Revised Master Plan for Bengaluru 2031 (Draft) — Zoning Regulations
2019 · PDF page 116
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List of Local Planning Areas with Corporation cities eligible for Benefit of Development Rights.
| Sl.No | Local Planning Area |
|---|---|
| 1. | Bengaluru |
| 2. | Davanagere - Harihar |
| 3. | Tumkuru |
| 4. | Shivamogga |
| 5. | Mysure |
| 6. | Mangalore |
| 7. | Hubli-Dharwad |
| 8. | Belgaum |
| 9. | Vijayapura. |
| 10. | Kalaburagi |
| 11. | Bellary |
No
Dated:......
In exercise of powers conferred under section 14-B of the Karnataka Town and Country Planning Act, 1961 and rule 3 of the Karnataka Town and Country Planning (Benefit of Development Rights) Rules, 2016 the following Area mentioned in the schedule below is required by The.... (Name and Address of the Public Authority) for development of .....(Road, Parks, or any public purpose defined in the Act ) for implementing the proposals of the Approved Master Plan or proposals of the Local Authority . It is hereby informed to the land owners and interested persons whose lands are required for the public purpose to appear and submit their claims along with the copies of the relevant documents viz, (i) Sale/partition/ other deeds of title, (ii) Up-to-date RTC's (iii) Mutation Copy (iv) Tax paid receipts (v) conversion order of Non agriculture purpose (vi) Revenue sketch (vii) Akar Bhand etc, in person in the place and dates as indicated in the address below and state their respective interest in such land.
| The place where land owners / interested persons have to appear and submit their claims | Name and address of the Divisional/sub-divisional/ branch offices | Date and time |
|---|---|---|
The land owners/ interested parties of the scheduled properties whose lands are to be acquired shall give an option for Grant of Development Rights to the...... Public Authority as per The Karnataka Town and Country Planning (Benefit of Development Rights) Rules, 2016.
The land owners shall receive twice the area of land surrendered in lieu of monetary compensation as Development Rights (Notional land) and one time the building area surrendered as estimated by the value of the building area surrendered divided by the market value of the land on which the building is constructed. The Notional land can be utilized by factorizing with the market value at the originating plot and receiving plot. The Notional land is eligible for FAR and used as additional built up area at the receiving plot as per the terms and conditions prescribed in the rules.
SCHEDULE
| Sl.no | Name of the District | Name of the Taluk | Name of the Village | Sy.no/ khatha no | Type of land | Nature of land | Area ( in sqm) | Name and address of the Land Owner/ interested persons |
|---|---|---|---|---|---|---|---|---|
Sd-
List of land/ building area surrendered and land owners for which Development Rights Certificate is to be issued
(1)
3.2
Public Authority
(see rule 3(2))
To,
(to be sent by the Public Authority to Planning Authority )
The Chief executing Officer,
...... Planning Authority.
In exercise of powers conferred under section 14-B of the Karnataka Town and Country Planning Act, 1961 and rule 3 of the Karnataka Town and Country Planning (Benefit of Development Rights) Rules, 2016, this Authority has notified the option for grant of Development Rights in lieu of monetary compensation vide Notification No....Dated.... Further necessary due verification has been done by this under signed Authority and Development Rights certificates are to be issued to the following eligible land/ building owners who have opted for Development Rights in lieu of monetary compensation under the Right to Fair Compensation and transparency in land acquisition, Rehabilitation and Resettlement Act, 2013.
| Sl No | Name and address of the land owner of the land/plot / Building for which Development Rights Certificate is to be issued | Address of the plot /land / building area | Public purpose the land/plot is required for | Dimension s of the land/plot | Bounda ries of the land /plot | Extent in sq. m of the land/plot likely to be surrendered | Entitlement of Development Rights in the form of Notional Land |
|---|---|---|---|---|---|---|---|
| 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
This Authority recommends to issue Development Rights in the form of Notional land to the above mentioned land/ building owners within such time and terms and conditions prescribed in the Rules
Sd/- Public Authority
No
FORM-III (see sub-rule (3) of rule 3)
Dated:....
In exercise of powers conferred under section 14-B of the Karnataka Town and Country Planning Act, 1961 and rule 3 of the Karnataka Town and Country Planning (Benefit of Development Rights) Rules, 2016 the following Area mentioned in the schedule below is required by The....(Name and Address of the Public Authority) for development of .....(Road, Parks, or any public purpose defined in the Act ) for implementing the proposals of the Approved Master Plan or proposals of the Local Authority .
The following land/ building owners have opted for Development Rights in lieu of monetary compensation under the Right to Fair Compensation and transparency in land acquisition, Rehabilitation and Resettlement Act, 2013. The Development Rights will be given by the Authority as twice the land area surrendered and one time the building area surrendered and as estimated by the value of the building area surrendered divided by the market value of the land on which the building is constructed.
The public is hereby informed about the details of the land and land owners and interested persons whose lands are required for the public purpose and Development rights are to be issued in lieu of Monetary compensation. Any objections and suggestions are to be addressed to the Commissioner, ....Urban Development Authority within thirty days from the date of publication of this Notification.
List of land/ building area surrendered and land owners for which Development Rights Certificate is to be issued
Sl.no Address of the plot /land / building area Public purpose the land plot is for Dimension of the land/plot Extent in sq m of the land/plot Boundaries of the land /plot Name and address of the land owner of the land/plot for which Development Project Certificate is to be issued
FORM-IV (see sub-rule (4) of rule 3)
Date:
From
(Name of owner of the land)
Sd- Planning Authority
Address
To
Sir,
I, Intend to surrender the under mentioned land bearing Survey No. .... of .... Village of ...Hobli and .... Taluk reserved for the public purpose of .... as per the Master Plan for the grant of "Development Rights Certificate" I / We forward herewith the following -
- Site Plan as per Master Plan
• Detailed Survey Plan
• Title Deed
• Property card and latest assessment book extract
- Up-to-date tax paid receipt
- The area statement of reservation duly certified by the architect
• Encumbrance certificate
- I / We hereby request that the land affected by the reservation of .... May be taken over and Development Rights Certificate (D.R.C) in lieu thereof may be issued to me/us.
Signature of the Owner(s) of the land
who no I DA PU A Development Rights C ..../20....
Dated color green
I, Commissioner Chief Executive Officer,....Urban Development Authority/Planning Authority hereby issue the Development Rights Certificate to the person(s) Mr/Mrs ....S/D/O....residing at who is/are the owner of the property no ...at....(address) which has been Notified by the Public Authority for Acquisition vide, Notification Number....Dated
.... in lieu of Monetary compensation as Development Rights Recommendation of the Public Authority to issue Development Rights C for surrendering Area of extent ....sqm and Building area of .... sqm at plot no......at Sy.no:...... of ... Village......Hobli......Taluk ...... District ,vide registered relinquishment deed no...... Dated...... has been considered and Development Rights Certificate issued subject to the provisions of Section 14B of the Karnataka Town and Country Planning Act, 1961 and the rules there under:
| Sl.no | Particulars | |
|---|---|---|
| Location of the Land / building surrendered including survey number/ khatha number/ward number/ PID number of the property | ||
| Registered Relinquishment deed details | No......Dated...... | |
| Extent of the land surrendered by the land owner in square meter, dimensions of the land surrendered showing the boundaries of the surrendered land | ||
| Extent of building area demolished/surrendered by the land owner in square*meter | ||
| No of floors of the building area demolished/ surrendered | ||
| Type of construction of building area demolished/ surrendered | ||
| GPS co-ordinates of the surrendered property | ||
| Land use of the surrendered property in the approved Master plan | ||
| Notional land area credit in square meter of the land area surrendered in figures and words | ||
| Notional land area credit in square meter of the building area surrendered in figures and words | ||
| Total Development Rights credited: Notional land for surrendered land+ Notional land for Building area surrendered | ||
| Valuation amount of the building surrendered/ demolished | ||
| Market value of the surrendered plot |
Given under the common seal on ...... day of......month of ......year
Commissioner,
...... Urban Development Authority.
Note: Any Discrepancy found in issue of Development Rights C due to misrepresentation of ownership documents at later date after issue of this certificate, the certificate is deemed to be invalid.
©
| S10 | o no | Developing C no | Date and date on no | Extent of Notional land granted as Development Rights for land surrendered in square meters | Extent of Notional land granted for surrendered in square meter | Total extent of Notional land as Development Rights | Market value of the land recorded date of sanction of Development Rights | Address where Development Rights are registered plot or receiving plot | Transferable Development Rights and certificate no and date | Transferable Development Rights given letters (Registered document no) | Balance area of Development Rights | Signate of action Authority |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 | 9 | 10 | 11 | 12 | 13 |
Photograph of the land owner and thumb impression
Photograph(s) of land owner
Signature
Thumb impression
Folio no: UDA/PU.A/Transferrable Development Rights /...../20..... Dated:
Color: yellow
FORM-VI (see sub-rule (2) of rule 4)
I, Commissioner,....Urban Development Authority hereby issue the Transferrable Development Rights to the person(s) Mr/Mrs....S/D/O....residing at ....Generated from the Development Rights C no....issued on ....measuring ....m² of Notional Land to be Transferred at plot no....at Sy.no:....of .... Village....Hobli....Taluk ....District, as per registered document no....signed by the transferor and transferee to be utilized subject to the provisions of Section 14B of the Karnataka Town and Country Planning Act, 1961 and the rules there under:
| Sl.no | Particulars of the Originating plot | |
|---|---|---|
| Folio no. and Certificate no. of the Development Rights Certificate issued | ||
| Location of the Land / building surrendered including survey number/ khatha number/ward number/ PID number of the property | ||
| Extent of the land surrendered by the land owner in square meter, dimensions of the land surrendered showing the boundaries of the surrendered land Extent of building area demolished surrendered by the land owner in square meter | ||
| GPS co-ordinates of the surrendered property | ||
| Land use of the surrendered property in the approved Master plan | ||
| Total Development Rights credited. Notional land for surrendered land: Notional land for Building area surrendered | ||
| Particulars of the eligible receivable plot for Transferrable Development Rights | ||
| Location of the Land / building where Development Rights are Transferred including survey number/ khatha number/ward number/ PID number of the property | ||
| GPS co-ordinates of the property where Development Rights is transferred | ||
| Notional land area credit in square meter Transferred as Development Rights to receiving plot. | ||
| Market value of the Receiving plot | ||
| Balance in the Originating Development Rights Certificate after credit in |
Given under the common seal on ...... day of......month of ......year
Commissioner,
Urban Development Authority.
Photograph(s) of the land owner and thumb impression
Photograph(s)
DRC holder(s)
Signature
Thumb impression
Photograph(s) of the land owner or interested person of receiving plot
Photograph(s) Transferrable Development Rights holder
Signature
Thumb impression
000493
Date
This is to certify that the application made by Sri .... dt:......for the purpose of utilization of Transferrable Development Rights has been building Address:............Further it is certified that necessary entries have been incorporated in the Development Rights Certificate Register and the balance of Development Rights /Transferrable Development Rights with the applicant as on date is ----Sq.mtrs.
Development Rights Certificate REGISTER
Signature of the Development Rights C holder (Transferor)
FORM-X (see sub-rule(2) of rule 4 and rule 5)
I, the undersigned and holder of Development Rights Certificate issued vide folio no.... and having title for Development Rights of ....m- originated at ....(address) having present market value of ........Rs/m² have entered into an agreement to transfer .....m² of Development Rights in the name of .. Residing at........(address) to utilize the Development Rights Certificate at ........(address) the present value of land at the receiving plot being .. registered Transfer deed is executed in the ........Sub-Registrars office vide Registration no .... Dated ........Kindly transfer .... m² of Development Rights in the name of ........as per the registered Transfer document. The Development Rights remaining after transfer is ........m². Kindly endorse in the Development Rights Certificate and return the original Development Rights Certificate to me after necessary entries in your registers and issue Transferrable Development Rights certificate to the transferee.
Signature of the Transferee
| Sl.no | Folio no. | Development Rights C no. | Date and sanction no. | Name and address of the land owner of land surrendered | Address of the plot /land / building area surrendered | Extent of land surrendered in sq. m | Extent of building area surrendered | Value of the building area surrendered | Extent of Notional land granted as Development Rights for land surrendered in square meters | |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 | 9 | 10 | |
000472
FORM-XI (see rule 9(a))
Register for utilization of Development Rights Certificate /Transferrable Development Rights issued prior to the commencement of the Karnataka Town and Country Planning (Amendment) Act 2015.
| Sl.no | Folio no. | Development Rights Certificate no. | Date and sanction no. | Name and address of the land owner of land surrendered | Address of the plot /land / building area surrendered | Extent of land surrendered in sqm | Extent of building area surrendered | Development Rights issued for land building area surrendered in square meters |
|---|---|---|---|---|---|---|---|---|
| 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 | 9 |
| Guidance value of the land on the date of utilization of Development Rights | address where Development Rights is utilized : originating plot or receiving plot | Guidance value of the receiving plot on the date of utilization of Development Rights | Transfer / utilization of Development Rights in square meters | Balance area of Development Rights | registration fee paid details | Signature of the Sanctioning authority |
|---|---|---|---|---|---|---|
| 10 | 11 | 12 | 13 | 14 | 15 | 16 |
संक्तैचे मंग्रुप्तन्दो, ७०१ सीचे स्थार, निंगर्षेत्य. (157) स्थारय: 500
| Sl.no | Adress of the plot /land /building area surrendered | Public purpose the land is required for | Dimensions of the surrendered land | Extent in sqm of the surrendered land | Boundaries of the land surrendered |
|---|---|---|---|---|---|
NAGARAJ Under Secretary to Government Urban Development Department
Annexure -2:
Guidelines for Traffic Impact Assessment Study
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ANNEXURE-2
A Traffic Impact Assessment (TIA) is a comprehensive and systematic process that sets out transport issues relating to a proposed development. It identifies what measures should be taken to deal with the anticipated transport impacts of the development/ scheme so as to improve accessibility as well as the safety for all modes of travel.
Traffic impact studies are primarily required to identify impacts of new development on the public road system, on public transportation and other modes. A Traffic Impact Assessment establishes the need for improvements to the existing infrastructure such as road, intersection improvements and/or the need to install or upgrade traffic control devices. In addition, traffic impact studies can assist in identifying the financial responsibility, timing for transportation system improvements and the staging of development. The focus of these studies is on maintaining a safe and efficient road system for all modes of transportation (includes Private vehicles, public transport, cyclists and pedestrians).
The Traffic Impact Assessment Study shall be carried out by an agency with expertise in transport planning empanelled by BMRDA. The minimum requirements for the agency to be empanelled are:
i. Minimum Five years of registration as a Company/ Society/ Trust
ii. Minimum Turnover shall be Rs. 1 Crore per annum for last three years
iii. Experience of carrying out Traffic and Transport Planning Studies
iv. Minimum 5 professional staff including Transport Planners, Traffic Engineers, Urban Planners, Architects and Engineers shall be available with the organization.
Traffic Impact Assessment is required where the development intensity meets or exceeds the following figures:
| Sl.No. | Type of Development | Unit/Area |
|---|---|---|
| 1 | Residential | 500 Units or more |
| 2 | Commercial Retail | >=5000 sqm built-up area |
| 3 | Commercial Offices | >=10000 sqm built-up area |
| 4 | Industrial Landuse | >=20000 sqm built-up area |
| 5 | Educational | >=2000 Students |
| 6 | Hospital | >= 200 beds |
| 7 | Hotel | >200 rooms |
| 8 | All Movie Halls, Kalyan Mandapa, Stadiums and other places of assembly |
For mixed-use developments, a Traffic Impact Study is required when the combined trips generated by the individual land uses exceed 100 trips per peak hour.
To estimate the trips generated to and from a development the following factors should be used
| Sl.No. | Type of Development | Unit | Trips per day (Bidirectional) |
|---|---|---|---|
| 1 | Residential Development | per house hold | 8 |
| 2 | Commercial Retail | per 100 sqm | 120 |
| 3 | Commercial Office Space | per 100 sqm | 27 |
| 4 | Industrial | per 10 employees | 21 |
| 5 | Educational Institution | per 100 students | 200 |
| 6 | Hospital | per 10 Bed | 120 |
| 7 | Hotel | per room | 8 |
| 8 | Movie Halls | per 100 seat | 480 |
| 9 | Convention Centres | per 100 seat | 160 |
| 10 | Warehouses/storage yards | per 100 sqm | 12 |
| 11 | Transport Terminals/depots | per schedules | 90 |
The base traffic generated from the development schedule will first have to be established using the trip generation rates above. This will then determine the extent of the TIA to be carried out from the development. For clarity sake, the delineation of this extent will be measured from the Boundary wall.
| Analysis Category | Development Characteristics (Inbound + Outbound trips) | Minimum Study Area Limits |
|---|---|---|
| 1 | Small Development: < 500 peak hour trips | A. Access Roads B. Adjacent signalized intersections and/or major unsignalized street intersections within 1 km of the site boundary. |
| 2 | Moderate Development: 501 - 1,000 peak hour trips | A. Access Roads B. All major roads, signalized intersections, and/or major unsignalized street intersections within 1.5 Kms of the site boundary. |
| 3 | Large Development: > 1,001 peak hour trips but < 1,500 peak hour trips | A. Access Roads B. All major roads, signalized intersections, and/or major unsignalized street intersections within 3 Kms of the site boundary. |
| 4 | Regional Development: > 1,500 peak hour trips | A. Access Roads B. All major roads, signalized intersections, and major unsignalized street intersections within 5 Kms of the site boundary. |
The following data collection needs to be conducted on all the major roads and junctions falling in the delineated zone:
Road Network inventory (ROW and adjoining land use including any other major utilities like transformers, hi tension lines, water lines, drains/sewers that may have issues in restricting capacity)
Classified turning volume counts at all important Junctions (16 hours – starting from 6 in the morning to 10 in the night – slotted into 15 minute intervals) - In the case where there is a flyover in existence the junction below the flyover must be considered. The traffic on the flyover deck must also be included.
Speed Studies – floating car survey on all major roads in the delineated area)
Parking Studies – On street parking demand and duration studies.
Pedestƌian͛s counts – wherever pedestrian demand is high (crossing roads) – 16 hours counts
Public Transport supply – provide the route and frequency information of Government/Private buses servicing this area. In the case of a railway line, the number of trains using the line per day.