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Contents

1. INTRODUCTION ............................................................................................................... 1
2. INFORMATION FOR APPLICATION FORM......................................................................... 2
3. DOCUMENTS CHECKLIST ................................................................................................ 5
4. FEE STRUCTURE AND CALCULATION MATRIX ................................................................ 5
5. PROCEDURE (PROCESS FLOW) ....................................................................................... 9
6. TIMELINE FOR SERVICE ................................................................................................ 11
7. GRIEVANCE MECHANISM .............................................................................................. 11

File Version: 1.0 | 29.04.2022

1. INTRODUCTION

Bangalore Development Authority (BDA) is established under the Bangalore Development

Authority Act in 1976. The Authority functions as a Planning Authority declared under Section
4-A of the Karnataka Town & Country Planning (KTCP) Act, 1961. As per the KTCP Act, Master
Plan for the Local Planning area of Bangalore is prepared once in ten years. Any permission for
development of land is provided under Section 17 of the KTCP Act and Section 32 of the
Bangalore Development Authority Act, 1976, Revised Master Plan (RMP -2015) of Bangalore in
in force and the Zonal Regulations made thereunder.
The regulations for approval of layout as per RMP 2015 and Zonal Regulations of Bangalore is
as follows :
“1.1 Permissible Land uses in Residential category
R Residential land uses
1 Plotted residential developments
2 Villas, semi detached houses
3 Apartments, Hostels, Dharmashala
4 Multi Dwelling Housing, Service Apartments.
5 Group Housing ( Development Plans )

1.2 Subdivision regulations - Residential

a. Road widths: The minimum width of road shall not be less than 9.0 m and the road widths shall
not be less than the plot widths facing the respective road. Every Fourth road in a layout shall
have a minimum of 12.0 m width.
b. Area for Residential development: Apart from the provision for amenities and open spaces,
the area for residential development shall be up to a maximum of 55 % of the total land area.
The area earmarked for residential development shall be upto a maximum of 55% of the total
land area. A maximum of 3% of the total area from out of percentage of residential area may be
earmarked for commercial use in one or two blocks only.
c) Parks / Open spaces and Playgrounds: Parks / Open spaces and Playgrounds shall not be less
than 15 % of the total land area. This shall be relinquished to the Authority (free of cost and free
of encumbrance) and if required, the authority may relinquish the area for maintenance to the
resident’s welfare association. If the land is not maintained up to the satisfaction of the
authority, it shall be resumed back by the authority.
d) Civic amenities and Roads:
i) After making provision for Parks and roads in the layout, the balance portion of land
shall be earmarked for civic amenity site only. Such CA site shall be relinquished to BDA
free of cost and free of encumbrance.
ii) If the area that remains after making provision for road and park is less in extent, then
the authority shall have the discretion to earmark such land for park.
iii) Whenever the total area proposed for formation of layout exceeds 10 acres, then
adequate extent of land may be earmarked for provision/installation of utilities like
transformer, sewage treatment plant, overhead water tank, bus bay/shelter etc. This
area may be taken in to calculation under either CA or Park as the case may be. Decision
of the Authority in this regard shall be final.
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 iv) CA sites owned by Bangalore Development Authority (BDA) could be used for any
purpose irrespective of the land use classification in the Revised Master Plan-2015. But,
such use shall be based on the need of the locality and the Authority has to take a
conscious decision in this regard. This clause is operative till amendments to relevant
Acts & Rules are made.
1.3 General conditions applicable for sub-division of layout
• The Authority reserves the right to modify the layout submitted by the applicant / owner
and may impose any condition either from planning point of view or in the interest of
public. ƒ
• If the applicant desires for release of sites in two stages, the Authority may permit 40%
of the sites in the first stage. The remaining 60% of sites shall be released only after the
completion of all the development works in the layout.ƒ
• The approval of Layout Plan is subject to the condition that the proposal satisfies all the
requirements stipulated under section 17 of K.T.C.P Act, 1961 and section 32 of BDA
Act, 1976.

1.4 Regulations for non-residential layout plan

Sanction of layout plans for non residential purpose shall be subject to the following conditions:
i. 10 % of Total area shall be earmarked for Park and Civic amenities (ratio to be decided
by authority).
ii. Minimum width of road shall not be less than 12.0 m.
iii. 5 % of the total area shall be reserved for parking purpose.
iv. Parks, CA and roads shall be handed over to Authority as per section 32 of BDA Act,
1976.”

Note: Within the demarcated buffer for the valley the following uses are allowed:
i. In case of water bodies a 30.0 m buffer of ‘no development zone’ is to be maintained around
the lake (as per revenue records) with exception of activities associated with lake and this buffer
may be taken into account for reservation of park while sanctioning plans.
ii. If the valley portion is a part of the layout/ development plan, then that part of the valley zone
could be taken into account for reservation of parks and open spaces both in development plan
and under subdivision regulations subject to fulfilling section 17 of KTCP Act, 1961 and sec 32
of BDA Act, 1976.”

2. INFORMATION FOR APPLICATION FORM

Link of Application Form (English):

https://bdabangalore.org/uploads/files/EoDB/TPM/ApplicationFormLayoutApproval.docx
Application Form is to be submitted to Commissioner, Bangalore Development Authority.
The following information is required in Application Form for change of land use proposal:
1. Applicant Details
i. Name of applicant / Firm
ii. Name of GPA holder if applicable
iii. Aadhar number of authorised signatory
iv. Address for correspondence
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 v. Email Id
vi. Mobile Number
vii. Phone Number
2. Land Details
i. Property ID Number
ii. Site Number
iii. Survey Number
iv. Layout / extension
v. Village / Town / City
vi. Taluk
vii. District
viii. Extent
3. Schedule of Site / Survey number surrounding the proposed layout
i. East
ii. West
iii. North
iv. South
4. Land use of the proposed Layout
Link of Master Plan is available at ಪರಿಷ್ಕೃತ ಮಹಾಯೋಜನೆ-2015 (bdabangalore.org)
i. Residential / Commercial / Industrial
ii. Any other use to be specified
iii. Land use as per Master Plan
5. Details of approach road connecting the land (Tick whichever is applicable and specify
the road width in metres)
i. National Highway
ii. State Highway
iii. Major District Road
iv. Other District Road
v. Village Road
vi. Layout Road
vii. Others
6. Details of conversion of land (Please specify conversion order number and date)
i. Conversion Order number and Date
7. Details of the topography of the land (Tick whichever is applicable)
i. Flat
ii. Elevated
iii. Low-lying
iv. Rocky
v. Marshy land
vi. Sloping terrain
vii. Nala
viii. Any other
8. Details of Land Use Analysis (Please specify the extent and percentage of the proposed
land use in the layout )

S.N. Land use Extent (in sq m) Percentage

1 Residential
2 Commercial

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 3 Industrial
4 Civic Amenities
5 Parks and Open spaces / Playground
6 Roads
7 Public Utilities
8 Others
Total

9. Site Dimension and Number (Please specify the number and extent of sites against
each dimension)

Dimension 9 x 12 12 x 18 Other
Number
Extent

10. If the change of land use is obtained, details of the same (Specify the Government Order
Number and Date)

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3. DOCUMENTS CHECKLIST

Following documents is required to be submitted with application form for layout approval.
1. Registered documents that establish ownership (Sale Deed / Gift Deed / Partition Deed
/ Release Deed as applicable)
2. Mutation copy
3. R.T.C
4. Conversion order
5. Survey Sketch, Atlas, Tippani, Akaarbhandh, Village map from Dept of Land Records
6. Encumbrance Certificate in Form No.15 / 16 (Updated)
7. Site Plan with Google Map showing the existing developments in the surrounding area of
the proposed land and details of HT Line, valley, hilly terrain and water body
8. Total Station survey map with contours
9. Three copies of the proposed layout plan
10. Copy of Aadhar Card of authorised signatory
11. Recent Tax paid receipts
12. If the area is more than 10 acres / 40,468 sq m, then the applicant has to obtain NOC
from Karnataka State Pollution Control Board
13. Any other documents required by the Authority

(Applicant will be notified in case of any additional documents/ information through

Notice/Letter, applicant must re-submit the said documents at the earliest)

4. FEE STRUCTURE AND CALCULATION MATRIX

• Scrutiny fee
One Rupee per square metre of total land area is to be remitted by the applicant along with
the Application Form. This fee is non-refundable. Following are the details for remittance of
Scrutiny Fee.
• Name: ‘Commissioner, BDA, Bangalore’
• Account No. 2828201002001
• CANARA BANK
• IFSC Code CNRB0002828
Receipt of the payment made to BDA needs to be attached with the Application Form.

▪ Betterment fee
This fee levied is under Rule 37-A of the Karnataka Planning Authority Rules. The fee is
prescribed based on land use and market value of land determined under Karnataka Stamps
Act, 1957 per sq. m of non-agricultural land vide Notification No. UDD 23 TTP 2020 (E) dated
21-06-2021.

Percentage of market value per sq. m of non-agricultural land

Residential Commercial Industrial Others
0.2% subject to a 0.3% subject to a 0.50% subject to a 0.2% subject to a
minimum of Rs. minimum of Rs. minimum of Rs. minimum of Rs.
40/m2 60/m2 100/m2 40/m2

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(will be notified via Notice/Letter by BDA, the applicant will have to pay the Betterment fee
prescribed in the notice through remittance challan and the receipt needs to be submitted to
Town Planning Section)

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▪ Surcharge for the purpose of formation of ring road
This fee is prescribed under Rule 37-C of the Karnataka Planning Authority Rules. The fee
applicable is 10% of the fee collected as Betterment Fee under Rule 37-A of the Karnataka
Planning Authority Rules.

▪ Surcharge for the purpose of establishing Mass Rapid Transit System

This fee is prescribed under Rule 37-C of the Karnataka Planning Authority Rules. The fee
applicable is 50% of the fee collected as Betterment Fee under Rule 37-A of the Karnataka
Planning Authority Rules.

▪ Supervision charges
This charge is applicable at the rate of Rs.2,00,000/- for every acre of land.
One acre is 4046.80 sq m.

▪ Fee for rejuvenation of lakes and water bodies

As per Section 18(1-A) of the KTCP Act, lake rejuvenation fee is levied at the rate of Rs.25
per square metre of land.

Note: In addition to the above fees, CGST at the rate 9% of the total amount and SGST at the
rate of 9% is applicable.

▪ Cess for the purpose of carrying out a water supply scheme

This fee is prescribed under Rule 37-C of the Karnataka Planning Authority Rules. The fee
applicable is 10% of the fee collected as Betterment Fee under Rule 37-A of the Karnataka
Planning Authority Rules.

▪ Cess for the purpose of improving slums

This fee is prescribed under Rule 37-C of the Karnataka Planning Authority Rules. The fee
applicable is 5% of the fee collected as Betterment Fee under Rule 37-A of the Karnataka
Planning Authority Rules.

Illustration:
Based on the following assumptions, the fees applicable are calculated as below:
Proposed area for layout : 01 acre / 4046.80 per sq m
Proposed guidance value : Rs. 1,00,00,000 per acre of agricultural land

Guidance value calculation for areas more than 01 acre

Industrial Additional value of 55% of base rate of agricultural land

Residential Additional value of 65% of base rate of agricultural land
Commercial / Non-residential Additional value of 80% of base rate of agricultural land

For non-agricultural land : agricultural land value + 65% of agricultural land value
: 1,00,00,000 + (1,00,00,000 x 0.65)
Fee applicable per acre : Rs. 1,65,00,000 per acre
: 1,65,00,000 / 4046.80
Fee applicable per sq m : Rs. 4077.20

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Sl Details of fees Valuation criteria Calculation Value in Rupees
No
1 Scrutiny fee Rs.1.00 sq m 1 x 4046.80 4046.80

2 Betterment fee 0.2% of land 40 x 4077.20 1,61,872.00

guidance value per
sq m subject to a
minimum of Rs.
40/m2
2 Surcharge for the 10% of Betterment 0.10 X 1,61,872 16,188 .00
purpose of formation Fee
of ring road
3 Surcharge for the 50% of Betterment 0.50 x 1,61,872 80,936.00
purpose of Fee
establishing Mass
Rapid Transit System
4 Fee for rejuvenation of Rs.25.00 per sq m 25 x 4046.80 1,01,170.00
lakes and water bodies
5 Supervision charges Rs. 2,00,000.00 per 2,00,000 x 1 2,00,000.00
acre
6 Total 5,48,024.80

7 GST 18% CGST 9% .09 x 49,322.23

5,48,024.80
SGST 9% .09 x 49,322.23
5,48,024.80
8 Cess for the purpose 10% of Betterment 0.10 x 1,61,872 16,187 .00
of carrying out a water Fee
supply scheme
9 Cess for the purpose 5% of Betterment 0.05 x 1,61,872 8,093.60
of improving slums Fee

10 Approximation 7.14

Total 6,54,770.00

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5. PROCEDURE (PROCESS FLOW)

User end

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Department End
For Provisional Approval of Layout

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5.1 DOCUMENTS TO BE SUBMITTED BY APPLICANT FOR FINAL APPROVAL OF
LAYOUT U/S 17(2-B) OF THE KTCP ACT

At the stage of final approval of layout, the agencies competent for issue of Completion
Certificate for the development works to be completed are listed as below:

Development works to be completed Agency for issue of Completion

Certificate
Formation, metalling, asphalting / concreting of BDA (Engineering section)
roads and cross-drainage works along with
pavements, construction of storm water drains
Completion of water supply works including laying BWSSB limit : BWSSB
of water supply pipelines, construction of water Other Urban areas : Karnataka
tank /s or individual connections to building sites Water Supply and Drainage Board
Completion of underground drainage works (KUWS and DB)
including laying of underground drainage lines, Outside Urban limits : Rural water
construction of sewage treatment plant / soak pit supply Dept
and individual connections to building sites
Development of parks and playgrounds and open BDA (Engineering section)
spaces
Laying out of underground cables ( if developer
intends to lay underground cables ) BESCOM
Completion of electrical work including erection
of street lighting poles, erection of transformers BESCOM
and connections for street lighting
Rain water harvesting BDA (Engineering section)
Tree planting BDA (Engineering section)

6. TIMELINE FOR SERVICE

The time limit for the deemed approval is six months if no action is taken by the authority
from the time of application for the service.

Note: Approval of layout is subject to the decision of the Town Planning Committee.

7. GRIEVANCE MECHANISM

Designated Officer: Town Planner Member

Phone No: 080 2344 3206/2336 8615 (Extn. 289)
Email id: [email protected]

Competent Officer: Commissioner

Phone No: 080 23360843
Email id: [email protected]

Appellate Authority: Additional Chief Secretary, Urban Development Department

Phone No: 080 22035075
Email id: [email protected]
Official Website: ಬೆೆಂಗಳೂರು ಅಭಿವೃದ್ಧಿ ಪ್ಾಾಧಿಕಾರ (bdabangalore.org)

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