3.1 Planning Zones
The Local Planning Area is divided into three Planning Zones i.e. Planning Zone A, Planning Zone B and Planning Zone C, as per the following spatial extents for the consideration of Development Control Regulations for the LPA:
i. Planning Zone A: consists of the area falling within the Outer Ring Road (ORR).
ii. Planning Zone B: consists of the area falling outside the ORR and upto the Conurbation Limit of RMP 2031.
iii. Planning Zone C: consists of the area beyond the conurbation limit and up to the Boundary of LPA.
3.2 Classification of Land into various Land Use Zones
For the purpose of these regulations, the Local Planning Area of the Bangalore Development Authority has been classified into the following Land Use Zones:
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Residential (R)
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Commercial (C)
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Industrial (I)
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Transport and Communications (T&C)
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Public Utilities (PU)
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Public and Semi-public (PSP)
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Public and Semi-public – Unclassified (PSP-UC)
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Open Spaces (OS)
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Agriculture (A)
Notes:
i. Uses/ Activities permissible under special circumstances by the Authority in different use zones provided that -
a) All changes are in public interest;
b) The Proposal for all such changes are published in at least two local daily Newspapers (atleast one in Kannada) inviting objections/ suggestions from the public within a period of not less than fifteen days from the date of publishing in the Newspaper.
ii. Roads and Open Spaces are permitted in all use zones.
iii. Prior to giving permission for religious use and school or college building in
different land use zones either under uses/ activities permissible or permissible under special circumstances by the Authority, instructions given in Government Circular No. Na A E 237 Be Ma Pra 2009 dated 19.09.2009 are to be followed.
iv. Uses permitted in all the above category of land use zones are subject to space standards as given in Table 25.
3.3 Zonal Boundaries and Interpretation
i. The exact location and specific regulations applicable for a particular Planning Zone or Land Use Zone is to be verified from the Proposed Landuse Plans as detailed in the Planning District Maps. The Planning Zone or Land Use Zone Boundary is usually a feature such as road, valley, village boundary etc and includes the immediate inner edge of the area.
ii. Certain restrictions imposed by Competent Authorities are to be maintained as ͞buffeƌs͟ foƌ ǀaƌious eco-sensitive zones such as Arkavathi, TG Halli, Bannergatta National Park/ Forest, Protected/ Reserved Forest, etc and water bodies such as Lakes/Streams/ Drains which are marked on the proposed land use plans. In addition, any other notifications or directions and applicable buffers which may be issued by the Competent Authority from time to time for such eco-sensitive areas shall become applicable.
iii. The necessary NOCs with regard to the clearance/ buffer as applicable in case of Defence Establishments (within 100m from the boundary of such establishment notified under Works of Defence Act, 1903 and as amended from time to time), Oil and Gas Depots/ Pipelines shall be obtained by the applicant from the concerned agency, wherever applicable, as per the provisions of the concerned agency. The same requirements shall become applicable for any new utilities/ infrastructure lines implemented over the Plan period.
iv. The Special Areas of Interventions such as Special Development Zones, ToD Zones, Redevelopment Areas, Heritage Areas and Precincts, Station/ Transit Area Improvement, Junction Improvements, shown in RMP 2031 refer to indicative area in the city that need to be dealt with detailed action plans and they serve as mere informative tool on the plans.
v. Generally in case of uncertainty/discrepancy with regard to the planning zone or land use zone boundary or their interpretation, alignment of the existing road, B Kharab such as pathways/ cart track, and Stream/ Halla marked on the master plan, it shall be referred to the Authority for the final decision. Based on the decision of the Authority with regard to resolution of such discrepancies, the land use zone of the adjacent shall be applicable for such land.
3.4 Land Use Zone Categorisation
i. The various Use Zones have been further categorised based on the nature and intensity of use permitted in a particular category of Use Zone in a hierarchical manner.
ii. The various categories under each Land Use Zone include:
(a) Residential Use Zone: R
(b) Commercial Use Zone: Category C-1 to C-5
(c) Industrial Use Zone: Category I-1 to I-4
(d) Transportation and Communication Use Zone: Category T-1 to T-4
(e) Public and Semi-public Use Zone: Category PSP-1 to PSP-4
(f) Public Utilities Use Zone: PU- the Public Utilities are allowed in all Use Zones subject to space standards and necessary statutory clearances.
For example, C-4 – indicates C=Commercial and order within the Use Zone. The C-4 list includes all uses/activities permissible specific to C-4 and the lower order uses C-3, C-2 and C-1 permissible unless specifically mentioned.
iii. Though the various uses/ activities are listed, the corresponding space standards for buildings/ uses are to be referred as given in Table-25. The three main parameters are planning zone, minimum size of plot and minimum width of the existing road.