PLAN SANCTION

Typically, planning to construct a home, apartment, commercial,

industrial or any building in Bangalore, a land owner or a developer
has to approach the local civic authorities
(BBMP/BDA/BIAPA/BMRDA/panchayats.) concerned and get
approval for new construction or renovate the Building, plan
approvals are compulsory. After the approval is granted, the building
plan becomes a sanctioned plan and the owner/client has the right to
go ahead with the construction.

Why you should choose makers associates

You won’t have to worry about taking care of these approvals all by
yourself as our team will assist you with having them approved. All
you have to do is get all the required documents ready and hand them
to us and we will take care of the government approvals and provide
our top-of-the-line, hassle-free services.

BBMP
The Bruhat Bengaluru Mahanagara Palike (BBMP) is Bangalore’s
administrative body. It is the fourth largest Municipal Corporation in
India after those in Mumbai, Delhi and Chennai. It is run by a city
council which consists of elected representatives called ‘corporators’.
BBMP is in charge of looking after the civic and infrastructure
requirements of the Greater Bangalore metropolitan area. This
includes the upkeep and maintenance of the civic and infrastructure
assets of the city. It often works in conjugation with other civic bodies
like the Bangalore Development Authority (BDA) and Agenda for
Bengaluru Infrastructure Development Task Force (ABIDe). Some of
the responsibilities of the BBMP are undertaking zoning and building
regulations, ensuring health and hygiene, being in charge of licensing,
trade and education, as well as the upkeep and maintenance of lung
spaces, water bodies, parks and greenery.

BBMP is divided into eight zones so as to make the city’s

administration more effective. These zones are: Bommanahalli,
Byatarayanapura, Dasarahalli, Mahadevapura and
Rajarajeshwarinagar, besides West zone (10 wards), South zone (10
wards), and East zone (10 wards). Wards in West zone are
Yeshwanthapur, Malleshwaram, Sanjay Nagar, Mahalakshmipura,
Gayathrinagar, Rajajinagar, Sriramamandira, Gandhinagar, Chickpet
and Chamarajpet. Wards in South zone are Binnypet, Govindaraj
Nagar, Chandra Layout, Basavanagudi, Jagajeevan Ramnagar,
Hanumanth Nagar, Padmanabha Nagar, Jayanagar, Hombegowda
Nagar and Madiwala. Wards in East zone are Koramangala,
Bharathinagar, Shantinagar, Jeevanbheema Nagar, Sarvagna Nagar,
Banaswadi, Shivajinagar, Jayamahal, Hebbal and Kadugondana Halli.
Each zone is administered by a Joint Commissioner who reports to the
BBMP Commissioner.

BBMP A KATHA PROPERTY Required Documents for BBMP

Sale Deed / Mother Deed copy
Latest Khatha Certificate & Extract
Encumbrance certificate for 2004 to till date 
Latest Tax Paid Receipt
ID Proof – Aadhar & Pan Card
Property Location & Property Photos
Previous Sanction Plan for Upper Floors (if applicable)

BBMP Plan Approval Process

The owner or developer approach Makers and signs the plan sanction
application & affidavit & we prepare the requisite drawing and the file
for approval.
We file the application through online Single Window System (EODB)
Submitting copies of property records and drawings online.
Scrutiny/Processing/Rule buddy charges should be paid online
We next submit the plan to BBMP.
Manager / Case worker will receive and check the maintenance of
records pertaining to sanction of the building plan, & the file is sent to
the case worker console.
Case worker/ Assistant Engineer visits the site for inspection &
approve the fees challan sent to the ADPT console, Chief Engineer &
Joint Commissioner.
Demand Note/challans to the party for payment of a requisite fee is
issued.
BBMP fee & Labor charges should be paid online.
Download the Receipts for the fee and acknowledgement.
Issue of Building Plan approval (BLUEPRINTS & CONSTRUCTION
LICENSE).

BDA
The Bangalore Development Authority (BDA) comes under the
jurisdiction of the Government of Karnataka. It is the primary
organization of the city in charge of planning. It was formed on Jan
6th, 1976 under the BDA Act, 1976. It was formed as a successor to the
erstwhile City Improvement Trust Board (CITB). It combines the
planning functions of the City Planning Authority and the
development functions of the erstwhile CITB.

Some of the focus areas of the BDA include planned development of

Bangalore, creation of quality infrastructure in the city, provision of
sites and services and looking after the housing requirements of
economically weaker sections and the underprivileged. It is currently
Bangalore’s largest land developer and enjoys autonomy in this
respect with no other outside authority/person allowed to develop
land in BMR without the permission of the BDA.

The BDA is credited with many notable achievements. Most important

among them is the award it bagged at the 9th Outstanding Bridge
National Awards given by the Indian Institute of Bridge, Engineers.
This was for developing the superstructure of the Hebbal flyover.
Other priced achievements include restoration of the Agaram Lake,
Benniganahalli Lake and Lalbagh Lake. The BDA is also credited with
the development of various layouts in Bangalore. They include layouts
in Koramangala, Jayanagar, Indiranagar, JP Nagar, Banashankari,
Kumaraswamy Layout, Sadashiv agar, Kasturi Nagar, RMV Extension,
HRBR Layout, HBR Layout, BTM Layout, HSR Layout, Arkavathy
Layout, Vishwesharaiah Layout, Anjanapura, Nagarbhavi BDA Layout
as well as layouts in BSK 5th and 6th Stage.

BDA KATHA PROPERTY

Required Documents for BDA
Sale Deed / Mother Deed copy
BDA Khatha.
Encumbrance certificate for 2004 to till date 
Latest Tax Paid Receipt
ID Proof – Aadhar & Pan Card
Property Location & Property Photos
Previous Sanction Plan for Upper Floors (if applicable)

BDA Plan Approval Process (PROPERTY WITHIN BBMP LIMIT)

The owner or developer approach Makers and signs the plan sanction
Application & Affidavit & we prepare the requisite drawing and the
file for approval.
We file the application through online Single Window System (EODB)
Submitting copies of property records and drawings online.
Scrutiny/Processing/Rule buddy charges should be paid online
We next submit the plan to BDA
Manager / Case worker receives & checks the maintenance of records
pertaining to sanction of the building plan, & the file is sent to the
case worker console.
Case worker/ Assistant Engineer visit the site for inspection &
approves the fees challans sent to the ADTP console, the Chief
Engineer and the Joint Commissioner. 
Demand Note/challans to the party for payment of a requisite fee is
issued.
BBMP fee & labor charges should be paid online.
Download the receipts of the requisite fee & acknowledgement. 
Issue of Building Plan approval (BLUEPRINTS & CONSTRUCTION
LICENSE).

BDA Plan Approval Process (PROPERTY OUTSIDE BBMP LIMIT)

The owner or developer approach Makers and signs the plan sanction
application & affidavit & we prepare the requisite drawing and the file
for approval.
We next submit the manual file to the concerned BDA office.
Manager / Case worker receives & checks the maintenance of records
pertaining to sanction of the building plan, & the file is sent to the
case worker console.
Case worker / Assistant Engineer visit the site for inspection
& approve the fees challans sent to the approval of Assistant
Executive Engineer.
Demand Note/challans to the party for payment of a requisite fee is
issued.
BDA fee & labor charges should be paid by Manual Challans in BDA
Head Office.
Issue of Building Plan approval (BLUEPRINTS & CONSTRUCTION
LICENSE).

What is panchayat Khata property?

KHATA is a Legal Essential Document Required by the property Owner
which is issued by Gram Panchayat where Property falls under its
Limit. It Contains all The Property Details Such as Owners Name,
Property Dimension, Built up Area, Property Location, Tax Details and
PID No (Property Identification Numbers).

What is the difference between e Khata and panchayat Khata?

E Khata refers to electronic khata that is filed online. It allows
property owners to pay their property taxes online. It is panchayat
khata cause situated out of BBMP jurisfiactiong. Just make sure clear
title tittle of seller rest purchasable.

What are the advantages of investing in a gram panchayat land?

Gram panchayat lands are often affordable as compared to the land
parcels available within the city limits. Moreover, the owner can enjoy
a peaceful stay, away from the usual hustle-bustle of the city, at a
reasonable cost of living. Unlike the saturated markets of the city, the
selling cost of a house built-up on gram panchayat land tends to be
higher.
What are the disadvantages of a gram panchayat land?
Investing in a gram panchayat land may have a few disadvantages,
like low infrastructural development. Therefore, the owner might
have to sacrifice on the availability of several amenities that generally
come with land within the municipal limits. Electricity, water supply,
and inadequate sewerage system are also a few common issues that
you might face. Other than these, connectivity may also be an issue,
especially during monsoons.
Is it safe to buy a gram panchayat land?
Experts believe that it is safe to invest in a gram panchayat land,
provided the land has been converted, following the due process.
However, while buying a gram panchayat land, the buyer must verify
the name of the authority that comes under the jurisdiction of the
area. In several instances, it has been reported that the gram
panchayat lacks the authority to convert land for residential use. In
such cases, the buyer needs to approach the Directorate of Planning
and Town Welfare. In addition to the name of the authority, the buyer
must also check and verify the land usage details to ensure that the
land does not fall under reserved category.
Important points to note while buying a gram panchayat land
Pay the conversion fee for the conversion of agriculture land. Usually,
it is a percentage of the registration fees.
This fee can vary from one state to another.
If the land is not on the outskirts of the city, remember to follow the
panchayat layout rules and guidelines.
While using the land for residential use, make sure you leave one-third
space of the land as open space.
You may avail a loan for a gram panchayat land from cooperative
banks.
Vishal Parwani, Owner, SSB Properties, Bangalore, avers, “Before
investing in a gram panchayat land, check that there is a road leading
to the property. Usually, gram panchayat land has no direct
road/entrance leading to the property. The next point to remember is
the permitted conversion of the land from agriculture to residential
use. Proximity to water bodies, such as canals or dams, should also be
checked before buying such land. A land that is located near a river is
unfit for residential construction. In a city like Bangalore, you should
also ensure that the land you intend to buy is not a Kharab land or a
Gomala land. In terms of pricing, a gram panchayat land is quite
affordable as compared to a normal land parcel in the outskirts of the
city. For instance, if a plot located on the outskirts costs about Rs
2,500 per sq. ft., a gram panchayat land would be available at around
Rs 1,500 per sq. ft.”
While gram panchayat properties are ideal for buyers with a limited
budget, you should also remember the inherent drawbacks before
finalising a deal. To have a smooth transaction, remember to have the
necessary paperwork in place.
 BIAAPA

Bangalore International Airport Area Planning Authority (BIAAPA) is a

regularity body involved in. approving land property near the airport.
BIAAPA was formed under the Government approved, Karnataka
Town and Planning Act, 1961.
BIAAPA PROPERTY
Required Documents for BIAAPA PROPERTY
Sale Deed / Mother Deed copy
Latest Khatha Certificate & Extract
Encumbrance certificate for 2004 to till date 
Latest Tax Paid Receipt
ID Proof – Aadhar & Pan Card
BIAPA Approved Layout Plan
Property Location & Property Photos
Previous Sanction Plan for Upper Floors (if applicable)
Bangalore Metropolitan Region Development Authority
The Bangalore Metropolitan Region Development Authority (BMRDA)
is constituted under the provisions of the Bangalore Metropolitan
Region Development Authority Act, 1985. It is having jurisdiction over
Bangalore Urban and Rural District and Malur Taluk of Kolar District.
The Hon’ble Chief Minister of Karnataka is the Chairman of the
Authority. The Minister in charge of the Urban Development is the
Vice-Chairman. The Metropolitan Commissioner is the Member-
Secretary. This authority is responsible for preparation and
enforcement of structural plan / regional plan and coordinates the
activities of the various planning authorities, development agencies
and boards involved in urban development process with special
reference to Bangalore and its environs. This authority is having Town
Planning Wing headed by a Joint Director of Town Planning.

BMRDA
The Bangalore Metropolitan Region Development Authority (BMRDA)
is an autonomous body in charge of planning, co-ordinating and
supervising the systematic development of areas under the Bangalore
Metropolitan Region (BMR). This includes Bangalore Urban District,
Bangalore Rural District and Ramnagar District. It was formed by the
Government of Karnataka under the BMRDA Act 1985. The Chairman
of the BMRDA is the Chief Minister of Karnataka and the Vice-
Chairman is the Minister of Urban Development. Besides, it also
includes various development agencies, senior officers and heads of
various departments as well. The BMRDA is in charge of bringing
about changes in Urban development policies in the BMR, thereby
aiding planning authorities.

BMRDA PROPERTY Required Documents for BMRDA PROPERTY

Sale Deed / Mother Deed copy
Latest Khatha Certificate & Extract
Encumbrance certificate for 2004 to till date 
Latest Tax Paid Receipt
ID Proof – Aadhar & Pan Card
Property Location & Property Photos
Previous Sanction Plan for Upper Floors (if applicable)

The difference between a BMRDA approval and a Panchayat approval

plot is given below -
The BMRDA refers to the Bangalore Metropolitan Regional
Development Authority, which is an autonomous governing body
entrusted with the responsibility of developing infrastructure and
residential properties in the city. The BMRDA only approves projects
that adhere to its specific guidelines.
The taluk and gram panchayats have been empowered by the State
government to approve layout plans of the properties within village
limits. They can approve plans/residential properties proposed to be
constructed/formed in less than 1acre of land in village limits.

WHAT IS BMRDA E KHATA

E Khata is not a new document but just a. E Khata is as the name
says a digital form of khata issued by BBMP. Generally, Khata is an
account of property details such as owner's name, size, location, area,
built up area, etc. It determines the official tax payer for the
apartment or property.

What is the difference between BDA and BMRDA?

The BMRDA is in charge of bringing about changes in urban
development policies in the BMR, thereby aiding planning authorities.
The Bangalore Development Authority (BDA) comes under the
jurisdiction of the Government of Karnataka. It is the primary
organisations of the city in charge of planning.

What is the full form of STRR Bangalore?

The Peripheral Ring Road or Satellite Town Ring Road (STRR) (NH-
948A) is a 280.8 km ring road that runs around Bangalore, Karnataka,
India, which is outside of Outer Ring Road, Bangalore, which-- is a 60-
kilometre-long road.

A satellite town is a small, self-contained town or urban area that is

located near a larger city. It is designed to provide housing and
employment opportunities for people who work in the city but want
to live in a more suburban or rural environment.
The idea behind satellite towns is to reduce urban sprawl and
congestion, and promote sustainable and equitable urban
development.
A satellite town or satellite city is a concept in urban planning that
refers essentially to miniature metropolitan areas on the fringe of
larger ones.

What is strr approval?

Yes, STRR is a Satellite Town Ring Road authority. While BMRDA is
Civic Authority sanction Layout and Apartment sanction plan approval
authority
The construction of the Bangalore Satellite Town Ring Road (STRR) is
moving at a fast pace bypassing all the hurdles. STRR is expected to be
completed by March 2024, far ahead of schedule, according to Nitin
Gadkari, Union Transport Minister, and Government of India.

What is Bmicapa approved?

“All properties in layouts approved by BDA or Bangalore-Mysore
Infrastructure Corridor Area Planning Authority (BMICAPA) will get an
approval easily since there will be no inspection as BDA or BMICAPA
would have already approved them,” reads the order passed by the
BBMP.

Lack of information about the jurisdiction is a major problem

hounding property buyers and defining the jurisdiction will not only
help the property buyers but also curbs overlapping of powers. To give
a further push to revenue department’s order to streamline the
registration of properties and layout approvals, the urban
development department has defined the jurisdiction of the local
planning authorities situated within the Bangalore Metropolitan Area.
It is a ready reckoner for the sub-registrars, planning authorities and
the people. Every single detail about the jurisdiction of the villages,
towns, taluks and districts has been detailed.
The Bangalore metropolitan area includes Bangalore urban and rural
districts falling under the jurisdictions of Bangalore Development
Authority (BDA), Bangalore International Airport Planning Authority
(BIAPA), Bangalore Mysore Infrastructure Corridor Area Planning
Authority (BMICAPA), Magadi planning authority, Nelamangala
Planning Authority, Kanakapura planning authority, Ramanagara-
Channapatna urban development authority and Bangalore
Metropolitan Region Development Authority (BMRDA).
With the government making the issuance of release certificate - the
authorization given by a competent authority to a private developer
to sell the property - mandatory for the private layouts, the defining
of the jurisdiction has been timely. The BDA, which is empowered to
sanction layouts, building plans and issue release certificates has
under its jurisdiction as many as 533 villages, towns and hoblis
including the city and town municipal councils around Bangalore.
Similarly, the BIAPA has under it 248 towns and villages which fall
under the jurisdiction of Devanahalli, Bangalore north and
Doddaballapur taluks. As many as 193 villages coming under
Bangalore urban and rural, Mandya and Mysore districts fall under
the BMICAPA. This includes 140 villages falling all along the
expressway. Magadi planning area has 170 villages coming under its
jurisdiction, Nelamangala planning area has 40 villages, and
Kanakapura planning area has 16 villages and Ramanagara-
Channapatna urban development authority has 26 villages and taluks.
As per law, it is either the competent authorities like
BDA/BMRDA/BMICAPA/BIAPA have powers to approve the layouts
and building plans. Hence the the Government has declared that all
Residential Layouts having clear property titles should take approvals
from any of these competent authorities as mentioned above.
Details of the competent authorities to approve layouts are:
The Bangalore Metropolitan Region Development Authority (BMRDA)
- for Bangalore Urban and Rural Districts and Malur Taluk of Kolar
District excluding the areas covered by BDA, BIAAPA and other LPA's.
The Bangalore International Airport Area Planning Authority (BIAAPA)
- for its local planning area which includes the area of proposed new
airport and its environs.
Bangalore Mysore Infrastructure Corridor Area Planning Authority
(BMICAPA) - for areas in Bangalore urban and rural, Mandya and
Mysore districts.
The Ramanagaram - Channapatna Urban Development Authority
(RCUDA) - for Ramanagaram - Channapatna local planning area.
Nelamangala Local Planning Authority - For Nelamangala Town & its
environs.
Magadi Local Planning Authority - For Magadi Town & its environs.
Kanakapura Local Planning Authority - LPA of Kanakapura.
Anekal Local Planning Authority - LPA of Anekal.

TOWN PLANNING:
The Department of Town Planning in the State was established in the
year 1959 with the main purpose of promoting planned physical
development of urban and rural areas. The activities of the
department have been multifarious. The scope of town planning
which was limited to preparation of small layouts, town extension /
improvement schemes has widened to embrace all developmental
activities. The primary functions of the Department of Town Planning
is the preparation of physical plans to achieve organised and co-
coordinated developments at all levels i.e. regional, town and rural
levels.
TOWN PLANNING WINGS IN OTHER ORGANISATIONS
The statutory organisations like The Bangalore Metropolitan Region
Development Authority, Bangalore Development Authority, Urban
Development Authorities, Planning Authorities, Municipal Planning
Authorities, Housing Board and Corporations are having Town
Planning Wing. The details are given below:

Urban Development Authorities

In Karnataka, there are 27 Urban Development Authorities constituted
under the Karnataka Urban Development Authorities Act, 1987.
The Town Planning Wing in Hubli-Dharwad and Mysore Urban
Development Authority is headed by a Joint Director of Town Planning
and in Urban Development Authorities of Belgaum, Gulbarga,
Mangalore and Shimoga the Town Planning Section is headed by
Deputy Director of Town Planning designated as Town Planner
Member. The Assistant Director of Town Planning designated as Town
Planner Member heads the Town Planning Section of Tumkur and
Hassan Urban Development Authority. In the remaining Urban
Development Authorities, the concerned Assistant Director of Town
Planning of the branch office of the department is functioning as Town
Planner Member.
The Development Authority also is a body corporate having members
with the Chairman and certain other members being appointed by the
Government. The executive head is designated as the Commissioner
and is the Ex-Officio Member. The Chairman, the Town Planner
Member and the Engineer-Member are the permanent members of
the Authority. The Members of the Karnataka Legislative Assembly
representing a part or whole of the urban area where the
Development Authority is constituted will also be the members of the
Development Authority.
Wherever Urban Development Authorities has been constituted, the
Development Authority itself is the Planning Authority for the local
planning area.
The Main functions of the Urban Development Authorities are:
Preparation of development plans (Outline Development Plan /
Comprehensive Development Plan / Revision of Comprehensive
Development Plan), enforcement and implementation under
provisions of the KTCP Act, and
Under the provisions of KUDA Act, land acquisition and development
to provide sites / houses.

Planning Authorities
The Planning Authority is a body corporate having perpetual
succession with a Chairman appointed by the State Government and
certain other members and elected representatives of the concerned
local bodies as its members. There are 24 Planning Authorities
constituted under the KTCP Act, for which the Assistant Director of
Town Planning (ADTP) of the concerned unit office of the department
is functioning as Member-Secretary of the Planning Authority and for
Bangalore-Mysore Infrastructure Corridor Area Planning Authority
(BMICAPA), the Joint Director of Town Planning, Head office,
Bangalore, is the Member-Secretary. The main functions of these
Planning Authorities are to prepare development plans
(ODP/CDP/RCDP), planning schemes and to enforce the plan
proposals.

At present the Department of Town Planning is fully assisting the

Planning Authorities in the preparation of development plans
(ODP/CDP/RCDP) and in enforcing proposals of ODP/CDP/RCDP.
FUNCTIONS OF TOWN PLANNING AUTHORITY:
The primary functions of the Department of Town Planning is the
preparation of physical plans to achieve organized and co-coordinated
developments at all levels i.e. regional, town and rural levels.

The important functions of the department mainly comprise of :

Extending technical assistance to the Karnataka State Town Planning
Board and the Government in formulation of policies and policy
guidelines on matters related to urban and regional planning.
Preparation of Master plans for urban and rural settlements.
Extending technical assistance to various government departments /
undertakings in matters related to planning such as furnishing
technical opinion to Revenue Department for conversion of land for
non-agricultural purposes.

Preparation of town and village extension schemes for Urban Local

Bodies and local authorities.

Preparation of project related to rehabilitation and resettlement

schemes.

Preparation of traffic management plans.

The department is also extending technical support to the various

Urban Development Authorities, Planning Authorities, Urban Local
Bodies and Local Authorities, in the preparation; enforcement and
implementation of Master plans.

Beautification schemes for preserving and enhancing urban aesthetic

qualities

Approval of layout and its Pre-requisites:

For any agency to consider the application for sub-division of the land
in to sites and roads (formation of an extension) for various purposes,
the following requirements must be fulfilled:
If the land proposed for development is agricultural land, the land
must have been converted to non-agricultural purpose by the
concerned revenue authority. Refer to the topic on conversion of land
from agricultural to non-agricultural purposes (Annexure-III);
If the land is situated in a local planning area for which an Master
Plan has been prepared and approved by the government, the land
proposed for development of sites must have been zoned for that use
in the Master Plan;
If the land is not zoned in the Master Plan for the use applied for, the
legal entity has to apply to the concerned planning authority for
change of use of the land from the one proposed in the Master Plan to
the use desired, u/s 14-A of the Karnataka Town and Country Planning
Act, 1961.
Process: The owner or the legal entity of the land, which has been
converted, from agriculture to non-agriculture purpose has to make
an application, to one of the following:
To the Bangalore Metropolitan Region Development Authority
(BMRDA) (jurisdiction including Bangalore Urban, Bangalore Rural
districts and excluding the areas coming within the jurisdiction of local
planning area i.e. BDA limits), and the application has to be addressed
to the Metropolitan Commissioner, Bangalore Metropolitan Region
Development Authority, LRDE Building, Ali Askar Road, Opposite
Palace Hotel, Bangalore-560052.
For other Local Planning Areas within the BMRDA, the following
Planning Authorities are to be contacted
Member Secretary of the Planning Authority of Bangalore-Mysore
Infrastructure Corridor Area Planning Authority (BMICAPA), Bangalore
International Airport Planning Authority (BIAPA), Magadi,
Nelamangala, and Kanakapura and their addresses are as follows:
Member-Secretary
Bangalore-Mysore Infrastructure Corridor Area Planning Authority,
Office of the Director of Town Planning
GPO PB 5257, Multistoreyed Building IV Stage
Dr. B.R. Ambedkar Veedhi, Bangalore 560 001

Bangalore International Airport Planning Authority

LRDE Building, Ali Askar Road,
Opposite Palace Hotel, Bangalore-560052.

Magadi Planning Authority

N.E.S. Layout
Opp.Inspection Bungalow
Magadi town 562120.

Nelamangala Planning Authority

B.H. Road, Subash Nagar
Nelamangala 562 123.

Kanakapura Planning Authority

Municipal Khata No.297/271
Ranganathaswamy Temple Road
Kote, Kanakapura 562 117

To Bangalore Development Authority (BDA), if the land is situated

within the jurisdiction of BDA. The application has to be addressed to
the Commissioner, Bangalore Development Authority, T. Chowdaiah
Road, Kumara Park West, Bangalore 560 020.
To Urban Development Authority (UDA), if the land is situated within
the jurisdiction of the concerned UDA. There are 27 UDAs in the State.
The application has to be addressed to the Commissioner of the
concerned urban development authority. hair bundles uk
To the Planning Authority (PA), if the land is situated within the
jurisdiction of the concerned planning authority. There are 24
planning authorities in the State. The application has to be addressed
to the Member-Secretary of the concerned Planning Authority.
To the Municipal Planning Authority (MPA), if the land is situated
within the jurisdiction of the concerned Municipal Planning Authority.
There are 45 MPAs in the State. The application has to be addressed
to the Member Secretary and Chief Officer of the Municipal Planning
Authority.
Beyond the jurisdiction of BMRDA, BDA, UDAs, PAs and MPAs, the
applications to be submitted to the concerned local authority
(Municipal Council, Town Municipal Council, Town Panchayat and
Gram Panchayat) who in turn will forward the application along with
the documents to the concerned Assistant Director of Town Planning
of the Department of Town Planning having jurisdiction over the area.
As per delegation of powers the Assistant Director of Town Planning is
delegated with the powers up to 1.5 hectares, Joint Director of Town
Planning up to 4.00 hectares and Director of Town Planning - full
powers.

Procedure for approval of sub-division plan (layout) by private

agencies:
On examination of the document, additional clarifications, if any,
required, the applicant must furnish the required information or
document.
In case the sub-division plan needs modifications or revision, the
applicant shall comply with such modifications or revision.
On being satisfied that the sub-division plan can be approved, subject
to such conditions, the applicant will be informed by the authority to
pay the various charges.
** Charges prescribed by BMRDA / BDA / UDAs / PAs / MPAs and
Local Authority for the lands situated within the jurisdiction of the
said authority AND/OR Charges prescribed by the government from
time to time for the lands situated outside the jurisdiction of BMRDA /
BDA / UDAs / PAs, MPAs and Local Authority.
** On payment of the charges, the plan will be approved subject to
such conditions as may be specified and the same will be released to
the applicant.

GRAMPANCHAYATH
What is a gram panchayat land?
As municipal bodies are the owners of land falling within their
respective jurisdictions, gram panchayats own the land parcels within
their limits, including villages and towns. Earlier, the gram panchayats
only held power to lease the land within their ambit for agricultural or
associated use. However, various courts in India have passed
judgements, which now allow gram panchayat land to be sold for
non-agricultural purposes, including construction.
Depending upon the city of the land, the District Magistrate (DM) or
the Collector has the rights to facilitate the conversion of the land for
non-agricultural use. To apprise, a land falling under the jurisdiction of
a gram panchayat can be used for residential purposes, only after the
submission of related ownership documents and the requisite
conversion fee to the DM.
What are the advantages of investing in a gram panchayat land?
Gram panchayat lands are often affordable as compared to the land
parcels available within the city limits. Moreover, the owner can enjoy
a peaceful stay, away from the usual hustle-bustle of the city, at a
reasonable cost of living. Unlike the saturated markets of the city, the
selling cost of a house built-up on gram panchayat land tends to be
higher.

What are the disadvantages of a gram panchayat land?

Investing in a gram panchayat land may have a few disadvantages,
like low infrastructural development. Therefore, the owner might
have to sacrifice on the availability of several amenities that generally
come with land within the municipal limits. Electricity, water supply,
and inadequate sewerage system are also a few common issues that
you might face. Other than these, connectivity may also be an issue,
especially during monsoons.
Is it safe to buy a gram panchayat land?
Experts believe that it is safe to invest in a gram panchayat land,
provided the land has been converted, following the due process.
However, while buying a gram panchayat land, the buyer must verify
the name of the authority that comes under the jurisdiction of the
area. In several instances, it has been reported that the gram
panchayat lacks the authority to convert land for residential use. In
such cases, the buyer needs to approach the Directorate of Planning
and Town Welfare. In addition to the name of the authority, the buyer
must also check and verify the land usage details to ensure that the
land does not fall under reserved category.
Important points to note while buying a gram panchayat land
Pay the conversion fee for the conversion of agriculture land. Usually,
it is a percentage of the registration fees.
This fee can vary from one state to another.
If the land is not on the outskirts of the city, remember to follow the
panchayat layout rules and guidelines.
While using the land for residential use, make sure you leave one-third
space of the land as open space.
You may avail a loan for a gram panchayat land from cooperative
banks.
Vishal Parwani, Owner, SSB Properties, Bangalore, avers, “Before
Investing in a gram panchayat land, check that there is a road leading
to the property. Usually, gram panchayat land has no direct
road/entrance leading to the property. The next point to remember is
the permitted conversion of the land from agriculture to residential
use. Proximity to water bodies, such as canals or dams, should also be
checked before buying such land. A land that is located near a river is
unfit for residential construction. In a city like Bangalore, you should
also ensure that the land you intend to buy is not a Kharab land or a
Gomala land. In terms of pricing, a gram panchayat land is quite
affordable as compared to a normal land parcel in the outskirts of the
city. For instance, if a plot located on the outskirts costs about Rs
2,500 per sq ft., a gram panchayat land would be available at around
Rs 1,500 per sq ft.”
While gram panchayat properties are ideal for buyers with a limited
budget, you should also remember the inherent drawbacks before
finalising a deal. To have a smooth transaction, remember to have the
necessary paperwork in place.
The rapid growth of the populace and the ever-increasing number of
private vehicles has resulted in the phenomenal growth of traffic on
the roads of Bangalore. Consequently, there is a lot of traffic
congestion. 
To overcome this issue of traffic, the government decided to boost the
infrastructure in Bangalore Metropolitan Region (BMR). Thus, the
development of Bangalore Satellite Town Ring Road (STRR) was
proposed to segregate the regional and urban traffic in the BMR. 
In today’s blog, we discuss all about STRR as well as highlight the
latest developments of this project. 
About Bangalore Satellite Ring Road (STRR)
The Bangalore Satellite Ring Road is a 280.8 km long road that will
connect the 12 major satellite towns in Bangalore. The under-
construction line is a 4-6 lane access-controlled expressway that is all
set to ease the traffic congestion in the city. 
Currently, the construction of STRR is moving at a swift pace. As per
the Union Transport Minister, Mr Nitin Gadkari, the construction will
likely be completed by March 2024, which is far ahead of schedule. 
The Karnataka Government is executing the STRR project. The project
was approved in 2005 but didn't see much progress. The construction
of the expressway only gained momentum after the ruling Central
government declared that the funding and complete implementation
of the project would be managed under the Bharatmala Pariyojna
Project.  
In March 2022, the Karnataka government signed an MoU with the
National Highways Authority of India (NHAI) to expedite the
construction of the STRR. Prime Minister Modi also laid the
expressway’s cornerstone in June 2022. 
Bangalore Satellite Ring Road STRR - Quick Facts 

Total Length 280.8 km

Status Under Construction

Estimated Project Cost INR 17,000 Cr

Number of Lanes 4 to 6

National Highways Authority of India

Owner
(NHAI)

Design Speed 100 kmph

 Estimated Date of
March 2024
Completion

Bangalore Satellite Ring Road - Project Details

The Bangalore Satellite Ring Road will connect the 12 twelve towns of
Dobbasapete, Devanahalli, Doddaballapur, Sarjapura, Hoskote,
Kanakapura, Attibele, Sulibele, Anekal, Tattekere, Magadi, and
Ramanagara. The STRR will also offer an alternative route for heavy-
duty vehicles to bypass the city, easing the highly congested areas.  
The expressway will connect six National Highways and eight State
Highways. It is being built under the Bharatmala Pariyojna Lot-3 to
enable commuters to find their way around Bangalore City. 
The project is being built in three parallel phases. It also involves the
realignment of the old NH-207 as well as the construction of NH-948A.
STRR will pass across the eco-sensitive zone of BNP, i.e., Bannerghatta
National Park. 
STRR will cover an area of 1,019 sq. km while connecting 331 villages
along its route. NHAI has stated the project's primary aim is to provide
a swift bypass route to all commuters. The expressway is designed to
handle the speed of up to 100 kmph and boost the speed of freight
movement in and around the city. 

The Bangalore Satellite Ring Road: Route Alignment

The proposed Greenfield expressway will be a ring road similar to a
highway that will circle the extreme outer boundary of the city while
connecting 8 towns along its route. 
The road will begin from NH4 in Dobbaspet and pass through the
regions of Doddaballapura, Doddabelagavi, and Devanahalli to finally
reach Hoskote. 
From Hoskote, the expressway will cross the Bengaluru Chennai
Highway near Devanahalli. Subsequently, it will cross the areas of
Tirupati, Chikka, and Sonnur to enter the state of Tamil Nadu. In TN, it
will pass through the outskirts of Hosur City. 
Then, the expressway will pass Hosur airport and again enter
Karnataka. In Karnataka, it will cross the regions of Anekkal,
Ramnagara, Kanakpura, Magadi, and Gudemanahalli, only to be
connected again with Dobbaspet. This will form a complete and
uninterrupted loop of the Bangalore Satellite Ring Road. 
As per the above plan, the STRR will also pass through the
ecologically-sensitive areas of Bannerghatta National Park (BNP),
starting from 95.5 km to 138 km. The project could likely impact the
area's wildlife, which is why the State Government of Bangalore
raised significant concerns.
However, the Central Government assured that the route alignment of
the STRR around the National Park will be changed. As per plans,
there will be an elevated level that will stretch up to 8 km. Thus, the
expressway will connect the areas without disturbing BNP’s wildlife. 

The Bangalore Satellite Ring Road: Timeline and Latest Updates

The people of Bangalore face heavy traffic on the roads every day. The
prime areas of KR Puram, Goranguntepalya, and Hebbal are especially
congested in the evenings. With the construction of the Bangalore
Satellite Ring Road, Bangalorians can finally take a sigh of relief. 
Currently, almost 20 per cent of the construction has been finished.
The Dobbaspet-Doddaballapur and Hoskote Road segments of the
expressway are under construction. The expressway is expected to be
fully operational by March 2024. 
Additionally, the government plans to build double-decker roads in
the future. Even NHAI is anticipating the usage of segregated waste in
Bangalore City for the construction of STRR. 

What is the difference between satellite town and city?

Satellite cities are smaller cities that are nearer to a large city.
Satellite cities are different from suburbs because satellite cities have
their own centres in contrast to suburbs which are merely the
extension of a large city. Satellite city is a planned city in the natural
growth area of a nearby city.

What is the advantage of satellite town?

A satellite city is basically a mini-city which is planned in the near
vicinity of a larger city or metropolitan area which has the same
characteristics as a city. Satellite cities are designed to stop urban
expansion to the suburbs.

Who gave the concept of satellite town?

Satellite urban traffic in big data environment

Satellite town was first proposed by Howard in 1898, which was called
"garden city" at that time
 What are the characteristics of satellite town?
Satellite towns or cities are socially and economically independent,
either completely or partially. Being physically separated front the
metropolis by a wide corridor of rural land or a green belt or even a
river, satellite cities develop their own urbanized area in the course of
time.