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Understanding BBMP Land Use Zoning and Development Regulations: RMP-2015 Overview

If you're planning to buy, develop, or invest in land within Bengaluru's metropolitan limits, understanding the Zoning of Land Use under the Revised Master Plan 2015 (RMP-2015) is crucial. The Government of Karnataka has classified land into distinct zones, each with its specific usage rules, to ensure organized urban development and infrastructure planning.

In this blog, we decode the zoning system as approved by the Government (G.O. No. UDD 540 BEM AA SE 2004 dated 22-06-2007) and explain what each category means for property owners and developers.

Understanding BBMP Land Use Zoning and Development Regulations: RMP-2015 Overview

🔍 Zoning Overview Under RMP-2015

The Revised Master Plan 2015, implemented by the Bangalore Development Authority (BDA) and adopted by BBMP, classifies the entire Local Planning Area (LPA) into development rings and land use categories.


🏙 Three Development Rings (Zoning for Planning & TDR)

To regulate growth based on proximity to the city center and infrastructure availability, the city is divided into three concentric zones:


🔵 Ring I – Core Area (Zone-A)

  • Areas within the Core Ring Road

  • Highest density and development pressure

  • Strict building regulations to manage congestion


🟡 Ring II – Intermediate Area (Zone-B)

  • Areas between Core Ring Road and Outer Ring Road (ORR)

  • Transitional urban growth zone

  • Mixed development with higher potential for redevelopment and infrastructure expansion


🟢 Ring III – Peripheral Area (Zone-C)

  • Areas beyond the ORR and within the LPA limits

  • Semi-urban and developing regions

  • Focused on planned expansion and satellite townships

🔁 Note: These rings are also used to determine Transfer of Development Rights (TDR) eligibility.


🧭 Classification of Land Use Zones

Each parcel of land is assigned a zoning category that defines its permitted use. Understanding these classifications is essential before initiating any development or purchasing land.


1. 🏡 Residential (R)

  • Meant for housing and residential-related uses

  • Construction of independent homes, apartments, and group housing permitted as per zone rules

2. 🏢 Commercial (C)

  • Permitted for shops, offices, retail spaces, showrooms, malls

  • Commercial use is subject to road width and parking requirements

3. 🏭 Industrial (I)

  • Reserved for light, medium, and heavy industries

  • Includes manufacturing, warehousing, logistics activities

4. 🏫 Public and Semi-Public (P&SP)

  • Includes schools, hospitals, religious institutions, government buildings

  • Controlled development based on purpose and accessibility

5. 🚉 Traffic and Transportation (T&T)

  • Meant for roads, terminals, parking areas, bus depots, metro stations

  • Public infrastructure-focused land use

6. ⚡ Public Utilities (PU)

  • Dedicated to services like water treatment, electricity sub-stations, sewage plants

  • Essential service infrastructure zoning

7. 🌳 Parks and Open Space (P)

  • For recreation, public gardens, playgrounds, green buffers

  • Construction is heavily restricted or disallowed

8. ❓ Unclassified (UC)

  • Lands not yet categorized under any use

  • Subject to further government notification and approval

9. 🌾 Agricultural Land (AG)

  • Designated for farming and agri-based activities

  • Conversion to residential/commercial use requires DC Conversion approval


⚠️ Why Zoning Matters

  • Illegal use of land contrary to its zoning leads to penalties or demolition

  • Plan approvals are granted only if usage aligns with zoning

  • Buyers and investors must verify zoning before purchase to avoid future disputes

  • Developers must ensure FAR (Floor Area Ratio), setbacks, and type of construction comply with zone-based rules Best Regards,

    Sairam Law Associates

    Your Trusted Legal Partner in Bengaluru

    📞 9611195911 | 9900984444

    📩 adv@sairamlawassociates.in

    🌐 https://sairamlawassociates.in

    ✅ https://sairamlawassociates.in/so/e2PVVp44n

    📌 Disclaimer

The information provided in this blog is for general informational purposes only and is based on the Revised Master Plan 2015 (RMP-2015) as approved by the Government of Karnataka (G.O. No. UDD 540 BEM AA SE 2004 dated 22-06-2007). While efforts have been made to present accurate and updated information regarding land use zoning, regulations may have been amended or reinterpreted by relevant authorities such as BBMP, BDA, or the Urban Development Department. Readers are strongly advised to consult with certified urban planners, licensed architects, or legal professionals before making decisions related to land acquisition, conversion, construction, or redevelopment. Neither the author nor the publishing entity accepts any responsibility for errors, omissions, or consequences arising from the use of this information.

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