Public Utilities Land Use Zone Regulations · Revised Master Plan for Bengaluru 2031 (Draft)

This section of the zoning regulations covers the regulations applicable for all land uses other than the residential land use covering aspects related to permitted activities, permissible activities, FAR and Ground Coverage and other specific provisions related to a particular land use.

6.1 Commercial Land Use Zone Regulations

6.1.1 Permitted Uses/ Activities

The Commercial Land Use Zone has been further divided into five (5) categories and the uses/ activities permitted under each of these categories are given in Table 10.

Table 10Uses/ Activities Permitted under different Commercial Categories

Category	Uses/ Activities Permitted
Commercial - 1	Commercial - 1
1	Petty shops, Newspaper, stationery and milk booth, vulcanizing shops
2	Tutorial centers not exceeding 50 sqm
3	STD/ FAX/internet centre/ ATM centers
4	Hair dressing and beauty parlours
5	Offices/ clinics belonging to ͞Pƌofessional services" category and self-owned not exceeding 50 sqm or 20% of the total built-up area, whichever is lower
6	Tailoring, dry cleaners
7	Bakery and sweetmeat shop
8	Pathological labs not exceeding 50 sqm
9	Power Looms of upto 2HP and Flour Mills upto 5HP
Commercial - 2	Commercial - 2
1	All the Uses of C1
2	Eateries such as darshinis, tea stalls, and takeaways
3	Gyms/ yoga centres, Clinics
4	Retail shops including HOPCOMS & hardware shops
5	Banks, ATMS, insurance and consulting and business offices
Category	Uses/ Activities Permitted
6	Mutton and poultry stalls, cold storages
7	Job typing/ computer training institutes, cyber café, internet browsing
8	Uses for small repair centers- electronic, mechanical , automobile, etc
9	Photo Studio
10	Nursing homes and poly clinics/ dispensaries /labs subject to minimum 300 sqm site size and NOC from pollution control board after adequate parking facility is provided (as per Table-25).
11	Fuel stations and pumps, LPG storage (as per Table-25)
Commercial - 3	Commercial - 3
1	All uses of C1 & C2 are permitted
2	Commercial and corporate offices
3	Retail Shopping complexes/ Departmental Stores/ Large Show Rooms
4	Restaurants and Hotels
6	Convention centers and banquet halls
7	Financial institutions
8	Cinema and multiplexes
9	Places of assembly run on commercial basis including exhibitions centers, stadiums, sports complexes, social/ recreational clubs

Note:

a. Uses similar to those mentioned above may be permitted in the respective category of this Zone by the Authority

b. Uses permitted in all the above categories are subject to space standard and road width as Specification in Table 25.

c. The Floor Area for each of the sub category in C1 in a building shall not be more than 25 sqm except where specified.

6.1.2 Permissible Uses/ Activities under Special Circumstances

The uses/ activities of other land use categories permissible in the commercial zone as per the road width are given in Table 11 below.

Table 11Permissible Uses/ Activities in Commercial Land Use in Planning Zone A and B

Road Width in (m)	Permissible Uses/ Activities
Below 9.5	R,C-2*,I-1, PSP-1,T-1
9.5 and below 12.5	R,C-2, I-1, PSP-2,T-2
12.5 and below 18.5	R,C-3,I-2, PSP-3*,T-2
18.5 and below 24.5	R,C-3,I-3, PSP-3,T-3*
24.5 and above	R,C-5,I-3, PSP-4,T-4

*-Subject to space standards given in Table-25

6.1.3 FAR and Ground Coverage

The regulations for commercial land use zones shall be governed as per the following provisions.

i. The FARs and Ground Coverage norms in case of commercial use permissible in any other land use zone except PSP and Transport and Communication Zone shall be governed as per the applicable FARs, Ground Coverage and other regulations for the commercial use subject to space standards given in Table 25.

ii. For plots/ sites admeasuring more than 12000 sqm, the provisions of non-residential layout/ development plan shall be applicable.

iii. For Plots/ sites above 2000 sqm, the 10% of the total area shall be earmarked for open spaces. The Ground Coverage in such plots shall be considered after deducting 10% whereas the FAR shall be applicable on the total land area.

iv. The maximum depth for the linear commercial land use earmarked in the RMP-2031 is one property depth as per the following provisions:

(a) For roads upto 30 m, One property depth shall be considered only upto a maximum of 2 times the adjoining road width subject to, (i) single ownership provided that the frontage of such plot is atleast 40% the depth of the plot, and (ii) the site depth of a single site in the approved layouts.

(b) For roads above 30 m, the property depth shall be considered only upto a maximum of 2.5 times the adjoining road width subject to (i) single ownership provided that the frontage of such plot is atleast 40% the depth of the plot, and (ii) the plot depth of a single plot in the approved layouts.

(c) However, in case of sub divided layout, two property depth (if they are amalgamated) may be considered, subject to the condition that entry and exit are provided from the road on which commercial strip is earmarked in RMP 2031 and the frontage of amalgamated plot is minimum of 12 m, so that the residential area on the rear side is insulated from the effects of commercial activity. The ratio of depth of plot to the width of such amalgamated plot shall not exceed 2.5.

(d) In case the applicant cannot come up with the reconstituted/amalgamated plot, then, only one property depth shall be allowed. Decision of the Authority in this regard shall be final.

v. Setbacks need not be insisted except on the front side up to a plot size of 150 sqm, and for plots ranging between 150 sqm to 500 sqm, no setbacks on rear and side shall be insisted in the core area of Bengaluru comprising of Petta area such as Chickpet, Cubbonpet, Cotton pet and parts of Shivajinagar around the Russell Market area as demarcated in the RMP-2031 as Redevelopment Area in Planning District-1. In all other cases setbacks shall be in accordance with Table 1 or Table 2 depending on the height of the proposed building. The Ground coverage can be allowed up to a maximum of 75% in the areas referred here.

vi. Buildings with a floor area not exceeding 100 sqm are exempted from providing car parking in the areas referred in point-v above. However, equivalent parking fee shall be levied as determined by the BBMP from time to time. Parking fee shall

6.2.1 Permitted Uses/ Activities

The Industrial Land Use Zone has been further divided into five (5) categories and the uses/ activities permitted under each of these categories are given in Table-14

Table 14Uses/ Activities Permitted under different Industrial Categories

Category	Type of Industry	Activities/ Remarks
I-1	Household industries	Illustrative list as in Table-15 Uses are permitted subject to condition that the zone permits the extent of area and the power consumption does not exceed 5 KW. Power required for air conditioners, lifts & computers shall be excluded while calculating the Kw above.
I-2	Service industries	All uses of I-1 are permitted R&D Labs, Test Centres, IT BT, BPO activities Film City/ Studio
I-3	Light Industries	All uses of I-1 and I-2 are permitted All light industries LPG Storage
I-4	Medium Industries	All uses of I-1, I-2 & I-3 included All medium industries Gas Godown, Warehousing, loading and unloading platforms, Gasoline/ Petroleum Storage
I-5	Heavy Industries	All uses of I-1, I-2, I-3 and I-4 are permitted. All heavy industries. Hazardous industries and heavy manufacturing industries, Pharmaceutical industries.

Note:

a) Categorisation of light industries, medium industries and heavy industries shall be as defined by Department of Industries and Commerce.

b) Uses permitted subject to condition that the zone permits the extent of the area and installed power and performance characteristics such as Noise, Vibration, Dust , Odour, Effluent, General nuisance are to be considered

c) Uses permitted in all the above categories are subject to space standard and road width as specified in Table 25.

d) Uses permitted in I-3 to I-5 categories are subject to environmental clearances.

Table 15Illustrative list of Household Industries

Classification	Industrial Activities
1) Food products	Preparation of bakery products & confectionaries, Candies, sweets, ice & ice creams, Biscuit making, huller and flour mills, Aerated water and food beverages, Supari and masala grinding, Coffee powder packing, milk and dairy products, Juice crushers and processing or such similar nature of activities.
2) Textile products	Embroidery works, handloom and power looms, Hosiery, netted garments, crepe, cotton and silk printing, tailoring of apparels, bedding material, textile bags, mosquito nets or such similar nature of activities.
3) Wood products and carpentry	Manufacture of wooden furniture, fixtures, toys, mirrors & photo frames, Bamboo and cane furniture works, Repair and sale of wood junk and such similar nature of activities.
4) Paper products and printing	Manufacturing of cartons for packing, Printing, publishing, book binding, engraving , etching, Making of stationery - post cards, mathematical items, block/ model making or such similar nature of activities.
5) Tobacco and Agarbathis	Rolling of Beedis, Agarbathis and packing or such similar nature of activities.
6) Leather products	Manufacture and repair of finished leather goods, shoes, Upholstery, suitcases or such similar nature of activities.
7) Rubber and plastic products	Re-treading, recapping and vulcanizing, toy making, Rubber/polymer stamp, brush making, conduit pipes fabrication, buckets and household plastic products, manufacturing of rubber balloons, hand gloves or such similar nature of activities.
8) Metal works	Storage of Metal commodities, Painting and finishing works, Fabrication and welding works, soldering, Toy making, electro plating, mica plating, Engraving, steel ware products and metal works, Metal polishing, general machine jobs, Blacksmith, cutlery, door and window fittings, Aluminium and copper wire drawing and winding, Padlocks and pressed locks, button clips, Precision instruments of all kinds, screws, bolts, nuts, pulleys and gears, oil stove, pressure lamps, hand tools, repair works such as cabinets, furniture or such similar nature of activities.
9) Electrical and Electronics goods	Watch repairs, Storage of electronic components, Rewinding and re-furbishing works, assembly of computers, radio and TV repairing, electrical lamp fittings or such similar nature of activities.
10) Transport equipment	Servicing of automobiles- garages, storage of automobile parts, Painting and washing works, cycle parts and accessories or such similar nature of activities.
11) Glass works	Glass grinding, cutting and finishing, Etching and art works, Manufacture and repair of spectacles, Artificial Glass Jewellery works or such similar nature of activities.

Note: Uses similar to those mentioned above may be permitted in the respective categories of this Zone by the Authority

6.2.2 Permissible Uses/ Activities under Special Circumstances

The industrial land use has been classified into the following two broad categories for the purpose of defining the regulations:

i. Industrial - Hi-Tech (I-2) involving activities associated with new technologies: IT, IT Enabled Services, BT, electronics, telecom and other emerging areas and as well as services sector organised in industry format (Back offices, etc).

ii. Industrial - Others (I-5) includes all other categories of industries excluding Industrial Hi-Tech

Table 16Permissible Uses/ Activities in Hi-tech Industrial Area and Other Industrial areas in Industrial Land Use Zone

Road Width (m)	Permissible Activities for Hi-Tech Industrial Area (I-2)	Permissible Activities for Other Industrial Area (I-5)
Below 12.5	R, C-1, PSP-1,T1	R, C-1,PSP-1, T1
12.5 and below 18.5	R, C-2, PSP-2, T-2	R, C-2, PSP-2,T-2
18.5 and below 24.5	R, C-3*, PSP-3,T-2	R, C-4, PSP-3,T-3
24.5 and above	R, C-3, PSP-3,T-3	R,C-5, PSP-4,T-4

* Subject to space standards

6.2.3 FAR and Ground Coverage

The Key regulations are:

i. The regulations for Industrial- Hi-Tech shall be applicable for plot size upto 12000 sqm.

ii. The FARs, Ground Coverage and other regulation like Set-back, Parking etc for Industrial Hi-Tech shall be governed as per the Regulations prescribed for Commercial Land Use as per the Planning Zone irrespective of the Land Use Zone subject to permissible uses as per the road widths and the space standards. The Base FAR for Hi-Tech Use will be 0.25 above the prescribed Base FAR for Commercial Use in the respective Planning Zone, however, the total maximum FAR shall remain the same.

iii. In Industrial Use Zone, commercial use may be permitted as main use subject to road width and space standards.

iv. For plot sizes above 12000 sqm for Industrial- Hi-Tech, the regulations for non-residential layouts/ non-residential DP shall be applicable.

v. For Plots above 2000 sqm, the 10% of the total area shall be earmarked for open spaces.

vi. No further Heavy Industries (I-5 Category), industries falling under Red Category as defined by CPCB and quarrying and mining activities shall be permitted within the BMA area.

vii. In case of planned industrial areas, the ancillary uses up to a maximum of 10% could be allowed. However, if the area is exclusively planned for Hi-Tech Industrial Use, ancillary permissible uses as given in Table 16 are permissible to an extent of maximum 40% of the built-up area out of which up to 1% could be used for commercial activities. In case of areas planned as General Industrial Area, the plots/

blocks allotted for Hi-Tech Industries shall also be eligible for 40% of the built-up area for ancillary use and the regulations applicable for Hi-Tech Industries.

viii. The FAR, Ground Coverage and Set-backs for different plot ranges along with the requirements for minimum frontage and the road width for Industries other than Hi-Tech Industries shall be as given in Table 17.

Table 17Setbacks and Coverage for Industrial Buildings

Sl No.	Extent of the Plot in sqm	Min. Frontage (m)	Ground Coverage	Permissible FAR	Setback in meter			Road Width (m)
Sl No.	Extent of the Plot in sqm	Min. Frontage (m)	Ground Coverage	Permissible FAR	Front	Rear	Side	Road Width (m)
1	Upto 250	9		1.5	4.50	2.50	1.50	9
2	Above 250 Upto500	12		1.5	4.50	3.00	3.00	12

6.2.4 Regulations for Flatted Factories

The regulations for Flatted Factories shall be as given hereunder.

1	Minimum Plot Area	1000m<sup>2</sup>
2	Maximum Ground Coverage	40%
3	Maximum Allowable FAR	2.00
4	Minimum Setback (m)	Front-8.0 Side and Rear -6.0
5	Maximum Height of Building	15m

6.3.1 Permitted Uses/ Activities

This Zone includes Government owned complexes and civic amenities and large infrastructure facilities of health, education, sports, cultural and social institutions. This shall also include district/ sub-district level offices, law courts, jails, police stations, institutional offices of public sector undertaking/ other semi-government/ quasi-government agencies , government health facilities (including health tourism), educational, cultural and religious institutions, community halls, working hostel facilities, convention centres of non-commercial nature, utilities and all uses permissible in parks and open spaces.

ii. The Public and Semi-Public Land Use Zone has been further divided into four (4) categories and the uses/ activities permitted under each of these categories are given in Table-18.

Table 18Uses/ Activities Permitted under different PSP Categories

Sl. No.	Category	Uses/ Activities Permitted
1	PSP-1	1. Sub offices of utilities and amenities up to 50 sqm 2. Public Library 3. Tot lots/Nursery, Crèches, Play Schools, Nursery Schools 4. Public distribution system shops
2	PSP-2	1. All uses of PSP-1 2. Police Stations, Post offices 3. Primary School 4. Telecommunication/ microwave towers subject to necessary clearances from appropriate Authorities
		5. Spastic Rehabilitation Centres, orphanages, Govt. dispensaries 6. Community Hall 7. Bill collection centres 8. Traffic and Transport related offices/ facilities 9. Exclusive places of worship, Dharmashala 10. Dhobi Ghat
3	PSP-3	1. All uses of PSP-1 and PSP-2 2. Hostels 3. Parks, play grounds, Maidans and stadiums (no area limit) 4. Nursing Homes and Hospitals 5. Middle schools, High schools, Secondary School, Integrated Residential Schools 6. Places of worship along with ancillary uses 7. Places of congregation 8. Research institutions 9. Government buildings, auditoriums, cultural complexes 10. Higher Educational Institutions, Colleges 11. Fire stations 12. Broadcasting and Transmission stations
4	PSP-4	1. All uses of PSP-l, PSP-2 and PSP-3 are permissible 2. Airport and ancillary uses 3. Meteorological Observations

Note:

Uses permitted in the above categories are subject to space standards and road width as specified in Table-25
Uses similar to those mentioned above may be permitted in the respective categories by the Authority

6.3.2 Permissible Uses/ Activities under Special Circumstances

The permissible uses/ activities in the PSP land use zone are as given in Table 19.

Table 19Permissible Uses/ Activities in PSP Land Use Zone in Planning Zone A and B

Road Width in (m)	Permissible Uses/ Activities
Below 12.5	R*, PSP-1, T-1
12.5 and below 18.5	R, C-2, PSP-3, T-2
Above 18.0 and upto 24.0	R, C-3, PSP-3, T-3
Above 24.0	R*, C-3, PSP-4, T-3

*-Subject to space standards and residential use limited to extent of staff quarters only.

6.3.3 FAR and Ground Coverage

i. The regulations for PSP Plots shall be as given in Table 20.

Table 20FAR and Ground Coverage in Public and Semi-public Zone

Sl.No.	Size of the Plot (sqm)	Maximum Ground Coverage	Maximum Allowable FAR
1	Up to 500	60%	1.50
2	Up to 1000	55%	1.75
3	Above 1000 up to 2000	50%	2.00
4	Above 2000	45%	2.25

ii. In case, any private built property is included within the boundary of PSP use and if the owner can establish that the ownership of site vests with him/her, the land use adjoining the site shall be assigned to the site in question(to be decided by the Authority only).

iii. Ancillary uses to the main use shall not exceed 20% of site area.

iv. If the PSP zone is developed on the basis of sub-division/ development plan, the norms for non-residential layout/ development plan, excluding the Ground Coverage and FAR, which shall be applicable as per Table 20.

i. Public utilities include water, sewerage, treatment plants, power, telecommunication installations, oil and gas pipelines, solid waste management facilities such as DWCC, land fill sites, etc.

ii. The buffers required for accommodating the utilities such as Power including high tension lines, water pipelines, oil and gas pipelines and any other utilities shall be governed by technical standards specified by the concerned competent authority.

iii. In case of new developments, these shall remain as non-buildable areas and reservations marked for the purpose intended. They may be considered for calculation of open spaces within the project area while approving development/ layout/subdivision plans.

iv. For electrical networks, KPTCL standards are required to be followed.

v. Uses similar to those mentioned in point 1 may be permitted in this zone by the Authority.

Chapter 6Non-residential Land Use Zone Regulations

6.1 Commercial Land Use Zone Regulations

6.1.1 Permitted Uses/ Activities

6.1.2 Permissible Uses/ Activities under Special Circumstances

6.1.3 FAR and Ground Coverage

6.2Industrial Land Use Zone Regulations

6.2.1 Permitted Uses/ Activities

6.2.2 Permissible Uses/ Activities under Special Circumstances

6.2.3 FAR and Ground Coverage

6.2.4 Regulations for Flatted Factories

6.3Public and Semi-Public Land Use Zone Regulations

6.3.1 Permitted Uses/ Activities

6.3.2 Permissible Uses/ Activities under Special Circumstances

6.3.3 FAR and Ground Coverage

6.4Public Utilities Land Use Zone Regulations