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.

5.6.1 Minimum Area for Approval of Development Plan

The minimum area for the approval of a Residential Development Plan not be less than 2 Ha in Planning Zones A and B and 4 Ha in the areas earmarked as Special Development Zones 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 Development Plan, minimum extent of 2 Ha/ 4 Ha may be relaxed by the Authority if the owner/applicant of the land seeking approval of the development 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.

5.6.2 Minimum Width of Public Road/ Street

The land proposed for the residential development plan shall have an access from an existing public road of 12 m wide in case of areas other than SDZ or 15 m wide in case of SDZs. In case access from 12/ 15 m wide existing public road is not available directly to the land proposed for Development Plan, the applicant shall be required to ensure access to the land with a minimum road width of 12 m in case of areas other than SDZ and 15 m in case of SDZ 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.

5.6.3 Road widths within the Development Plan

The minimum width of drive-way/ internal circulation shall not be less than 9 m, except for the EWS development plan where the drive-way/ internal circulation 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 in case of areas other than SDZ or 15 m wide in case of SDZs, 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.

5.6.4 Road Cross-Sections and Specifications

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

5.6.5 Permissible Commercial in Residential Development Plan

A maximum of 1% of the total built-up area from out of permissible residential built-up area may be earmarked for commercial use subject to the fulfillment of minimum road width requirements for commercial use as defined in Section 5.2 above. The activities permitted in such commercial use are primarily meant for the residents/ residents of neighbouring areas and the size of each such shops/ unit shall not exceed 50 sqm. When the development plans are proposed / 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 2% of the total built-up area to facilitate for neighborhood facilities. The parking norms for commercial component shall be applicable for commercial development permissible in the Residential DP.

5.6.6 Parks / Open spaces and Playgrounds

i. Minimum 10 % and 15% of the land shall be reserved for Park & Open space for the Development Plans in the areas other than the SDZs and SDZs respectively. The open space (park) shall be relinquished to the authority free of cost and the same shall be handed over to the local residents association (registered) for maintenance, which shall maintain the open spaces to the satisfaction of 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 10% or 15% parks and open spaces, as the case may be.

5.6.7 EWS Housing, Civic amenities and Roads

i. The applicant shall be required to make mandatory provision of 15% of the total number of units for EWS Housing (DU area upto 30 sqm) or 5% of the built-up area counted towards FAR, whichever is higher.

ii. The built-up area provided for EWS Housing shall not be counted towards the permissible FAR but will not be exempted from the Ground Coverage.

iii. In case applicant does not intent to construct EWS housing on his own, the applicant would be required to earmark 5% of the total site area at single location within the

overall DP with exclusive access to such land parcel and handover to the Authority free of cost and encumbrances for the construction of EWS Housing under Government Scheme.

iv. In such cases FAR applicable on land transferred to the Authority for EWS Housing would be available to the applicant on the balance portion of the land.

v. The applicant shall be required to clearly specify the selection of option for EWS Housing at the time of application. The land received by the Authority as part of the DP for EWS Housing shall be used only for the purpose and a separate record of such land bank shall be maintained by the Authority.

vi. The allotment of such built housing (either through the developer or the Authority) shall be made through the applications invited by the Authority for EWS Housing. The cost of EWS Housing including the cost of infrastructure development shall be fixed by the Authority without accounting for the land cost.

vii. In case Developer built EWS housing, the cost against the EWS housing and infrastructure fixed by the Authority, shall be directly collected by the Developer from the beneficiaries finalized by the Authority through the applications invited. The beneficiaries allotted EWS Housing shall not be allowed to sell the allotted DU for a minimum period of 7 years.

viii. A minimum 5 % of total plot area shall be provided for Civic amenities and shall be handed over to the Authority and shall be located on a public road with a minimum road width of 12 m within the DP.

ix. The land requirements for installation of utilities like transformer, sewage treatment plant, overhead water tank, SWM, etc shall be provided as per the norms and requirements of BWSSB/ KPTCL/ BBMP/ KSPCB etc.

5.6.8 Exemptions

In case any Master Plan road of 12m and above width is passing through the land under preparation of DP, the FAR applicable for the area surrendered under Master Plan Road can be utilized in the balance land subject to fulfillment of other regulations. The area under such Master Plan Roads shall be relinquished to BDA free of cost and free of encumbrance and the road shall be treated as Public Road.

5.6.9 FAR and Ground Coverage for Development Plans

The FA‘ foƌ the Deǀelopment Plans foƌ aƌeas otheƌ than “DZ͛s and aƌeas undeƌ “DZ͛s are given in Table 8 and Table 9 respectively. The FAR shall be calculated on the total land area after deducting the 5% area for Civic amenity sites. The Ground Coverage shall be calculated after deducting the area for civic amenities, the Master Plan Road, if any, and the land for EWS Housing in case Developer choose option of transferring land for EWS Housing.

i. The proposal for residential projects with a mix of plotted and group housing development shall be permissible as part of Layout/ Sub-division. Under these types of layouts, the larger parcel could be sub-divided into various blocks and plots.

ii. The FARs and Ground Coverage for the sites carved out for plotted development and group housing shall be applicable as per the site size and related regulations.

iii. In case of blocks for plotted developments, row housing, semi-detached and detached housing shall be permissible.

iv. In case of Row and Semi-detached Housing, the front and rear setbacks shall be governed as per Table-2.

v. The side set-backs in case of Row Housing shall not be applicable, whereas in case of semi-detached houses, the norms applicable for the side setback for a particular site size shall be applicable on one side only. The maximum height in such cases for plotted development shall be limited to 10 m only.

vi. The provisions with regard to EWS Housing, Parks and Civic Amenities in such cases shall be as per the provisions of Sub-Division Regulations. The Group Housing Sites shall be treated as independent sites.

vii. The EWS Housing Sites, roads, parks and CA sites shall be handed over to the Authority free of cost and free from all encumbrances.

5.8 Compliance to Layout/ Sub-division or Development Plan

Compliance to Approved Layout Plan shall be as per the provisions of Sub-Section (2) of Section 17 of the KTCP Act.

5.9 Parking

The parking norms for all types of residential development are covered in Table-4.