Chapter 5Residential Use Zone Regulations

5.1 Permitted Uses/ Activities

The uses/ activities permitted under residential use zone include

i. Plotted residential developments

ii. Villas/ Detached Houses, Semidetached houses, Row houses

iii. Apartments including Studio Apartments, Hostels/Paying Guest House Accommodation, Dharamshala

iv. Multi Dwelling Housing, Service Apartments

v. Group Housing (Development Plans)

vi. Orphanages and Old age homes

vii. All type of residential buildings including EWS, LIG, MIG and HIG

viii. Solar Generation units

ix. Bus bays, Auto stand, Bus Shelters information kiosks

x. Metro Stations

xi. Parking areas and Multi-level car parking as part of residential apartments to cater the needs of residents only

i. No commercial activity of whatsoever nature shall be allowed in residential land use zone in Planning Zone A and Planning Zone B if the road width is less than 12.5 m.

ii. The ancillary usage shall be permitted in residential land use zone upto 20% or 50 sqm, whichever is lower, provided the width of road is more than 12.5 m.

iii. In Planning Zone B, the ancillary use may be permitted as the main use in residential land use zone if the site size is more than 1000 sqm having frontage of 20 m and if the width of road is 18 m or more.

iv. When service apartments are permitted, fee under section 18 of KTCP Act, 1961 for commercial use shall be levied.

v. Ancillary land uses permissible under Special Circumstances- C3, T3, PSP-3, subject to space standards as per Table 25. For ancillary uses permissible under special circumstances, the Authority would be required to invite objections through publication in two local daily newspaper (atleast one in Kannada) with a notice period of fifteen days. The expenses related to publication shall be borne by the applicant.

vi. Table 5 provides the details of Permissible Land use in Residential Land Use Zone in Planning Zone A and B

i. Sites above 20000 sqm shall be governed by regulations for Residential Land Subdivision/ Layout or Residential Development Plan.

ii. Setbacks shall be in accordance with Table 1 or Table 2 depending on the height of proposed building and the site size and the building line.

iii. If the road width is lower than the road width for a particular site size, the FAR of the lower road width shall be applicable. If the site is located on road width of higher configuration, the FAR for prescribed site area shall be applicable.

iv. If the road width is below 9.5 m, then the maximum height is restricted to 9.5 m or Stilt+2/ GF +1 floors irrespective of the FAR permissible. If the road width is 9.5 m and below 12.5 m, the maximum permissible height shall be 12.5 m or Stilt+3 or GF+2 floors for site size upto 240 sqm and below 15 m height or Stilt+4 or GF+3 floors for site size above 240 sqm and upto 360 sqm.

v. For plots/sites above 2000 sqm, a minimum of 10% of the plot/ site area shall be earmarked for open space/ play area, which shall be handed over to the RWA for maintenance. The minimum size of such open space shall not be less than 200 sqm with a minimum width of 10 m. For plots admeasuring 10000 sqm or more shall mandatorily provide 5% of total land towards civic amenities, which shall be relinquished in favour of the Authority.

vi. Multi dwelling units (Apartments) shall be allowed only on site sizes of above 360 sqm in the Planning Zone A and on sites above 500 sqm in the Planning Zone B. In both cases, the road width shall be 12.50 m and above.

vii. The FAR and Ground Coverage in Residential Land Use Zone up to 20,000 sqm plot size is given in the following Table 6 and Table 7 for Planning Zone A and Planning Zone B respectively.

Any extent of land can be approved as single plot subject to the following conditions:

i. The land in question shall be converted for residential purpose.

ii. The land shall have access from public road and land use shall be in accordance with the proposals of RMP 2031.

iii. The Authority shall collect fees and charges prescribed by the Government from time to time.

iv. If any roads proposed in the Master Plan is passing through the land in question, it shall be incorporated in the Plan and the land shall be handed over to the Authority free of cost,

v. In case owner of any land who has obtained approval for single plot decides to subdivide his plot at a later stage, he shall obtain approval of layout from the Authority treating it as sub-division of land and the norms applies accordingly as prescribed in the ZR.

5.5.1 Minimum Area for Approval of Layout

The minimum area for the approval of a layout shall not be less than 2 Ha in Planning Zones A and B and 4 Ha in the areas earmarked as Special Development Zones (SDZ) in RMP 2031 provided that

i. If a single owner does not possess the entire 2 Ha/ 4 Ha as the case may be, a group of owners may jointly apply to the Authority.

ii. In case of areas adjoining to the approved layouts wherein 100% sites are released or partly released, minimum extent of 2 Ha/ 4 Ha may be relaxed by the Authority if the owner/applicant of the land seeking approval of the layout plan for the extension of the adjoining land is same

iii. In case of Government Schemes for EWS, the minimum extent may be relaxed by the Authority but shall not be less than 0.50 Ha in any case.

iv. In case of already land locked where the amalgamation/ pooling is not at all possible due to existing developments all around and/ or other non-residential land-use in the adjoining land, the Authority may consider lesser area after considering the necessary integration with the surrounding approved layouts and fulfillment of reservation of minimum area requirements for open spaces and parks.

5.5.2 Minimum Width of Public Road/ Street

The land proposed for developing layout shall have an access from an existing public road of not less than 12 m in width and 15 m in case of Special Development Zones. In case access from 12 m/ 15m, as the case may be, wide road is not available directly to the land proposed for layout, the applicant shall be required to ensure access to the land with a minimum road width as specified above connecting to the existing road through procurement of land from the land owners of the adjoining land parcels and such road shall be handed over to the Authority free of cost and free of encumbrances and such road shall be designated as public road.

5.5.3 Road widths within the Layout

The minimum width of road shall not be less than 9 m and the road widths shall not be less than the site widths facing the respective road, whichever is higher, except for the government housing scheme for EWS layouts where the road width can be reduced to 7.5 m. While developing a land, if for any reason, the road has to be stopped without continuity, then a cul-de-sac with turn around area of 9 m radius at the end shall be provided.

A road, 12 m wide, around two sides of the proposed development, as may be insisted by Authority for providing access to existing/ future development adjacent/ behind the proposed development shall be provided by the applicant. Such road shall be built by the applicant at its own cost and handed over to the Authority free of cost and encumbrances.

5.5.4 Road Cross-Sections and Specifications

In view of the requirements for integration of layouts/ development, all the roads to be constructed as part of the access road and/ or layout roads, the road cross sections shall be necessarily followed by the applicant as per the directions of the Authority.

5.5.5 EWS Housing

The applicant shall be required to earmark 2.5% of the total plot area for EWS Housing under Government Schemes at single location, which shall be handed over to the Authority free of cost and free of encumbrance.

5.5.6 Area for Residential Development

After earmarking 2.5% of the total land for EWS housing, apart from the provision for amenities and open spaces, the area for residential development shall be up to a maximum of 55 % of the balance land area. A maximum of 3% of the total area from out of permissible residential area may be earmarked for commercial use in one block for layouts upto 2 Ha and additional commercial block for areas above 2 Ha or part thereof, subject to the fulfillment of minimum road width requirements for commercial use as defined in Section 5.2 above. In case of layouts having area more than 10 Ha, commercial use upto 5% of the total land out of maximum 55% of the balance land area may be permitted in one or two blocks subject to the fulfillment of minimum road width requirements for commercial use as defined in Section 5.2 above.

5.5.7 Parks / Open spaces and Playgrounds

i. Parks / Open spaces and Playgrounds shall not be less than 15 % of the balance land area after earmarking land for EWS housing. This shall be relinquished to the Authority (free of cost and free of encumbrance) and if required, the authority may handover the area for maintenance to the ‘esident͛s Welfare Association. If the land is not maintained up to the satisfaction of the Authority, it shall be resumed back by the authority.

ii. Areas covered under lakes/streams including the applicable buffers thereof or as part of any other mandatory buffer of Eco sensitive zones as per the provisions in these zoning regulations may be shown as park in the layout plan and shall be considered as part of mandatory 15% parks and open spaces.

5.5.8 Civic amenities and Roads

i. After making provision for Parks and roads in the layout, the remaining portion of 45% of the balance area of land shall be earmarked for civic amenity site only subject to a minimum of 5%. Such CA site shall be relinquished to BDA free of cost and free of encumbrance.

ii. In all layouts, adequate extent of land shall be earmarked for provision/installation of utilities/ facilities like transformer, sewage treatment plant, overhead water tank, bus bay/shelter, SWM, Police post, nursery school,etc as may be directed by the Authority or as per the requirements laid down by different agencies responsible for provision of utilities. This area may be taken in to calculation under Civic Amenities.

iii. CA sites owned by Bangalore Development Authority (BDA) could be used for any purpose as per the provisions of Zoning Regulations of the Revised Master Plan-2031. But, such use shall be based on the need of locality and provisions of the Act

5.5.9 Exemptions

i. When the residential layouts taken up by either Bangalore Development Authority (BDA) or Karnataka Housing Board (KHB) or Karnataka Slum Clearance Board (KSCB), then commercial uses may be allowed up to an extent of 5% of the permissible land to facilitate for neighborhood facilities.

ii. If the major master plan roads is passing through the layout and the area under roads exceeds 45%, in such cases the reservation under parks, and civic amenity sites excluding requirements for public utilities may be relaxed. The area under such major Master Plan Roads shall be relinquished to BDA free of cost and free of encumbrance.