List of Land Use Categories permissible in various Zones - Bangalore Real Estate

Various land uses permissible within each zone are listed below.

Land uses are grouped according to the nature and intensity of use in an ascending manner. For e.g.: C-4: indicates C= Commercial and 4 the order within the category. The C-4 list includes all land uses permissible specific to C-4 and the lower order uses of C- 3, C-2, and C-1 unless specifically mentioned.

The various codes used include:

•  R: Residential
•  C: Commercial: C-1 to C-6 o I: Industrial: I-1 to I-4
•  T: Transportation: T-1 to T-4
•  U: Public and Semi Public: U-1 to U-4
• Though the various uses are listed, the corresponding space standards for buildings/uses are to be referred. The two main parameters are minimum size of Plot and the Minimum width of Road.

Permissible Land uses in Residential Category

R	Residential Land Uses
1	Plotted Residential Developments
2	Villas, Semi-detached houses
3	Apartments, Hostels, Dharamshala
4	Multi-dwelling Housing, Service Apartments
5	Group Housing (Development Plans)

Permissible Land uses in Commercial Category

C1	Commercial Uses
1	Petty shops, Newspaper, stationery and milk booth, vulcanizing shops
2	Tutorial centers not exceeding 50 sq.m
3	STD/ FAX/internet centre/ ATM centers
4	Hair dressing and beauty parlors
5	Offices/ clinics belonging to “Professional services" category and self owned not exceeding 50 sq.m
6	Tailoring, dry cleaners
7	Bakery and sweetmeat shop
8	Pathological labs
9	Recreational Clubs

C2	Commercial Uses
1	Eateries such as darshinis, tea stalls, and takeaways
2	Gyms, orphanages, old age homes clinics
3	Retail shops & hardware shops
4	Banks, ATMS, insurance and consulting and business offices
5	Mutton and poultry stalls, cold storages
6	Job typing/ computer training institutes, cyber café, internet browsing.
7	Uses for small repair centers- electronic, mechanical, automobile, etc
8	Photo Studio
9	Nursing homes and poly clinics/ dispensaries /labs subject to minimum 300sq.m plot size and NOC from pollution control board after adequate parking facility is provided.
10	Fuel stations and pumps, LPG storage
11	Kalyana mantaps
12	All the uses of C1 are permitted

C3	Commercial Uses
1	Commercial and corporate offices
2	Retail Shopping complexes
3	Restaurants and Hotels
4	Convention centers and banquet halls
5	Financial institutions
6	Cinema and multiplexes
7	Places of assembly, exhibitions centers
8	Entertainment and amusement centres
9	Hospitals and specialty hospitals
10	Automobile repair and garage centers , spares and stores
11	All uses of C1 & C2 are permitted

C4	Commercial Uses
1	Sale of second hand junk goods , junk yards
2	Warehouses and storage areas for goods
3	Whole sale and trading
4	All uses of C1, C2 & C3 are permitted

C5	Commercial Uses
1	Wholesale and warehouses -business
2	Agro Mandis
3	Heavy goods markets
4	All uses of C1, C2, C3 & C4 are permitted

Source: Revised Master Plan 2015, Bangalore 2007

NDA govt defiant on new land law, GST

Live Mint,15 May ‘2015,New Delhi

A day after it failed to have its way in Parliament with the goods and services tax bill and amendments to the land acquisition act, the government put up a brave and resolute face with finance minister Arun Jaitley insisting that it would meet the 1 April deadline for the rollout of GST and also pass the land law.

A success for the government would significantly burnish its pro-reforms credentials. It will also make it easier to do business in India. At the moment, the legislative intent of the government, despite its majority in the Lok Sabha, has been undermined by the opposition which is in majority in the Rajya Sabha.

Separately, news agency Press Trust of India reported that rural development minister Chaudhary Birender Singh, on a visit to Kerala on Thursday, said the land acquisition ordinance would be re-promulgated for a third time, given that Parliament had not passed a 2015 bill pending before it to amend a 2013 land acquisition law.

So far, a united opposition has derailed the government’s efforts to move amendments to alter a 2013 land law, terming them anti-farmer. Passage of the 122nd constitution amendment bill for GST was delayed after pressure from the Congress-led opposition forced the bill to be sent to the standing committee of finance.

The land bill was referred to a joint committee of Parliament and the constitution amendment bill was taken up by a select committee of the Rajya Sabha.

“The roadmap which we have now developed of sending the land bill to the joint committee is probably the fastest way to get it through,” Jaitley said at a press conference on Thursday, adding that any suggestions that the joint committee will have are welcome.

This is the second attempt by the government to push through amendments to the land bill in Parliament since it first promulgated an ordinance in December last year.

The 2015 bill does away with a clause mandating the consent of 80% of farmers for private acquisition of land and 70% for public-private partnerships. It also does away with the need for a social impact study involving public hearings examining people affected by acquisitions, including farm labourers. But it includes an assurance of jobs for at least one member of the families displaced by acquisitions.

Jaitley expressed confidence that if the government worked “overtime”, it would manage to stick to the GST rollout time-table.

“I would have been much happier if Rajya Sabha had passed the GST in the budget session itself. I would have not been cutting it too fine, then, for a 1 April 2016 rollout,” he said.

GST aims to economically unify the country and remove barriers across states to make India a common national market.

“The challenge is that once the amendment bill is passed, it has to be ratified by 50% of the state assemblies and the supporting legislation will have to be passed. All this will have to be done in the monsoon and the winter sessions. I am hopeful that we can achieve the rollout date,” he said.

Jaitley added that despite resistance from principal opposition party, the Congress, there is a wide consensus in favour of GST among all political parties except the All India Anna Dravida Munnetra Kazhagam.

“I am confident that the select committee of the Rajya Sabha will also give overwhelming support to GST,” he said, adding that the central government’s push for cooperative federalism has helped it gain the trust of states.

The constitution amendment bill needs to be passed by a two-thirds majority in the Rajya Sabha, where the National Democratic Alliance has the support of 62 MPs. It needs the support of 162 MPs in the 245-member house to pass the constitutional amendment bill.

Reacting to the opposition’s stalling tactics in the Rajya Sabha, Jaitley said, “It cannot happen for bill after bill and session after session. It is a serious question on Parliamentary democracy where the will of the directly elected house is being questioned by an indirectly elected house.”

“The finance minister’s statement is more an explanation and reassurance to the industry that the government remains committed to reforms. But the fact that it had to refer the bills to the select and the joint committee is an indication of the inability of the government to fast-track the reform measures it had promised, given the political compulsions,” said Sandeep Shastri, a political analyst who is the pro vice-chancellor of the Jain University and director of its Centre for Research in Social Sciences and Education. “Given the constitution of these committees, they may not endorse these bills the way the government wants nor in the timeframe it wants,” he said.

According to Jaitley, the economy is recovering.

“Inflation is under control, growth is picking up, fiscal deficit and current account deficit are under control and the services sector is expanding. We have succeeded in pushing through most of our legislative business with regard to management of the economy. Only one or two are left,” he said. “From despondency, we have entered the more positive phase.”

The government is targeting economic growth of 8.1-8.5% in the current fiscal. But this is subject to a pickup in manufacturing, a good monsoon and a cut in interest rates.

Southern real estate markets outperform North

Cities in south India have a better track record in project delivery, home sales and unsold inventory, with Bengaluru being the most reliable housing destination, said a new report by property research firm PropEquity.

The south dominated the top 10 ranking, with Bengaluru at the top, followed by Chennai and Hyderabad at third and fourth. Pune was second, while Gurgaon was the worst-performing market at 10th. The report is for January 2013 to December 2014.

All cities from the southern region had more than 75% project completion rate, over 80% absorption to supply ratio and average delays of between 14 and 16 months even in a slow market, said the report.

Realistic home prices, end-user driven demand, smaller projects, low land prices, project launches at completion stage or post construction and the large information technology industry were cited as the major factors driving the southern property market.

"Developers in the south are also not heavily dependent on cash flows from sales to fund the projects and manage their finances more efficiently," said Samir Jasuja, chief executive officer and founder, PropEquity.

The National Capital Region emerged as the worst performer with around 50% of the projects still under construction, taking more than twice the committed time.

"Developers in NCR have overstretched themselves by launching huge townships and large-sized projects, which were difficult to execute and required significant funding," Jasuja said.

All the five cities of NCR had inventory overhang of more than 50 months at the start of 2014, with Faridabad having the highest two-year average inventory overhang of more than 65 months. Bengaluru had the lowest overhang at the start of 2014, at 22 months, followed by Pune at 24 and Ahmedabad at 25 months.

Bengaluru also emerged as the biggest property market with Rs 36,000 crore of primary yearly sales in 2014, up 4% from a year earlier, followed by Mumbai at Rs 34,000 crore, down 13%.

NCR witnessed a 58% fall in market size to Rs 26,400 crore in 2014, followed by a 12% fall in the Mumbai Metropolitan Region (MMR). The south was the only resilient market, falling by just 2%.

Of the total 7,300 projects launched in 14 tracked cities between 2009 and 2011, around 30% of the total projects are still under construction.

Source: The Hindu Business Line,08 May ‘2015,New Delhi