Land use norms in place for integrated townships
The BMRDA has fixed specific norms for land use in the planned integrated townships around the city to make them convenient and efficient. Poornima B V reports
In order to facilitate balanced urban growth, the Bangalore Metropolitan Region Development Authority (BMRDA) plans to take up several measures to develop integrated townships that would provide for a complete workhome environment and bring in development into these areas at the same time. These townships are being taken up at Bidadi, Ramanagaram, Nandagudi, Sathanur and Solur. Least displacement to human habitations; least disturbance to forests and water bodies, and least acquisition of valuable agricultural lands are some of the factors that were considered while selecting these areas to develop townships. Another major factor favouring their selection was the fact that these lands are in the outskirts and therefore the land rates here are low, when compared to the rates within the city.
Around 85 villages come under the proposed townships with a total population of about 79,000. The plan is to integrate these villages in such a way that the local heritage is conserved. The idea is to make the place economically and socially viable for people living in these areas. The proposed townships will be independent, self-contained and eco-friendly human settlements that will be based on integrated land use concepts, centering around one or more specific economic activity with residential components integrated to promote workhome relationship.
The project is expected to be completed in five years. The first township will come up at Bidadi and the bidding process is already on. For the remaining four townships at Ramanagaram, Sathanur, Solur and Nandagudi, the BMRDA would have the options open on implementation through either the 'bid route' like in the case of Bidadi or by incorporating a 'special purpose vehicle (SPV)', depending upon the experience gained with the first pilot project at Bidadi.
In the SPV model, the BMRDA would hold appropriate minority stake but controlling interest and a private sector partner would be selected through a transparent global competitive bidding process, to hold majority equity either on stand-alone basis or through a consortium.
In another alternative, the SPV could be formed with appropriate infrastructure development agencies, which in turn will structure the entire project including modalities of financing the infrastructure development with private sector participation. The experience gained in the Bidadi project would be put to good use in the development of these townships.
The plan provides for various types of land use and the broad land use pattern will be:
Economic activities: 25 percent
Residential: 25 percent
Parks and open spaces: 15 percent
Civic amenity spaces: 10
Others (roads, utilities
etc): 25 percent
Infrastructure such as power supply, street lights, water supply, solid waste, sewerage management, and surface and underground drainage system will be provided and maintained by the developer till a statutory urban local body is constituted.
Floor area ratio (FAR)
The zonal regulations may provide additional or premium FAR for designated use within the township area for specific class of use such as star category hotels, hospitals, commercial complexes, multiplexes, shopping malls etc. The planning authority may prescribe specified fees for such additional FAR.
Land use norms
The overall planning of the integrated township will be such that the project adequately meets these detailed norms and specifications:
Residential: The residential area will be well-defined in clusters, neighbourhoods or in a plotted development with proper road grid. Out of the total area of the township, not more than 25 percent of the area may be used for purely residential development.
Commercial: The commercial area will be suitably distributed within the township area, providing for ease of trade, commerce, shopping, and community utilities.
Educational: Comprehensive infrastructure to support multi-level educational systems right from pre-schooling to higher and professional courses in diverse segments will be planned and provided for the township population.
The area allocation for amenities like market, essential shopping area, recreation centres, cultural and community centres, town hall, library etc will be not less than 10 percent of the gross area with even placement. Adequate area allocation for housing comprehensive health facilities will be earmarked and provided.
The entire area of township will be well-knit with proper road pattern with bus bays at appropriate places, taking into consideration the linkages with existing roads within the township and outside areas as well.
All such roads will be developed with these specifications:
Internal roads: A minimum width of 12 metres
Main roads: A minimum width of 18 to 24 metres
Ring roads and major access roads: Four-lane with a minimum of 33 metres and a median for road safety
Footpaths: Minimum of five metres on either side
Space for avenue trees:
Minimum of three metres on either side, excluding footpath
Designated cycle path: Minimum of three metres on either side
Villages in proposed integrated townships
in the Bangalore Metropolitan Region
Bidadi Township, Ramanagara Taluk
Byramangala, Bannigiri, Hosur, K G Gollarapalya, Kanchugaranahalli, Aralalasandra, Kempaiyyanapalya, and Kanchugaranahalli Kaval.
Sathanur Township, Kanakapura Taluk
Dalimba, Kachuvanahalli, Hosahalli, Kabbalu, Kamasagara, Aluru, Thailuru Forest, Maradevanahalli, Halasinamarada Halli, Naripura, and Anamagamanahalli.
Ramanagaram Township, Ramanagaram Taluk
Kasaba, Mayaganahalli, Kempanahalli, Darapura, Kenjigarahalli, Madapura, Kethohalli, Basavanapura, and Balaguli.
Solur Township, Magadi Taluk
Lakkenahalli, Beeravara, Koramangala, Parvathanapalya, Kannasandra, Hosahalli, Marikuppe, Gudemaranahalli, Kudulur, Chikkasolur, Solur, Thubarapalya, Kalyanapura, Somadevanahalli, Thattekere, Goruru, Lingenahalli, Ramonahalli, Uddandahalli, and Byadaranahalli.
Nandagudi Township, Hosakote Taluk
Nandagudi, Chokkasandra, Geddalahallipura, Ittasandra, Ramagovindapura, Hindiganala, Banahalli, Tarabahalli, Chikkondahalli, K Sathyavara, Karappanahalli, D Shettihalli, Shivanapura, Mothakadahalli, Gullenahalli, Meduru, Giddanahalli, Kondarahalli, Beerahalli, T Agrahara, Bhavapura, Nelavagilu, M Hosahalli, Hosavenkatapura, Bisanahali, Cheemasandra, Siddnahalli, Hosadimbahalli, Srinivasapura (Be.), Obalahalli, Sarakanuru, Muddanahalli, A Vaddahalli, Bhuvanahalli, S. Vaddahalli, and Dimbahalli.