Chapter 4Regulations for Main Land Use Zones

Bangalore Development Authority - Revised Master Plan 2015, Zoning Regulations

2015 · PDF page 27

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4.1 Residential (main)

4.1.1) Description

The areas of the city which have predominantly residential land use pattern is considered for the Residential (Main) zone. This includes many old areas of the city such as Parts of Malleswaram, Richmond Town, Vasant Nagar, Jayanagar, Vijayanagar, Visveswarapura, Rajajinagar, RT Nagar, etc.

4.1.2) Regulations

Main Land use : R & T1
Ancillary Land use category: C2, I-2 & U3
Ancillary use is allowable to 20% of the total built up area or 50 sq.m which ever is higher.
If the Plot size is more than 240 sq.m, having a frontage of 10.0 m or more, and the abutting road is more than 18.0 m width, then ancillary uses can be used as main use.

Table 10FAR and Ground Coverage in Residential (Main)

Sl.No.	Plot size (sq.m)	Ground Coverage. (Max )	FAR	Road width (m)
1.	Up to 360	Up to 75 %	1.75	Up to 12.0
2.	Above 360 up to 1000	Up to 65 %	2.25	Above 12.0 up to 18.0
3	Above 1000 up to 2000	Up to 60 %	2.50	Above 18.0 up to 24.0
4.	Above 2000 up to 4000	Up to 55 %	3.00	Above 24.0 up to 30.0
5.	Above 4000 up to 20000	Up to 50 %	3.25	Above 30.m

ii) Notes:

a) Setbacks shall be in accordance with Table.8 or Table.9 depending on the height of proposed building and the plot size.
b) If the road width is less than 9.0 m, then the maximum height is restricted to 11.5 meters or Stilt +GF+2 floors (whichever is less) irrespective of the FAR permissible
c) Multi dwelling units (Apartments) shall be allowed only on plot sizes of above 360 sq.m in the I and II Ring and on plots above 750 sq.m in the III Ring. In both cases, the road width shall be more than 9.0m.
d) TDR is applicable as per rules.

4.1.3) Parking

As applicable vide Table no: 23

4.2Residential (mixed)

4.2.1) Description

The design and development of mixed use activity areas provide opportunities to create and/or maintain a special community identity and a focal point for a variety of city wide, community and neighbourhood functions.
Mixed activity areas address the demand for employment, shopping and residential areas within the city.

Main features of 'Mixed Land Use' areas are those where employment, shopping and residential land uses will be integrated in a compact urban form, at higher development intensities and will be pedestrian-oriented and highly accessible by public transit. Mixed use areas will foster community interaction by providing focus on community facilities.

4.2.2) Regulations

Main land use category: R
Ancillary land use is permissible up to 30 % of the total built up area
Ancillary land use category: C3, I-2,T2 and U4

If the Plot size is abutting a road as specified below, the ancillary uses can be used as main use. Space standards as at Table no 7 are applicable.

Table 11Plot Size and Ancillary uses permissible in Residential (Mixed)

Sl.No.	Plot size (sq.m)	Road Width (Min)	Ancillary Uses permissible as main land use
1	Up to 240	15.0m	C2, I-2,U3,T2
2	Above 240 Up to 1000	18.0m	C3, I-2,U4,T2

Table.12: FAR and Ground Coverage in Residential (Mixed) zone up to 20000 sq m

Sl.No.	Ground Coverage. (Max)	FAR	Road width (m)
1	Up to 70 %	1.75	Up to 12.0
2	Up to 65 %	2.25	Above 12.0 up to18.0m
3	Up to 60 %	2.50	Above 18.0 up to 24.0m
4	Up to 55 %	3.00	Above 24.0 m up to 30m
5	Up to 50 %	3.25	Above 30m

iii) Notes;

a) Setbacks shall be in accordance with Table 8 or Table 9 depending on the height and the plot size.
b) TDR is applicable as per rules.

4.2.3) Parking

a) Buildings with a floor area not exceeding 100sqm are exempted from providing car parking. However, equivalent parking fee shall be levied as determined by the authority from time to time. This is applicable only for areas coming within I Ring.
b) As applicable vide Table no: 23

4.3Commercial (central)

4.3.1) Description

The Historic and commercial core of Bangalore as delineated on the map mainly comprising of Petta area such as Chickpet, Cubbonpet, Cotton pet, etc and parts of Shivajinagar around the Russell Market area.

4.3.2) Regulations

Main Land use category: C4
Other land uses permissible (as main land use): R, I-3, T3 & U4

Table 13FAR and Ground Coverage in Commercial (Central)

Sl. No.	FAR(Max)	Ground Coverage
1	2.50	75%

i. Setbacks need not be insisted except on the front side up to a size of 150 sq.m, and for plots ranging between 150sqm to 500sqm, no setbacks on rear and side shall be insisted. In all other cases setbacks shall be in accordance with Table. 8 or Table. 9 depending on the height of the proposed building and the plot size.

ii) Notes:

i. Buildings with a floor area not exceeding 100sqm are exempted from providing car parking. However, equivalent parking fee shall be levied as determined by the authority from time to time. Parking fee shall be credited to a separate head of account and it shall be used for providing parking facilities.
ii. Parking as applicable vide table.23

4.3.3) Parking:

4.4Commercial (business)

4.4.1) Description

This zone comprises of areas in between MG Road, Brigade Road, Residency Road, Madras Bank Road and St Marks Road and also areas between the traffic island of Mayo hall, Magrath Road and Residency Road, Manipal Centre between MG Road and Ulsoor Road. Some pockets in the III Ring have been demarcated as Commercial (Business) zone, with the objective of supporting formation of secondary centres.

4.4.2) Regulations

Main land use category: C3
Other land uses permissible (as main land use): R, I-3, T3 & U4
If the road width is less than 12.0m and plot area is less than 240sq.m then, C2, I-2, R and U4 only are allowed.

Table 14FAR and Ground Coverage in Commercial (Business) up to 12000 sq.m

Road width (m)	FAR	Coverage
Less than 9	1.50	55 %
Above 9 and up to 12	1.75	50 %
Above 12 and up to 18	2.25	50%
Above 18.0 up to 24.0	2.50	45 %
Above 24.0 m up to 30.0	3.00	40 %
Above 30.0 m	3.25	40 %

a) TDR is applicable as per rules.
b) Setbacks shall be in accordance with Table-8 or Table-9 depending on the height of the proposed building and the plot size.

iii) Notes

4.4.3) Parking:

4.5Mutation Corridors

4.5.1) Description

The radial corridors and main arteries/ corridors of the city are designated as Mutation Corridor Zones.

4.5.2) Regulations

Plots facing the corridors shall have a minimum frontage of 12m.
For mutation corridor, the maximum depth for zone consideration in case of sub divided layout is two property depth(if they are amalgamated), subject to the condition that entry and exit are provided from the front road only(abutting the Mutation corridor), so that the residential area on the rear side is insulated from the effects of commercial activity. 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 is final.
In case of lands that have no plotted development, a maximum of one property depth (as per the document which existed prior to the approval of Revised Master Plan 2015) may be allowed. Decision of the authority in this regard is final.
For the purpose of claiming benefit under Mutation Corridor, if access is provided for the rear property using another property abutting the Mutation Corridor, then the Mutation Corridor benefits shall not be allowed.

i) Eligibility for the zone:

Main Land use category: C4
Other land uses permissible (as main land use): R, I-3, T3 & U4

ii) Permissible land uses:

Table 15FAR and Ground Coverage in Mutation Corridors (Commercial)

Sl. No.	Plot size	FAR	Ground Coverage	Road width
1	All plot sizes up to 12000	2.75	55%	Up to 30m
2	sq.m	3.25	50%	Above 30m

a) Setbacks shall be in accordance with Table.8 or Table.9 depending on the height of the proposed building and the plot size.

iv) Note:

4.5.3) Parking:

4.6Commercial Axes

4.6.1) Description

The major and minor roads which have commercial activities along them are recognized as commercial axes and are included within the zone. As these are part of the residential zone through which they pass and the regulations applicable shall be that of the main zone in which they are located with an exception to the permissible land uses of commercial axes.

4.6.2) Regulations

If the plot size is more than 240 sq.m and faces a road width up to 15.0 m, C2, I-2 & T2 uses in addition to uses allowable in the respective zone are permissible
If the plot size is more than 240 sq.m and faces a road width 15.0 m and above, C3, T2 and I-2 uses in addition to uses allowable in the respective zone are permissible.

i) Permissible land use category:

ii) FAR and Ground Coverage

The FAR and Ground Coverage Regulations for the Commercial Axes will be same as that of the table for the surrounding zone that it passes through e.g. a Commercial Axes passing through a Residential (Main) Zone shall avail FAR and Ground Coverage of a Residential (Main) Zone.

a) Setbacks shall be in accordance with Table.8 or Table.9 depending on the height of the proposed building and the plot size.
b) TDR is applicable as per rules.

iii) Note;

4.6.3) Parking

4.7INDUSTRIAL [I (General)]

4.7.1) Description

This zone supports the establishment of all types of industries.

4.7.2) Regulations

Main land use category: I-5
Ancillary land use category: R, C4, U2 & T3
Ancillary use allowable up to 10 % of the total land area.
If the road width is more than 15 mtrs, T3 may be allowed as main land use.

i) Permissible land uses;

Table.16: FAR and Ground Coverage in Industrial (General)

Sl.no	Size of the Plot ) - (sq.m	Ground cover	FAR	Setbacks - Front	Setbacks - Rear and sides
1.	Up to 500	75%	1.50	4.50	4.50
2.	Above 500 up to 1000	60%	1.25	4.50	4.50
3.	Above 1000 up to 3000	50 %	1.00	6.00	6.00
4	Above 3000	45 %	1.00	10.0	8.00

a) After leaving minimum setbacks as per the above table if the remaining portion of the plot cannot be used for erecting a meaningful building, the Authority may insist for set backs as in table.8 or table.9
b) All lands/sites allotted by government agencies like KIADB, KSIIDC etc, for industrial use shall not be permitted to be utilised for any other use, without the NOC from such departments/ agencies as case may be.
c) TDR is applicable as per rules.

iii) Notes:

4.7.3) Parking

4.8.1) Description

This is a priority area for establishment of 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). This zone also enables work- home - play relationship.

4.8.2) Regulations

Main land use category: I-3
Ancillary Land use: R, C3, T2 & U4
Ancillary use allowable up to 40 % of the total built up area

Wherever the road width is less than 12m, then on such lands residential developments may be permitted as main use.

a) Setbacks shall be in accordance with Table.8 or Table.9 depending on the height of the proposed building and the plot size.
b) TDR is applicable as per rules.

4.8.3) Parking

4.8 INDUSTRIAL (Hi -Tech: [I (H)]

Table.17 FAR and Ground Coverage in Industrial (Hi-Tech zone):

Sl. No	Size of the plot ( sq.m)	Ground cover	Permissible FAR	Road width (m)
1	Up to 1000	55%	2.00	Up to 12.0
2	Above 1000 up to 2000	50%	2.25	Above 12.0 up to 18.0
3	Above 2000 up to 4000	50%	2.50	Above 18.0 up to 24.0
4	Above 4000 up to 6000 sq.m	45 %	3.00	Above 24.0 up to 30.0
5	Above 6000 up to 12000 sq.m	45 %	3.25	Above 30.0

4.9Public and Semi Public (P&SP)

4.9.1) Description

This zone includes Government owned complexes and civic amenities and large infrastructure facilities of health, education, sports, cultural and social institutions.

4.9.2) Regulations

Main land use category: U4

i) Permissible land use

Ancillary land use category: R, C2 & T2
Ancillary uses to the main use shall not exceed 20% of sital area.

This shall include Government administrative centres, district offices, law courts, jails, police stations, institutional offices, 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.

Table 18FAR and Ground Coverage in Public and Semi public

Sl.no	Size of the plot (sq.m)	Ground cover	FAR	Setbacks
1	Up to 500	60%	1.50	Refer Table.8 or Table.9
2	Up to 1000	55%	1.75	Refer Table.8 or Table.9
3	Above 1000 up to 2000	50%	2.00	Refer Table.8 or Table.9
4	Above 2000	45%	2.25	Refer Table.8 or Table.9

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

ii) TDR is applicable as per rules.

4.9.3) Parking:

4.10Traffic and Transportation (T&T)

4.10.1) Description

Transportation zones are reserved for Transport and Transport related activities such as railway yards, railway station, bus stands, bus shelters, Road and transport depots, parking areas, airport, special warehousing, cargo terminals and transfer of cargo between different types of transport (rail, road, air).

4.10.2) Regulations

i) Permissible land uses

Ancillary land uses permissible subject to a condition that the built up area shall not exceed 300 sq.m or 5% whichever is higher.
If the road width abutting the land is less than 12m then I-2, U2 or C2 may be allowed as main land use or as independent land use.

Main land use category: T4 (for MLCP, refer note below)

Ancillary land uses: R, U2, C2, I-3

Table 19FAR and Ground Coverage in Traffic and Transportation

Sl.no	Size of the plot (sq.m)	Ground cover	FAR	Setbacks
1	Up to 500	60%	1.00	Refer Table.8 or Table.9
2	Up to 1000	55%	1.25	Refer Table.8 or Table.9
3	Above 1000 up to 2000	50%	1.50	Refer Table.8 or Table.9
4	Above 2000	45%	1.50	Refer Table.8 or Table.9

i. When Multi Level Car Parking (MLCP) is proposed on a plot as independent activity, there shall not be any limitation of FAR or height of building subject to condition that it satisfies fire and airport authority restrictions where ever applicable.
ii. TDR is applicable as per rules.

4.10.3) Parking as per vide table. 23