Chapter 7Special Category of Developments

Revised Master Plan for Bengaluru 2031 (Draft) — Zoning Regulations

2019 · PDF page 94

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This section of the zoning regulations covers the regulations for the Special category of developments including Redevelopment Areas, Integrated Townships, Integrated Development Plans (mix of residential and non-residential development) and Heritage Zones.

7.1 Redevelopment Areas

7.1.1 Special Provisions for Area Redevelopment

i. The areas identified and indicated in the respective PDs for Redevelopment, an additional base FAR of 0.50 shall be available within the limitation of total maximum allowable FAR subject to the following:

(a) If the Size of Redevelopment area is upto 5 Ha the minimum access road shall be 15 m (which can be made available through redevelopment) and connecting to a higher order Master Plan Road.

(b) If the Size of Redevelopment area is above 5 Ha, the minimum access road shall be 18 m (which can be made available through redevelopment) and connecting to a Master Plan Road of 18 m or more.

ii. The Redevelopment Plans shall mandatorily follow the regulations for Non-residential sub-division/ development plan, as the case may be.

iii. In such cases, the Traffic Impact Assessment is mandatory and decision of the Authority with regard to any special requirements for allowing such redevelopment shall be final.

7.1.2 Special Provisions for Redevelopment of Slum Areas and EWS Housing

The provisions made under residential development plan unless specifically exempted/relaxed in the following regulations shall apply for all schemes of redevelopment of slum areas taken up by Karnataka Slum Clearance Board/BDA/BBMP/KHB within the local planning area of Bengaluru:

i. Schemes for Redevelopment of Slums and EWS Housing may be allowed in land earmarked for Residential, Commercial, Industrial and PSP Use.

ii. Maximum ground coverage is allowable up to 60%.

iii. The FAR shall be governed as per the provisions of Table- 6, 7, 8 and 9 whereby the total maximum allowable FAR shall be considered as Base FAR for all schemes taken up by public agencies. The schemes initiated as part of slum redevelopment/ affordable housing as part of any government scheme on PPP basis shall be entitled

for the benefits of this provision only when a minimum of 60% of the total built-up area is being used for affordable/ EWS Housing. For schemes on roads of 18 m and above width, the additional FAR of 0.50 shall be eligible for these schemes on TDR basis for PPP projects and free for schemes implemented by public agencies.

iv. The set-backs shall be governed as per the provisions given in Table 1 and Table 2.

v. In case of Layout/Development Plan, minimum of 10 % of area for Park and 5% of area for CA sites shall be reserved and maintained by the respective authorities.

7.1.3 Special Provisions for Redevelopment of Industrial Areas

i. All lands/sites allotted by government agencies like KIADB, KSIIDC etc, for industrial use shall not be permitted to be utilized for any other use, without the NOC from such departments/ agencies as case may be.

ii. If more than 50% of the industries in any Industrial Estate/ Area are closed or defunct and/or more than 50% of the industries within the industrial estate/ area willingly give the consent for redevelopment, the agency/ industrial association responsible for the development/ management of industrial area may prepare a redevelopment plan for the industrial estate/ area with a condition that not more than 20% of the total land area shall be used for ancillary uses in the redevelopment plan and the balance 80% shall be used for industrial purpose (including Hi-tech) only.

iii. The Redevelopment Plan could be prepared by accommodating the existing functional industries appropriately. The Redevelopment Plans shall mandatorily follow the regulations for Non-residential sub-division/ development plan. In such cases, the Traffic Impact Assessment is mandatory and decision of the Authority with regard to any special requirements for allowing such redevelopment shall be final.

7.2Integrated Economic Townships (Large Scale with area 25 Ha and above)

7.2.1 Purpose

The ͚Integƌated Toǁnship͛ in its present form targets to promote the development of economic activities along with residential and other supporting requirements for enhanced quality of life by facilitating development of compact high density developments promoting concepts of walk to work/ cycle to work.

7.2.2 Regulations for Integrated Townships

The basic elements of regulation for such Integrated Townships are:

Table 26Regulations for Integrated Townships (with Area 25 ha and above)

Sl. No.	Parameter	Requirement
1	Permissibility in Land Use Zones	Residential/ Commercial/ Industrial
2.	Minimum Area of Township	25 Ha
3.	Minimum Width of Access Road	24 m
4.	Minimum Width of Internal Roads	18 m (The road cross sections shall mandatorily make provisions for cycle tracks and pedestrian footpaths along all the internal roads)
5.	Area Reserved for Parks	10% of the total land area
6.	Area Reserved for Open/ Public Parking	In addition to the parking requirements as given in Table-4, open parking shall be provided as (5% of the total land area)X (60% or ratio of built-up area under economic activity and commercial to the total built-up area)
7.	Area Reserved for CA Sites	5% of the total land area
8.	Area Reserved for EWS Housing	5% of the total land area x (built-up area earmarked for residential activity/ total built-up area)
9.	Permissible Activities/ Uses and Allowable percentage of built-up areas	Economic Activities (Hi-Tech/ Industry/ Offices/ Recreational or a mix of these activities)	Minimum 55%
		Residential	Maximum 40%
		Commercial	Maximum 5%
10.	Maximum Ground Coverage and Maximum FAR	As per the provisions of Table 24 for the land located in any of the specified Land use zones for Integrated Township
11.	Set-backs	As per Table-1, 2
12.	Parking	As per the Built-up area and the applicable

Sl. No.	Parameter	Requirement
		norms for the built-up area under particular use as defined in Table-4.
13.	Other Requirements	Essential requirements of the Smart City Guidelines shall be mandatorily adopted for Integrated Smart Townships

Note:

i. The FAR is applicable on entire area excluding area reserved for Civic Amenities. The ground coverage shall be applicable after deducting the areas earmarked for open spaces, amenities, Amenities and Master Plan Roads, if any, passing through the site.

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 township plan and shall be considered as part of mandatory 10% parks and open spaces.

iii. The education as part of the residential component and health facilities as part of the commercial component of the built-up area may be provided. In addition, the developer shall make necessary arrangements for the utilities as per the requirements and specifications of different utility agencies.

iv. The area reserved under 5, 6 and 7 shall be handed over to the Authority free of cost & shall be maintained by the developer to the satisfaction of the authority. The Master Plan Roads shall be incorporated in the plan and shall be handed over to the authority free of cost and free of encumbrances. Such roads shall be treated as public roads.

v. The provisions related to EWS housing (as per point 8) shall be governed as per the principles defined in Regulations for Residential Development Plan.

vi. The CA sites shall be allotted by the Authority for development of specified civic amenities either to the developer or others on lease basis.