatarao road 3 m from the edge of the road

93 K.R. road 3 m from the edge of the road

94 Bull temple road 3 m from the edge of the road

95 Gandhibazar main road 3 m from the edge of the road

96 Nagasandra road 3 m from the edge of the road

97 B.P.Wadia road 3 m from the edge of the road

98 Vani vilas road 3 m from the edge of the road

99 Vasavi temple road 3 m from the edge of the road

100 Diaganal road V.V. Puram 3 m from the edge of the road

101 Mysore road 5m upto Raemco from the edge of the

102 Beyond REMCO 12 m from the edge of the road

103 Hennur road 3 m up to salem rail way line level crossing

104 Hennur road 8 m beyond salem railway level crossing

105 Banasavadi road 8 m beyond salem railway level crossing

106 Banasavadi road 8 m beyond railway level crossing

107 Munireddypalyam main rd 2 M From the edge of road

108 Poorna venkatarao road 2 M From the edge of road

109 Police road &Belimutt road 2 M From the edge of road

110 Kilari road 2 M From the edge of road

111 Seppings road 2 M From the edge of road

112 New market road 2 M From the edge of road

113 Newellers road 2 M From the edge of road

114 Dharmaraja koil stereet 2 M From the edge of road

115 Jumma masjid road,OPH RD 2 M From the edge of road

116 Narayanapillay street 2 M From the edge of road

117 Ibrahim saheb street 2 M From the edge of road

118 Thoppa modaliar road 2 M From the edge of road

119 Thimmaiah road 2 M From the edge of road

120 Linden street 2 M From the edge of road

121 Austin town centre street 2 M From the edge of road

122 KHN Badur abdul Rehman road 2 M From the edge of road

123 Sheshadri puram 1 st main road 3 m from the edge of the road

124 50 ft road Hanumanthnagar 3 m from the edge of the road

125 44th cross Hanumanth nagar 2 M From the edge of road

126

Thavarekere main road (hosur rd junction to circle of old villlage 2 M From the edge of road

127 Gavipuram guttahalli main road 2 M From the edge of road

128 Nethaji road 2 M From the edge of road

129 Malleshwaram 8th main (from 6th cross junction to 15thcross jn) 3 m from the edge of the road

130 Dattatreya temple road 2 M From the edge of road

131

West of chord road from Navarang circle to LIC colony 3 m from the edge of the road

132

Rajajinagar Bashyam circle to ESI Hospital 3 m from the edge of the road

133 Madhavarao Mudaliar road 3 m from the edge of the road

134 Davis road 2 M From the edge of road

Land Use Zonal

Documents

Transcript of Land Use Zonal