- Technical assistance to 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.
- Preparation of town and village extension schemes for Urban Local Bodies and local authorities.
- Preparation of projects related to rehabilitation and resettlement schemes.
- Preparation of traffic management plans.
- Technical assistance to various government departments / undertakings in matters related to planning such as furnishing technical opinion to Revenue Department for conversion of agricultural lands for non-agricultural purposes.
- Technical Assistance to Karnataka State Town Planning Board
- Technical support to Urban Development Authorities, Planning Authorities, Urban Local Bodies and Local Authorities, in the preparation; enforcement and implementation of Master plans and development schemes.
- Guidelines for conservation of heritage precincts – Formulation of Heritage Regulations
The Director Town and Country Planning is the member of the following Board / Committees
- Karnataka Housing Board
- Karnataka Slum Clearance Board
- Karnataka Industrial Area Development Board
- Karnataka State Pollution Control Board
- State Environment Cell
- Badhra, Thungabadhra, Krishna, Kaveri, Malaprabha, Ghataprabha river valley regions’ Development Authorities
- Karnataka Udyoga Mitra
- State Level Single Window Committee for Industries
- Municipal Reforms Cell
- Bangalore Metropolitan Region Development Authority
- Hampi World Heritage Area Management Authority
- Kaginele Development Authority
- Basavakalyana Development Authority
- Bangalore-Mysore Infrastructure Corridor Area Planning Authority
- Kannada and Culture Department
- National Urban Information System
- Karnataka Urban Infrastructure Development and Finance Corporation
- Bangalore International Area Airport Planning Authority
- Directorate of Urban Land Transport
Preparation of Master Plans:
The Karnataka Town and Country Planning Act provides provision for preparation of Master Plans for the local planning area indicating the proposed land uses, zoning of land use for residential, commercial, parks and playgrounds, public and semipublic, Industrial, agricultural, recreational, educational and other public purposes, proposed circulation pattern, and a set of zonal regulations. Finally the town planning schemes are required to be prepared for the planning area for implementation of the proposals of the Master Plan. The town planning schemes contains detailed proposals for laying of new streets, reconstitution of plots, provision of amenities and other facilities etc.
The zonal regulations which are incorporated as part of Master Plan cover the following aspects:
(a) Land use zoning regulation prescribing the uses permissible under different urban uses of land;
(b) Regulation for controlling the construction of buildings, prescribing minimum setbacks, maximum plot coverage, maximum height of buildings, maximum floor area ratio etc.
(c) Regulations for sub division of land;
(d) Standards for off street parking; and
(e) Building lines and widening of important roads.
(f) Rain water harvesting etc.
Planning Authorities are required to prepare Master Plan within two years from the date of declaration of local planning area. Plans will have to be submitted through the Director of Town and Country Planning for the provisional approval of the Government.
After the provisional approval, the plans have to be published by notification inviting public comments and suggestions. The Master Plan is submitted to the Government for final approval of the Government, with necessary modifications.
Master Plan has to be revised at least once in every ten years from the date on which it has come into force.
Procedure for preparation of Master Plans:
- Government declares local planning area. [u/s 4-A]
- Government constitutes Planning Authority soon after declaration of local planning area. [u/s 4-C]
- Government specifies the date with reference to which the present land use is to be determined. [u/s 5]
- Planning Authority prepares the map of present land use within two years after the date specified u/s 5. [u/s 6]
- Planning Authority declares the intention of making Master Plan and also calls for suggestion from public. [u/s 10]
- Planning Authority carries out a survey, prepares and publish an Master Plan and submit to Government for provisional approval through Director of Town & Country Planning within two years from the date of declaration of local planning area u/s 4-A. [u/s 9]
- Government after consultation with Director of Town & Country Planning provisionally approves the Master Plan and publishes by notification inviting public comments with in sixty days. [u/s 13(1)]
- The Planning Authority submits the Master plan to the Government through Director of Town & Country Planning for final approval [u/s13(2)]
- Government after consultation with Director of Town & Country Planning finally approves the Master Plan and the regulations. [u/s 13(3)]
- Planning Authority publishes the finally approved Master Plan. [u/s 13(4)]
- On and from the date on which a declaration of intention to prepare Master Plan is published under sub-section (1) of section 10, every land use, every change in land use and every development in the area covered by the plan shall conform to the provisions of the KTCP Act, the Master Plan and regulations. For all developments and change of land use shall be carried out only with written permission of the Planning Authority in the form of commencement certificate under section 14 &15. This is subject to section 14-A of the KTCP Act.
- Provision is made to change the land use from the approved Master plan
- The land owner may issue purchase notice to the Planning Authority [u/s 16]
- If the designated land is not acquired by agreement within five years from the date of the Master Plan is published in the gazette or if the proceedings under the land acquisition Act are not commenced within such period the designation will lapse [u/s 69]
- Sanction of sub-division of plot or layout of Private Street is done under the provisions of Section 17.
- Master Plan is revised at least once in ten years [u/s 13-D]
- Planning Authority may make one or more town planning schemes for the purpose of implementing the proposals of the Master Plan [u/s 26 to 72]
- Effect of other laws is dealt u/s 76M:
As per this section when permission for such development has not been obtained under the KTCP Act, such development shall not deemed to be lawfully undertaken or carried out by reason only of the fact that permission, approval or sanction required under such other law for such development has been obtained.
The stages of preparation of Master Plan (link)
Enforcement and implementation of plan proposals
The various Urban Development Authorities and town planning authorities are mainly involved in the preparation of Master Plan and the enforcement of the same with the help of a set of zonal regulations. The formulation of development schemes in accordance with the Master Plan proposals vests with the government agencies such as Urban Development Authorities, Planning Authorities, Public Works Department, City / Municipal Corporations, Town Municipal Corporations, Karnataka Housing Board, Karnataka Slum Clearance Board, Karnataka Industrial Area Development Board, private developers, co-operatives, various government departments, etc
Procedure for Change of Land Use from the one proposed in the Master Plan
(U/s 14-A of the Karnataka Town and Country Planning Act, 1961)
- The owner or the legal entity of the land, who intends to develop his land for any purpose other than that earmarked in the approved Master Plan, has to make an application, along with relevant documents, to the concerned authority for consideration.
- The authority shall, if it finds that the changes sought are relevant to planning principles and are in public interest and are not in contravention to any other statute, publish the proposal in one or more daily newspapers, inviting objections from the public within a period of not less than fifteen days.
- The Authority then reviews the Change of Land Use proposal with the public objections received if any and passes a resolution, recording reasons, regarding its consideration or non-consideration for change.
- The CLU cases considered by the Authority are submitted to the Government for approval. The Government, with the technical opinion of the Department of Town and Country Planning passes order approving or rejecting the case, as it thinks fit. The Authority and the owner of the land shall abide by such Government order.
- If the change in land use or development is from commercial or industrial to residential or from industrial to commercial and the stipulated fee is paid and the concerned Authority is informed prior to effecting the change, the permission for such change of land use or development shall be deemed to have been given.
List of Change of Land Uses approved by the Government (Link)
Procedure for approval of sub-division plan (layout) by private agencies
- The owner or the legal entity of the land, which has been converted from agriculture to non-agriculture purpose, has to make an application through the local body along with relevant documents, to the concerned authority for consideration
- On examination of the document, additional clarifications, if any, required, the applicant must furnish the required information or document.
- On payment of the required fee, the layout plan will be approved subject to such conditions as may be specified & also with the condition to release the sites as from the Govt. circular No.NAAE U2 BEMRU PRA.2DDS Dt.26/5/05.
- In case the sub-division plan needs modifications or revision, the applicant shall make an application with such modifications or revision with relevent documents through local body.
For any agency or individuals 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 must have been converted to non-agricultural purpose (Residential / Commerical / Industrial / Others) by the concerned revenue authority.
- Original atlas of the land under question duly signed by the competent authority from the Assistant Director of Land Records of the jurisdiction, showing the dimensions in meters with scale and exact position of any kharab and boundary of the land proposed for approval of layout plan.
- Challan for having paid the non-refundable prescribed fee for processing of the application.
- NoC for Conversion of agricultural land to non-agricultural purposes
(U/s 95 of the Karnataka Land Revenue Act. 1964)
The owner or the legal entity of the land has to make an application, to the competent Revenue Authority (Tahsildar or the Assistant Commissioner or the Deputy Commissioner, as the case may be, depending on the area to be converted). The revenue authority request the Department of Town and Country Planning for issue of No Objection Certificate or opinion for conversion of land for various uses (Residential / Commercial / Industrial / Others)
Details required to be furnished with the application for NOC:
The following details / Records have to be submitted by the applicant with the application.
- Record of Rights and Tenancy Certificate (R.T.C) in original issued by the Revenue Authorities of the Taluk
- Photocopy of the Atlas of the land (survey number), duly signed by the competent authority of the Department of Survey Settlement and Land Records, showing the dimensions in meters with scale and boundary of the land proposed for conversion.
- Photo copy of the Revenue Survey Map of the village showing location of the land proposed for conversion.
- Where proposed conversion is for formation of sites:
Site Plan drawn at scale not smaller than 1:1000, showing the details of existing surrounding developments, cadastral boundaries of surrounding survey numbers and hissas, contours, spot heights, the developments in the adjoining areas of the proposed land including approach road with width, power transmission line, telephone line, railway line, nearby water reservoirs, nalas, etc. if any.
- Any other information required by the authority.
The concerned Revenue Authority, after verifying the documents, will forward the application and the documents to the concerned authority
The concerned authority will examine the application based on the proposals and furnish the opinion to the concerned Revenue Authority.
- Bangalore Metropolitan Region Development Authority, excluding the limits of Bangalore Development Authority (BDA), Urban Development Authority (UDA) including BDA, Planning Authority or Municipal Planning Authority, if the land is located within the jurisdiction of any such authority responsible for regulating the planned development.
- If the land is not situated within the jurisdiction of any of the aforementioned planning agency, the Assistant Director of Town Planning of the Department of Town Planning. The Assistant Director of Town Planning of the respective districts is delegated with the power of giving technical opinion up to 1.5 hectares, Joint Director of Town Planning is delegated with the power of giving technical opinion up to 4.0 hectares Additional Director, Dharwad is delegated with power of giving technical openion upto 10 hectare in Gulbarga and Belgaum Division and Director of Town and Country Planning with full power.