2.

14 Contents

Introduction.………………………………………………………………………………………........... iii

Planning District Boundaries - Description...………........................................................... v

Planning District Boundaries - Map and List ...………....................................................... viii

Planning District Reports

1.01 Petta …………………………………………………………………………………………............ 1

1.02 Majestic …………………………………………………………………………………….... ......... 6
1.03 Gandhi Nagar..……………………………………………………………………………............... 10
1.04 Vasant Nagar.………………………………………………………………………………............. 15

1.05 Shivaji Nagar………………………………………………………………………………............... 20

1.06 Richmond Town .…………………………………………………………………………............... 25
1.07 Chamarajpet………………………………………………………………………………............... 30

2.01 Kempapura Agrahara……………………………………………………………………………....... 35

2.02 Srirampura..…………………………………………………………………………………………... 39
2.03 Malleshwaram………………………………………………………………………………..…….... 43

2.04 Benson Town..……………………………………………………………………………….……..... 48

2.05 Baiyyappanahalli.…………………………………………………………………………….…….... 53
2.06 Indira Nagar…………………………………………………………………………………...……... 57

2.07 Unclassified.………………………………………………………………………………….…..….. 62
2.08 Koramangala.……………………………………………………………………………….………... 64
2.09 Shanthinagar..………………………………………………………………………………. …….... 69

2.10 Jayanagar………………………………………………………………………………………......... 74
2.11 Banashankari……………………………………………………………………………….............. 79
2.12 Vijayanagar..…………………………………………………………………………………........... 84
2.13 Rajajinagar……………………………………………………………………………………........... 89
2.14 Peenya………………………………………………………………………………………............. 94
2.15 Mathikere……………………………………………………………………………………............. 99
2.16 Kaval Byrasandra....…………………………………………………………………………........... 105
2.17 Kammanahalli..…………………………………………………………………………….............. 110
2.18 CV Raman Nagar..……………………………………………………………………….…...…….. 114

i
2.14 Contents

3.01 Kengeri.……………………………………………………………………………………..………... 118

3.02 Herohalli……………………………………………………………………………………………….. 124
3.03 Makali...……………………………………………………………………………………..………... 129
3.04 Byatarayanapura.…………………………………………………………………………………..... 133
3.05 Bavalakere.…………………………………………………………………………………………….. 138
3.06 Hesarghatta…………………………………………………………………………………………... 142
3.07 Yelahanka…………………………………………………………………………………............... 146
3.08 Bettalasuru...…………………………………………………………………………………........... 151
3.09 Tanisandra……………………………………………………………………………………........... 155
3.10 Bagaluru…………………………………………………………………………………….............. 159

3.11 Horamavu.…………………………………………………………………………………............... 162

3.12 Avalahalli..…………………………………………………………………………………............... 166
3.13 K R Puram………………………………………………………………………………….............. 171

3.14 Sadar Mangala..……………………………………………………………………………………... 176

3.15 Whitefield...…………………………………………………………………………………………... 177
3.16 Varthur..……………………………………………………………………………………..………... 183

3.17 Dommasandra...…………………………………………………………………………….……….. 188

3.18 Begur………………………………………………………………………………………………….. 192
3.19 Electronic City.……………………………………………………………………………………….. 196

3.20 Bannerghatta...……………………………………………………………………………………….. 200

3.21 Anjanapura...………………………………………………………………………………………….. 204
3.22 Kumbalagodu...……………………………………………………………………………...………. 209

Appendices
I. Urban Amenities ………………………………………………………………………………………... 213

II. Synthetic Social Index ……………………………………………………………………………….... 215

III. Abbreviations ………………………………………………………………………………….......…… 216

IV. Glossary of Terms……………………………………………………………………………………… 217

ii
2.14 Introduction

In response to the legal mandate for revising Bangalore’s Comprehensive Development Plan, the Bangalore
Development Authority has prepared a five-volume set of documents that contain the details of the Draft Master
Plan - 2015.

Volume 1 – Master Plan Vision Document

Volume 2 – Existing Land Use Maps
Volume 3 – Proposed Land Use Plans
Volume 4 – Land Use Zonal Regulations
Volume 5 – Planning Districts Report

This Planning Districts Report document forms the fifth volume of the set of documents prepared for the Revised
Master Plan - 2015.

The document consists of Forty-seven planning district reports describing details of each planning district along
with an existing land use map. It may be noted that the details of the Whitefield and Sadar Mangala planning
districts have been combined into one report; hence there are forty-seven planning districts and forty-six reports.

The Planning District Boundaries – Description, Map and List - Based on various ward boundaries,
existing physical features, and analyses of the existing development trends, the city of Bangalore has been
divided into forty-seven planning districts for ease of implementation of the Revised Master Plan - 2015. The
delineation of the planning districts is based on two factors:
a) Study of the common stakes and concerns shared by areas; and
b) Boundaries of local bodies that handle management of the areas.

Taking into consideration these factors, the 47 planning districts have been organized in three rings.
1st Ring: The Core area (PDs 1.0 to 1.07)
2nd Ring: The developed urban areas surrounding the core area (PDs 2.01 to 2.18)
3rd Ring: The Urban extension areas in the City’s outskirts (PDs 3.01 to 3.22)

The section on Page vii provides a brief description of the delineation of the planning district boundaries based
on the three belts described above. This section also displays a city map with the boundaries, a numeric code
and list of names for each planning district.

Planning Districts Reports - Based on field investigations and an in-depth understanding of the main
stakes, these reports specify the guidelines and principles that facilitate proper implementation of the future
urban developments for each planning district. Each report considers the following in its content:
• the ground reality,
• urban planning principles,
• current urban developments and impending issues,
• the directions foreseen in the Master Plan, and
• the planning recommendations made by applying new zoning regulations.

The reports are structured under the following sections:

1. Summary – provides a general statement summarizing the existing conditions and trends of the planning
district, and the major opportunities it offers in terms of future growth and development. The opportunities

iii
2.14 Introduction

could be related to land use and/or transport/infrastructure and could translate into proposals that would
drive the future of this district. This section also provides a table with general statistics on the planning
district’s population (2002 Census), area, density and villages/CMCs included in the planning district.

2. Existing Land Use Map – contains details on the existing land uses in the planning district along with a
legend for the land use designations.

3. Location – gives general information on the location of the planning district within the city and the important
elements defining its boundaries. It also gives a statement on the planning district’s population (2002 Census)
and density in comparison with other areas in the city.

4. Principal Elements Noted – describes the existing context and notes significant changes in the existing
conditions and trends in development. It includes descriptions of the land use and social index; physical
infrastructure in terms of water and sanitation, roadways and railways; transport and traffic conditions; and
level of urban amenities.

5. Development Stakes and Main Directions Issuing from the Master Plan – summarizes the main
principles of the Master Plan and their application at the planning district level. It outlines the major proposals
made to implement the concepts conceived at the Master Plan level.

6. Planning Recommendations – details the land use zoning proposals and transportation proposals put
forth to respond to the conclusions derived from the analyses of the existing conditions and to implement the
Master Plan principles.

7. Projects/Urban Management – elaborates on the projects or specific actions and urban management
recommendations that emerge from the land use and transportation proposals. The projects and actions
are to be taken up for implementation by the local bodies and concerned stakeholders (LPA, ULBs, etc.) to
implement practical urban and infrastructural developments and thereby realize the recommendations of
the Revised Master Plan-2015.

This Planning Districts Report must be read along with the Proposed Land Use Maps (Volume 4), Land Use
Zonal Regulations document (Volume 3) which defines and describes the proposed zonal regulations applied
in each planning district, and the Master Plan document (Volume 1) that outlines the general principles of the
Master Plan.

iv
2.14 Introduction

Planning District Boundaries – Description

Based on various ward boundaries, existing physical features, and analyses of the existing development trends,
the city of Bangalore has been divided into forty-seven planning districts for ease of implementation of the
proposed Revised Master Plan-2015. The delineation of the planning districts is based on two factors:
a) Study of the common stakes and concerns shared by areas; and
b) Boundaries of local bodies that handle management of the areas.

a) Study of the common stakes and concerns shared by areas: The areas that are urbanized have
different concerns than the non-urbanised areas in the fringes of the city. The non-urbanized areas consist of
mainly valleys and agricultural lands with pockets of developments. Based on the development trends, level of
mixed uses, existing urban fabric, location of slums, social level, and level of infrastructure, land prices, and urban
structure, areas have been grouped within the city.

b) Boundaries of local bodies that handle management of the areas: In addition to the factors derived
from the study of the common stakes and concerns, the boundaries of the planning districts follow the existing
ward boundaries within the BMP area, except in the city’s core area. In the outskirts of the city, outside the BMP
area, it follows the limits of the villages. The administrative limits are followed as far as possible to promote
accountability in urban development at the local level. The authorities of the wards in the BMP area and the
villages outside BMP limits could constitute a planning district-wise management committee with the support of
the BDA to implement concerned recommendations. It must be noted that since the CMC limits have a provisional
status, especially the limits of the CMC wards, they have not been taken into account for delineating the planning
district boundaries. The limits of the villages, being well established, have been considered and where relevant
the road blocks are considered.

The delineation of the planning district boundaries is based on the organisation of the city into three rings dealing
with different issues and stakes:
1st Ring: The core area (PDs 1.01 to 1.07)
2nd Ring: The developed urban areas surrounding the core area (PDs 2.01 to 2.18)
3rd Ring: The urban extension areas in the city’s outskirts (PDs 3.01 to 3.22)

The size of the planning district increases as one moves from the centre. In the Core Area, the planning districts
are small in size (3 sq.km on an average) enabling one to focus on major inner city concerns and solutions. Those
in the developed urban areas ring have an average size of 10 sq.km(3 to 18 sq.km). And finally, the planning
districts of the third belt are larger covering 20 to 125 sq.km with an average of 50 sq.km as they consist of mostly
un-urbanized areas. The average area of the planning districts is about 28.5 sq.km.

First Ring: The core area (7 PDs)

This ring constitutes the heart of the city. Today it is undergoing transformation and calls for a specific treatment.
In this ring, the limits of the planning districts do not correspond to the ward limits; urban fabric and urban
functions were the main criteria that determined their limits. Seven planning districts are identified in this ring:
- Historical centre: Petta (101)
- Administrative and political centre: Gandhi Nagar (103)

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2.14 Introduction

- Business centre: Richmond Town (106) and Vasant Nagar (104)

- Commercial centres: Shivaji Nagar (105) and Chamarjapet (107)
- Centre connected to transport: Majestic (102)

Second Ring: The developed urban areas surrounding the core area (18 PDs)
This belt corresponds to the regular, mostly urbanized part of the city, which is in contrast to the peripheral urban
development that is more unorganized. Within the BMP limits, it is delimited by the Outer Ring Road. The limits
of these planning districts respect the ward limits, with the exception of the limits adjoining the Core Area. These
delimited spaces are of four types:
- Spaces in strong mutation, such as Indira Nagar (206), Malleshwaram (203) or Koramangala (208)
- Spaces that are mainly industrial or working class, more or less distinct: Peenya (214), Kempapura Agrahara
(201), Rajajinagar (213), Srirampuram (202) and CV Raman Nagar (218)
- Spaces that are residential, of more or less high social status:
· Benson Town (204) and Jayanagar (210) for the upper classes (Govt. employees, IT etc.),
· Mathikere (215), Kammanahalli (217), Vijayanagar (212) and Banashankari (211) for the middle classes,
in the areas essentially in the form of layouts, and
· Shantinagar (209) and Kaval Byrasandra (216) in low level (working class, informal economy), with the
presence of several slums.
- Space with a particular function: Unclassifed (207)

Third Ring: The urban extension areas in the city’s outskirts (21 PDs)
The third ring comprises of spaces of a different nature: first, zones undergoing urban development near the
regular area, then agricultural zones organized around the villages, and finally the natural spaces of the Green
Belt. We can distinguish four types of spaces:

a. Spaces of high density

- In the West, the strong industrial spaces: Makali (303), Herohalli (302) and Kumbalgodu (322,)
- In the South and in the East, spaces whose urban development is organized only along the large industrial
corridors: Kengeri (301) - Mysore Road, Anjanapura (321) - Kanakapura Road and Bannerghatta Road,
Begur (318) - Hosur Road and KR Puram North (313) - Old Madras Road. To ensure consistent treatment to
both sides of these roads, the entire stretch along them is included within one planning district as far as
possible.
- In the South and East, more or less organized spaces which host IT activities: Whitefield (315) and Electronic
City (319),
- In the North, the spaces are more structured with an urban centre: Byatarayanpura (304) and Yelahanka (307).

b. Spaces available for urban development

Inside the ring formed by the proposed Peripheral Road, all the spaces will be open to urban development.
Certain chunks of land have not yet been urbanised today and are meant to be developed by 2015:
- In the North, Byalakere (305), Tanisandra (309) and Horamavu (311),
- In the South-East, Varthur (316) with IT as the main activity,
- In the East, Sadar Mangala (314) and Avalahalli (312) which are logistics centers (according to the Revised
Master plan - 2015).

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2.14 Introduction

c. Reserved and protected spaces

The planning districts that need to be protected from urbanisation are incuded in this category. Some form a land
reserve for the future extensions of the city such as Bettaalasuru (308) and Bagalur (310) in the North, Dommasandra
(317) in the South-East. Others, contained in the Green Belt, will be protected from any future urbanization: Hesarghatta
(306) in the North, Bannerghatta (320) in the South.

The planning districts are numbered by rings. The planning district number of the first ring starts with 1, the second
ring with 2 and the third ring with 3. Then the planning districts are numbered by following, as far as possible, the
clock-wise direction. To each planning district is attributed a name corresponding to the main area or village
which it compraises of and which enables one to situate it spatially.

vii
2.14 Introduction

Planning Districts Boundaries - Map and List

No PD Name
First Ring
101 Petta
102 Majestic
103 Gandhi Nagar
104 Vasant Nagar
105 Shivajinagar
106 Richmond Town
107 Chamarajpet

Second Ring
201 Kempapura Agrahara
202 Srirampuram
203 Malleshwaram
204 Benson Town
205 Baiyyappanahalli
206 Indira Nagar
207 Unclassified
208 Koramangala
209 Shantinagar
210 Jayanagar
211 Banashankari
212 Vijayanagar
213 Rajajinagar
214 Peenya
215 Mathikere
216 Kaval Byrasandra
217 Kammanahalli
218 CV Raman Nagar

Third Ring
301 Kengeri
302 Herohalli
303 Makali
304 Byatarayanapura
305 Bavalakere
306 Hesarghatta
307 Yelahanka
308 Bettaalasuru
309 Tanisandra
310 Bagaluru
311 Horamavu
312 Avalahalli
313 KR Puram North
314 Sadar Mangala
315 Whitefield
316 Varthur
317 Dommasandra
318 Begur
319 Electronic City
320 Bannerghatta
321 Anjanapura
322 Kumbalagodu

viii
1.01 Petta

The Petta, with its historic significance and its position as the
largest informal economy of the city, poses to regain its value
and reaffirm its identity.

Population: 1,12,076
Area: 2.24 sq. km (224.5 ha)
Gross density: 499 persons/ha
Net density: 1334 persons/ha

Wards: Chickpet (28), Srikrishnarajendra market (30), part of Cottonpet

(29), Dharmarayaswamy Temple (47) and Gandhinagar (27)

Existing Land Use 2004

1
1.01 Petta

Location regulations and a balanced land market. It is the mix of

uses, the live-work culture and the unique spatial
Located in the core of Bangalore, the Petta concentration of activities that lend to the self-sustaining
Planning District is to the South of the Kempegowda Bus character of the Petta.
Stand and to the North of the Kalasipalyam area,
between Kempe Gowda Road and Mysore Road. This
planning district is particularly dense, with the gross Existing Land Use
density being 519 persons/ha and the net density being
4 times higher than the average in the BMP area.

Principal Elements Noted

Planning District Context
Established by Kempegowda in the 1530s, the Petta
occupies a very significant place in the historic context
of Bangalore. As the largest informal economy of the
city, trade and commerce is its primary activity. It has
served as the main business centre for Bangalore in
the post-independence era. KR Market, a major
land mark, is located between Arcot Srinivasachar
Road/BVK lyengar Road and Avenue Road. It caters to
people at the city and regional levels.

The Petta presents highly mixed land uses:

residential, commercial (small-scale retail) and
industrial. While the commercial (34.6%) and residential
The entire Petta has organic development with
(37.5%) are the predominant uses, the Petta also has
high intensity of activities and heavily built-up areas. Build-
artesian and small and medium-scale industries.
ings are located on small plots ranging from 30 to 300
Residential land use mixed with commercial and
sq. meters, a result of bifurcation of property over the
industrial activity has facilitated a live-work culture.
years. The smallest plot frontage is approximately 1.5m.
People living in surrounding neighbourhoods like
Ground coverage is homogeneous (close to 100%).
Kempapura Agrahara generally seek employment in
They are constructed very close to each other, several
the commercial or manufacturing activities of this area.
with shared walls, and their heights vary from two to six
floors. Built form with heritage value has deteriorated or
transformed over the years.

Small scale industry for manufacturing metal boxes

A particularity of the Petta is its spatial

concentration of activities. Certain streets and Deteriorated heritage buildings
neighbourhoods focus on specific activities, for
example, retail and wholesale dealings for cotton,
Zoning regulations currently permit a FAR of 1.0;
spices and paper, printing of wedding cards, and small
however, rampant building activity is taking place along
provision stores. The textile industry in Cubbonpete is a
narrow roads without height or land use constraints.
note worthy example. Such a spatial concentration of
Market forces in the area have resulted in constructions
activities has encouraged access to information,
of G+1 to G+6 floors. The land value in this planning
formation of shop owners associations, social

2
1.01
district fluctuates between two categories: Rs.1000-2000
and Rs.2000-4000 per sq.ft. The last decade has shown
a considerable reduction in resident population, a trend
that is continuing due to increased demand for commer-
cial space.
Densely built up area
The central part of the Petta Planning District (old
Petta) is surrounded by areas of varying built form and
characteristics. The eastern area is characterized by a
wide network of streets, large plots, wholesale trade
and less activity as compared to the central area. It also
has large buildings, such as the LIC office and the
Industrial Finance Corporation of India. In comparison,
the areas to the West of BVK Iyengar Road host a narrow
network of streets, with trade catering to the regional
scale. Buildings and properties along Kempegowda
Road in the northern area of the planning district are
large and are undergoing transformation.
Narrow network of streets
Social Index
Most of the area has a medium or a high social
level (the synthetic social index varies between 117 and
128), although surrounding planning districts
(Chamarajpet, Gandhinagar and Richmond town)
present a lower social level. One slum, Siddharthanagar,
is located in the South-West part of the planning district.
Petta
Physical Infrastructure
Water and sanitation
This planning district is lacking with regards to
infrastructure. Services provided by the networks
(potable water, sewage system) are insufficient, which
has led to use of ground water. However, the 2002 data
indicates that there were 118 BWSSB connections for
1000 persons, which is higher than the average in the
BMP area. Sanitation levels are low in most pockets.
Roadways
The Petta is bound by the Major Urban Road,
Kempegowda Road to the North and the State Highway
(Major Urban Road), Mysore Road and its fly-over to
the South. Road networks of the Petta connect across
to Sultanpet and Chamarajpet to the South, which have
historically been extensions of the Petta. The interior
pockets of the Petta are serviced by poor quality narrow
roads.
Transport and Traffic
The Petta is advantageously located adjacent
to the Kempe Gowda Bus Stand, the KSRTC Bus Depot
and the Bangalore City Railway Station and can be
easily accessed from all parts of the city and state. The
Kalasipalyam Bus Station towards the South is a
significant node of regional and state-level transport
which services the activities of the Petta. The narrow
main roads inside the Petta are not equipped to handle
the current intensity of traffic and often lead to traffic
congestion. The area is highly under equipped as
regards to parking facilities.
3
1.01
Urban Amenities
In comparison to the BMP average, educational facilities are adequate. The planning district is well served
by higher primary schools and high schools; however, the number of primary schools is inadequate. Health care
facilities are highly inadequate to serve the current population of this planning district and also in comparison to
other planning districts within the BMP. Number of post offices is not adequate.
Development Stakes and Major Directions
Issuing from the Master Plan
The governing idea in the Master Plan is to
enhance the identity of the Petta as a distinct historic
core in the face of rapid transformations occurring today.
Therefore, the Master Plan designates the Petta as the
historic economic centre of Bangalore and recommends
that it receive special attention. It enhances the role of
the Petta as the centre of traditional activities and local
economy. Zoning regulations, for the old urban area is
based on higher but realistic FAR, providing choices for
using land for commercial, industrial and housing
activities. The Plan also recommends provision and
improvement of services including the public
infrastructure, transport networks, parking and civic
amenities. It recognizes the proposed Metro Rail which
passes through the Petta across Balepet, Mamulpet and
Old Tharagupete, with a station located in the Mamulpet
area.
Planning Recommendations
Land Use Proposal
w Designate the old central part of the planning district
that has a traditional old urban fabric as the Petta
Zone to:
Ø Recognize its traditional urban fabric;
Ø Support its economic and traditional activities by
encouraging mixed land use;
Ø Regulate density by way of realistic
development rights; and
Ø Allow higher FAR on bigger plots.
Petta
w Designate the areas with mixed uses in the planning
district’s peripheral areas as a Residential Mixed
Zone to:
Ø Maintain the mixed uses in the area between the
District Office Road and KM Naganna Road;
Ø Promote the Siddharthanagar slum as a mixed
area; and
Ø Allow higher FAR on the larger plots located to
the North and the East of the planning district
and encourage establishment of large-scale
developments.
w Designate the parcels along Kempegowda Road
and JC Road as a Sub Central Business Area Zone;
w Protect and preserve the Sri Chamundeshwari
temple, Veera Bhramendra temple and the entrance
block of the City Market by identifying them as
Heritage Zones.
w Delineate the entire planning district with an Area
Improvement Perimeter to improve its infrastructure
facilities.
Transportation Proposals
w Demarcate the following areas as Transport and
Utility Perimeters:
Ø The area of the Mysore Road flyover;
Ø The intersection of the Tank Bund Road,
Krishnappa Naik Lane and Kilari Road (to
facilitate ease of traffic movement); and
Ø The area in front of KR Market (for better
organisation of the KR Market Bus Stand).
4
1.01 Petta

Proposed Land Use

Projects/ Urban Management

w Develop an ‘Integrated Disaster Management Plan’

in co-ordination with fire codes for buildings above
G+3.
w Develop a detailed plan for the Area Improvement
Perimeter and identify tasks and implementation
measures, including:
Ø Improving the existing infrastructure (water,
sewage, waste management, road, and
network ) and maintenance conditions;
Ø Reserving certain roads only for pedesterians;
Ø Creating a direct access to the open spaces
along Tank Bund Road from Upparpete;
Ø Removing certain functions/activity that are
polluting;
Ø Formulating a plan for maintenance of buildings
and the public spaces
Ø Improving connectivity within Petta;
Ø Improving the physical link between the Petta and
Chamarajpet;
Ø Facilitating convenient access to the Petta from
outside the planning district and easing traffic
congestion.
w Develop a Parking Management Plan which will
consider the following:
Ø Providing limited Pay and Park facilities within
the Petta;
Ø Reserving parking space in the surrounding
areas, particularly in Gandhi Nagar;
Ø Utilizing the median space under the Mysore
Road flyover for parking;
Ø Providing underground parking area.
w Develop a Heritage Protection Plan to identify and
preserve specific properties and buildings of
heritage value, for example the old temples Sri
Chamundeshwari temple and Veera Bramendra and
the entrance block of the City Market.

5
1.02 Majestic

As a major city-level transit node, a large formal and informal

market hub, and an area with good potential for urban renewal,
the Majestic Planning District is promoted as a Sub Central
Business Area.

Population: 32,809
Area: 1.41 sq. km (141.0 ha)
Gross density: 234 persons/ha
Net density: Undetermined

Wards: Sevashrama (26), Gandhinagar (27)

Existing Land Use 2004

6
1.02 Majestic

Location
Situated in the centre of the BMP area and serving
as a prime transit node of the city, this area is bordered
by the Gandhi Nagar Planning District (an institutional
and administrative hub) to the East, Kempapura
Agrahara (a high density mixed area) to the West,
Malleswaram (an early 20th century traditional residential
area) to the North and Petta (the historic heart of the city)
to the South.
The gross density of this planning district is about
232.62 persons/ha, which is approximately equal to the
maximum BMP area gross density ratio of 200
persons/ha. Covering an area of 1.40 sq.km, it has
32,809 inhabitants.
Principal Elements Noted
Planning District Context
The planning district can be broadly classified
into two major zones:
i. Transport Zone
ii. Supporting Service Zone
ing the Majestic theatre from which this area derives its
name. It is a popular shopping area for various kinds of
items including electronic goods, clothes and books.
This informal market caters to the transient population
as well as the resident population of Bangalore and
generates a high volume of pedestrian activity. The foot-
paths and smaller internal streets are often crowded
with vendors and buyers. Design solutions have been
found to assist the pedestrians, but they may not be
sustainable in the long-run. The current trend of building
large shopping malls is generating a need for parking
and adding pressure on the few existing open spaces.
Important traffic axes pass through the northern
portion of the planning district (Shastri Nagar), which
mainly consists of industrial activities and slums on the
vacant lands surrounding the industries. It includes the
Khoday Distilleries and Krishna Flour Mills. A large
expanse of open land, once occupied by the
Jakkarayana Kere, is low lying and used as a
playground. The topography in this area creates level
differences impacting the area and dividing it into parts.

The Transport Zone occupying 37.4% of the land

area is located in the western part of the planning district.
It consists of the KSRTC Bus Stand and the Bangalore
City Railway Station – both major inter-city transport
nodes, and the Kempe Gowda Bus Stand an intra-city
transport node. They were built on the previously
existing Dharmabudhi Tank. Serving as the city’s focal
transit zone and a major transportation interchange hub, Informal shopping attracts pedestrians
this part will become more of a focus for the city after the
establishment of the proposed Metro system.
Existing Land Use

A railway overbridge and traffic congestion

The Supporting Service Zone which includes a por-

tion of the Gandhi Nagar Ward was laid out between
1921 and 1931. This area consists of slums and regular
urban fabric made up of old residential areas, now oc-
cupied by offices, and streets with comercial activity.
There is a concentration of hotels and theatres includ-

7
1.02
Social Index
The social index is in the medium to low range in
this area, ranging from 97 to 69. There are four important
slums housing about 500-1000 people located in the
vacant lands around the transportation zone.
Physical Infrastructure
Water and Sanitation
The number of BWSSB connections provided in
this planning district range from 101.0 to 300.9 per 1000
inhabitants, which is good in comparison with other
planning districts within the BMP limits.
Roadways
Most of the roads in this planning district serve the
entire city. The Major Urban Roads, Kempe Gowda
Road, Tank Bund Road, Dhanavanthri Road, Gubbi
Thotadappa Road and other Minor Urban Roads
support the local as well as the thoroughfare traffic.
Urban Amenities
Majestic Planning District in the core area of the city is under-equipped with respect to schools and medical
facilities.
Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan proposes decentralizing a
considerable part of the inter-city traffic of this area by
developing new Transport Interchange Hubs at various
junctions of the existing Major Urban Roads and the
Outer Ring Road in the city’s periphery. In the Majestic
Planning District the Plan recommends that rail and road
must function in tandem and proposes that the Metro
Terminal be incorporated with the existing city railway
Majestic
Transport and Traffic
The BMTC and KSRTC buses entering and
exiting the Kempe Gowda Bus Stand and KSRTC Bus
Depot comprise of the majority of the traffic on the
one-way road system and create heavy congestion.
Kempe Gowda Road is heavily congested with
around 3100 BMTC buses crossing it everyday. The
roads in this area are not in good condition and are not
wide enough to take the current volume of traffic. Private
vehicles going to the railway station and KSRTC Bus
Depot, auto rickshaws as well as the transitory traffic
that crosses this zone in order to reach other parts of the
city add to this congestion. People making their
connections between the railway station, the KSRTC Bus
Depot and the local buses contribute to the high volume
of pedestrian traffic. There is approximately 1000-3026
peak pedestrian volume/hour, which is the highest
average peak pedestrian volume count in the city.
Pedestrian sub-ways have been built to facilitate
crossing of the streets with heavy traffic.
station and coordinated with the CRS lines and stations.
This would reduce congestion and traffic pressure on
the Kempe Gowda Road. The Supporting Service Zone
presents high potential for redevelopment and hence is
promoted as a Sub Central Business Area. To minimize
the conflict between the through traffic and traffic
generated by local activities and to mitigate the traffic
congestion a Core Ring Road is proposed in the Master
Plan.
8
1.02 Majestic

Planning Recommendations Projects/Urban Management

Land Use Proposals w Institutionalize mechanisms for effective solid waste

w Designate the underserved area consisting of the
slums as an Area Improvement Perimeter;
w Maintain the existing open spaces in the planning
district and provide for public parking within the
Supporting Service Zone; and
w Promote the Supporting Service Zone for urban
renewal with higher development rights by
designating it as a Sub Central Business Area Zone.
management;
w Develop a long term policy to address the existing
informal activities and facilitate the
pedestrian activity generated by them;
w Develop an urban design plan which would address
informal sector issues among others,
as this area is a significant point of entry and exit to
and from the city;
w Improve the existing roads of the adjacent areas in
terms of connectivity;
w Prepare a plan for private sector participation in
facilitating public parking and to try options like multi-
level public parking facilities; and
w Develop an institutional arrangement for the
integration of all transport related components.

Proposed Land Use

A slum near the railway line

Transportation Proposals

w Delineate the Kempe Gowda Bus Stand and the

railway station as a Transport and Utilities Perimeter,
to examine and improve the traffic and pedestrian
movement, and parking situation;
w Delineate the area around Anand Rao Circle with a
Transport and Utilities Perimeter;
w Propose a Core Ring Road along parts of the
existing Seshadri Road and Mysore Road on the
North side of the Transport Zone; and
w Develop intra-city transport roads and railway
linkages.

The KSRTC Bus Stand and Kempe

Gowda Bus Stand

9
1.03 Gandhi Nagar

Housing major administrative functions and educational activities

in well-landscaped settings and in a historic heritage zone, this
planning district is strengthened as a State-level political center
in the wake of the city’s growth and needs.

Population: 32,451
Area: 30.96 sq. km (309.6 ha)
Gross density: 105 persons/ha
Net density: 8834 persons/ha

Wards: Gandhi Nagar (27), Sampangiram (77)

Existing Land Use 2004

10
1.03 Gandhi Nagar

Location
The Gandhi Nagar Planning District covers an
area of 3.09 sq. km. (309 ha) in the core of the city on the
northern side of Chickpet. It is bound by:
w Cubbon Park to the East;
w The Raj Bhavan and the Race Course to the
North;
w The former Central Jail and Kempe Gowda
Road to the West; and
w Chickpet to the South.
Principal elements noted
Planning District Context
As the city’s administrative and educational
center, this planning district with its historic public
buildings spread out over expanses of green and wide
roads bordered by old trees has a special character.
The district is located in the extension of the British
Cantonment area. Raj Bhavan, the residence of the
Governor, was first established in 1831, then around 1860
the Cubbon Park was laid out. The park was designed
as a recreational area and as an elegant backdrop for
the public buildings such as the Attara Kacheri, and the
Mysore State Offices. The former became a museum in
1886 and the latter housed the High Court. At the
beginning of the 20th century the entire area along with
the major road network and buildings were established.
The Vidhana Soudha was constructed in the 1950’s.
New public buildings surrounded by greenery were built
through the century. Between the large important
buildings many smaller ancillary buildings have been
built, occupying the surrounding open spaces.
in European classical style of architecture, which is one
of the characteristics of Bangalore.
This area has a significant political, visual and sym-
bolic presence in the city. As it is adjacent to the Petta
and MG Road, its importance is enhanced. Public and
semi-public uses and open spaces cover a major part
of the planning district. The district consists of different
types of public offices:
w Political and governmental including the State
departments and Secretariats, the High Court and
the Civil Court, the taluk offices, and the police and
crime departments.
w Educational/training and cultural including the
Bangalore University buildings, 18 institutes and
colleges, YMCA, the Art Museum and the Cricket
Stadium.
w Economic and technical consisting of the Cauvery
Bhavan, KEB offices, Reserve Bank of India.
w Medical including the St Martha’s Hospital.
Consequently, this area is a destination for a
transient population consisting of government servents
commuting from other parts of the city. Students
constitute a small percentage of the population as many
of the academic sections have been relocated to
Mysore Road.
As most of the plots are publicly owned, the area
shows little chances for private development to occur.
However the planning district’s peripheries, close to the
Petta area, are witnessing transformation and
densification.

The planning district is divided into the following

functional areas:
w The official sector in the eastern part consisting of
the Vidhana Soudha and Cubbon Park which is a
major attraction for visitors and tourists.
w The central area between Kalidas Marg and
Nrupatunga Road, including the former Central Jail
block, which has high density multi-storey offices
and residential buildings. This area is undergoing
transformation and smaller buildings are coming up
Inside the Civil Court block, an old house
within the core of the blocks. surrounded by recent buildings
w The Race Course, enclosed by large boundary
walls without visual openings.
w The West blocks which include residences for
officials and offices, separated by large roads.

Buildings are either multi-storey (G+2 and above)

opening out to vacant spaces and parks or big houses

11
1.03 Gandhi Nagar

Existing Land use Analysis

The road network includes streets with 4-5 lanes,
often one-way, which define large plots within which the
inner access streets are undefined and parking bays
are not structured.

Transport and Traffic

The Major Urban Roads support traffic of 50,000

to 60,000 PCUs (passenger car units). A large
percentage of the traffic is thoroughfare travel, mainly
because of the public transport going to the Kempe
Gowda Bus Stand. For example, the average on
Seshadri Road and District Office Road is 200 buses
per hour. Due to the inadequate width of roads
Nrupatunga Road exceeds its capacity by 3.62 times
and District Office Road by 2.51 times. Major
intersections that are congested include Anand Rao
Circle, KR Circle, Hudson Circle and the GPO
intersection, which have an average peak hour volume
Physical Infrastructure
of 15,000 PCU. To tackle inner city congestion in the
neighbourhood, the system of one-way roads seems to
Water and sanitation
be the best solution since public transportation is not
The planning district is well connected with water
well developed. However, frequent changes to the
and sewage facilities. There are between 101 to 300.9
one-way roads can cause confusion to the users.
BWSSB connections per 1000 inhabitants.

Roadways
The planning district has a well-structured road
network with Major Urban Roads at the scale of the city.
These roads are:
w District Office Road (Kempe Gowda Road) and
Race Course Road (Raj Bhavan Road) which links
the Kempe Gowda Bus Stand to Shivaji Nagar and
MG Road;
w Palace Road, Dr Ambedkar Road (Post Office
Road) and Nrupatunga Road parallel to Cubbon
Park; and Traffic and congestion on Seshadri Road
w Seshadri Road, an important East-West Major
Urban Road which ends in KR Circle.

Urban Amenities

12
1.03 Gandhi Nagar

In this planning district, all infrastructure facilities are city level amenities that serve the entire city.

Development Stakes and Main Directions of Cubbon Park and provide a balance to the
Issuing from the Master Plan activities of the political center.
w Designate the area occupied by the Race Course
The Master Plan identifies this area as the State’s as a Coordinated Planning Scheme Zone to allow
political center and a recreational area within a historical the expansion of the Central Business Area towards
framework. It recommends that its heritage is preserved. the West and to develop a renewal plan to support
It proposes measures to reduce traffic and congestion the city’s growth. Specific provision for parking
and the development of a continuous Core Ring Road should be considered in this scheme.
which will focus on mitigating thorough fare traffic from
this area. Improvement of the public transport with buses
and the proposed Metro Rail will be complementary
projects. The future Metro line is planned to go
underground on Post Office Road and through Cubbon
Park.

Planning Recommendations

Land Use Proposals

Entrance to the former Central Jail
w Delineate the entire area from Cubbon Park to the (19th century) on Seshadri Road
former Central Jail within the planning district as a
Heritage Conservation Zone with consideration
given to both natural and built form. The planning Transportation Proposals
district is a focus of many notable elements linked
with the institutional function of the area and merits a w Develop the Loop Road and Race Course Road
perimeter of protection with appropriate constraints. as the proposed Core Ring Road.
In this sector specific attention is necessary to
maintain the public land uses, the greenery and to
enhance the heritage buildings. Particular Proposed Land Use Proposals
regulations could be implemented with respect to
the plot coverage in order to keep low densities and
green spaces; and the set-backs to keep an urban
harmony and to increase overall functioning inside
the blocks.
w Zone as Park the area of Cubbon Park in order to
restrict development of new buildings inside it.
w Designate areas along Sheshadri Road, Loop Road,
and at the corner of Kempe Gowda Road and Kalidas
Marg as Sub Central Business Area Zones to allow
redevelopment and relieve the pressure on the
surrounding areas.
w Define the plots between the Museum and the Police
Station along Kasturba Road as part of the Sub
Central Business Area Zone.
w Consider as Large Public Infrastructures the
Planetarium, Cricket Stadium, the Museums and the
former Central Jail. On the site of the former jail, the Projects/ Urban Management
BMP has planned a new cultural and recreational
area called “Freedom Park”, which would w Improve the Loop Road and Race Course Road in
complement the cultural and recreational functions order to support the Core Ring Road.

13
1.03 Gandhi Nagar

w Develop a plan for the management of parking bays

through the use of available open grounds.
w Form a committee to regulate and manage new
developments in the Heritage Conservation Zone.
The first task would be to identify, along with
stakeholders, associations and public, the buildings
and natural spaces to be protected for historic,
cultural or architectural significance. The following
is not exhaustive, but presents the different kinds of
heritage elements. All changes in the area shall be
allowed by the Local Planning Authority.

The Main Elements:

Vidhana Soudha, Raj Bhavan, Cubbon Park and its
buildings: High Court, Seshadri Iyer Memorial Hall
and Government Museum.

Buildings with architectural interest:

In Classical Style: the Carlton House, the Bangalore
University, the Science College, the Daly Memorial
Hall, St. Martha’s Hospital, Post Master General’s
office and the Revenue Survey Office.

In 20th Century architecture: KR Technological

Institutions, the New Public Offices, the Hudson
Church, the General Post Office, the Reserve Bank
of India and the Accountant General’s Office.

Other urban elements of interest:

Sculptures: Basavanna on Raj Bhavan Road, and
those inside Cubbon Park.

Specific attention is to be given to the surroundings

of the heritage buildings including:
Ø The protection and improvement of the greenery
in the whole area;
Ø Maintenance and enhance of Cubbon Park; and
Ø Development of guidelines for street furniture in
harmony with heritage buildings planning the
locations of new buildings, parking facilities and
circulation between the new buildings and
existing ones.
w Improve public transport in coordination with the
future Metro stations and local bus system in order
to serve the major employment areas.
w Maintain the existing landscape features which
include the boulevard treatment of major axes and
landscaped foregrounds of buildings.

14
1.04 Vasant Nagar

An old residential area of Bangalore, Vasant Nagar today is

undergoing rapid transformation into a high-end commercial zone
and is proposed as part of the city’s Sub Central Business Area.

Population: 37,208
Area: 3.13 sq. km (313 ha)
Gross density: 118 persons/ha
Net density: 389 persons/ha

Wards: Vasant Nagar (78)

Existing Land Use 2004

15
1.04
Location
Vasant Nagar Planning District is flanked by the
Palace Grounds and Benson Town areas to the North
and the commercial and retail activity concentration
areas of Shivajinagar and Richmond Town to South.
The railway line forms the northern boundary of this
planning district and Cunningham Road and Millers
Road are part of this area.
The planning district spread over 3.13 sq.km. has
a population of 37,208 and displays a gross density of
118 persons/ha which is quite low compared to the
average density in the BMP area (200 persons/ha). Its
net density is 389 persons/ha which is high compared
to Richmond Town the proposed Central Business Area
(375 persons/ha).
Cottage Industries Exposition Limited
off Cunningham Road
Principal Elements Noted
Planning District Context
Vasant Nagar Planning District, the link between
the Cantonment Railway Station and Richmond Town
was developed in early 19th century. This area was
known for its houses with low compound walls and good
education facilities including the Kamala Bai School and
Mount Carmel College. Today, some notable buildings
in the planning district include the state guest
house-‘Krishna’, All India Radio, the musical fountain,
the National Gallery of Modern Art, Alliance Francasie,
Guru Nanak Bhavan, Kodava Samaja, city level retail
center-‘Safina Plaza’,Cottage Industries Exposition
Limited and elite clubs including the Ladies Club and
the Bangalore Club with its golf course. Along with these
buildings, high-end commercial and residential spaces,
and many hotels and restaurants mark this planning
district as the city’s core.
Vasant Nagar
In the last couple of years residential uses are
being replaced by commercial activities, especially
along Cunningham Road and Millers Road, which today
house some of the most prestigious international offices.
With demand for large floor plates and good
infrastructure the commercial market, dominated by the
IT segment, has moved from the existing Central
Business Area towards areas such as the Vasant Nagar
Planning District. Cunningham Road and Infantry Road
were the first set of roads in this planning district to
experience the spillover effect of commercial
development from the existing Central Business Area.
Today, commercial uses covering 21.9% of the land
area form the predominant land use after residential,
public and semi-public land uses.
The scale of commercial activity is not uniform
throughout the planning district. In the West, along the
Hare Rama Krishna Road, neighborhood level
commercial activity is more prominent. In the Kumara
Park area and along Chowdaiah Road, semi-public and
high-end commercial activity, which includes the Le
Meridian, Windsor Manor and Ashoka Hotel, is more
prominent. The areas along MV Jayaraman Road and
Palace Road, towards the East of the planning district,
are devoted to residential activity unlike Cunningham
Road. The developments along Infantry Road, Hospital
Road, and Queens Road, which is parallel to Millers
Road, are more inclined towards commercial activity of
city scale and also have scope for further development.
Existing Land Use Analysis
16
1.04
The planning district is known for its large plot
sizes and wide roads. It houses some of the best
hotels and education institutions in the state. The
areas around the golf course, including Kumar Park
East, Crescent Road, High Grounds and Fair Felid
layout, show potential for commercial development
with the provision of high FAR. Cunningham Road,
Infantry Road and Millers Road are the three prime roads
presently witnessing high transformation.
Cunningham Road connecting Sankey Road
to Queens Road has Millers Road intersecting it in the
middle. Historically one of Bangalore’s prime residential
streets, it has now become a prime commercial street
Lack of parking facilities
with offices of Hewlett Packard, GE, HUGHES and other
multi-national companies. Although some independent
residential properties still exist, this road has mixed land
uses with a total of 0.6 million sq.ft. of commercial area
(in 2004) and a small percent of retail at the junction of
Cunningham Road and Queens Road. The shift from
residential to commercial land use is clearly visible along
the by-lanes of Cunningham Road.
Infantry Road, a highly developed commercial
street of the CBD area has 40 commercial buildings with
a total of 1.8 million sq.ft. of commercial floor space. The
commercial buildings have good accessibility, parking
and infrastructure facilities.
Millers Road, also known as Basaveshwara
Main Road, is seeing a shift from residential and institutional
land uses to commercial and retail uses and is known for
quality IT-enabled spaces. It connects to Cunningham
Road, Ali Asker Road and Raj Bhavan Road. Being
only 1,000 meters away from MG Road, it serves as an
alternative growth corridor for the commercial market of
Bangalore.
Vasant Nagar
The land prices of some pockets of the planning
district are equivalent to those in the Central Business
Area because they share the same advantages of easy
accessibility, good infrastructure facilities and central
location. The commercial rental value lies between
Rs.400 and Rs.500 per sq.ft. (furnished).
Social Index
Vasant Nagar Planning District enjoys a social
index between 117 and 105, which is low when compared
with its adjacent planning districts such as Richmond
Town (proposed Central Business Area), but high when
compared with the Shivajinagar Planning District.
Physical Infrastructure
Water and Sanitation
The planning district has sufficient water and
sanitation infrastructure facilities (potable water, sewage
system). The 2002 data indicates that there were 300
BWSSB connections for every 1000 persons, which
indicates a high level of connections. However
sanitation levels are low in some pockets.
Roadways
The planning district is bound by well-connected
urban roads like Millers Road, Chowdaiah Road and
Race Course Road.
Railways
A railway line runs all along the northern edge of
planning district. However some pockets like the Fair
Field Layout lack road network.
Transport and Traffic
Vasant Nagar Planning District is easily
accessible from the rest of the city. However, the existing
roads are inadequate to carry the present traffic volume.
The planning district also lacks parking facilities, both
public and visitor parking. However, taking into account
the rate of urbanization, parking facilities need to be
managed and distributed efficiently. Parking within the
individual developments is well managed. Race Course
Road; Millers Road and Chowdaiah Road traffic
intersection; and Millers Road, Cunningham Road and
Queens Road traffic intersection are some of the
important junctions in the planning district that often
experience traffic congestion.
17
1.04 Vasant Nagar

Urban Amenities

With major chunk of population belonging to the apex income group, there is lack of demand for public
sector education and health facilities. Vasant Nagar Planning District houses some of the best private sector
educational institutions in the city including Kamala Bai College, Mount Carmel College, St Anne’s School and
College and Sophia’s School.

Development Stakes and Major Directions Planning Recommendations

Issuing from the Master Plan
One of the governing ideas in the Master Plan is
to encourage a mix of tertiary sector activities and
superior commercial services along the main roads and
residential activity in the interiors. Therefore, the Master
Plan has designated the Vasant Nagar Planning District
as a as a Sub Central Business Area, an extension area
of the Central Business Area, which favors urban
transformation by offering greater development rights
and construction options.
Land Use Proposals
w Promote Vasant Nagar as a Sub Central Business
Area, favoring greater development rights; and
w Designate a small portion of Millers Road in Vasant
Nagar, near the Jain Hospital as a Development
Street Zone.
Transportation Proposals

The Plan also recommends provision and
improvement of services including the public
infrastructure, transport networks, parking and civic
amenities. Millers Road, is proposed to be a part of the
Core Ring Road to provide an alternative route for
thoroughfare traffic. The proposed CRS railway line is
recognized and the existing Cantonment Railway
stations is to be developed to accommodate the
proposed CRS station.
w Develop and maintain Millers Road to be a part of
the proposed Core Ring Road, to provide an
alternative route for thoroughfare traffic; and
w Delineate Thimmaiah Road and Millers Road traffic
intersection with a Transport and Utilities Perimeter.
Proposed Land Use

Emergence of high rise buildings

18
1.04 Vasant Nagar

Projects/Urban Management

w Develop a comprehensive infrastructure

management plan for the district;
w Reinforce and manage public urban transport;
w Adopt adequate maintenance and management
actions for disposal of waste, management of parks
and open spaces; and
w Manage and improve the following road
intersections:
Ø Queen’s Road and Cunningham Road,
Ø Hospital Road and Central Street, and
Ø Infantry Road and Central Street.

19
1.05 Shivajinagar

Shivajinagar, an older part of Bangalore, is an enclave of

traditional housing stock and commercial areas that is
strengthened through the Traditional Area Zone.

Population: 70,669
Area: 3.09 sq. km (309 ha)
Gross density: 229 persons /ha
Net density: 644 persons /ha

Wards: Shivajinagar (78), Vasant Nagar (79), Bharati

Nagar (80), Ulsoor (81)

Existing Land Use 2004

20
1.05
Location
Shivajinagar is situated in the core of the city to
the North-East of Vidhana Soudha. The planning district
is delimited by the St. John’s Church Road and the
Cantonment Railway Station to the North and Kensington
Road along Ulsoor Lake to the East. To its West lies
the Vasant Nagar Planning District and to the South lies
the Richmond Town Planning District.
With a net density of 644 persons/ha and a gross
density of 229 persons/ha it is one of the densest parts
of the city, after the Petta.
Principal Elements Note
Planning District Context
Shivajinagar, one of the oldest planning districts
of Bangalore, was established during the British
occupation, in the second half of the 18th century. It
served as a service quarter to the British Cantonment
and emerged as an economic hub for the British to
source their domestic goods. In 1870, the main structure
of this area was already in place with an established
road network, and well-demarcated areas including the
Commercial Street, Russell Market, Cantonment Railway
Station and the residential quarters.
Today, Shivajinagar is the center for
commercial activities for the northern part of the city.
Besides commercial activities it also hosts a variety
of functions including housing, artesian and other
services.
Traditional fabric in Shivajinagar
The core of the planning district is very dense
(400 to 600 persons/ha) and supports a mix of
commercial and residential functions. It has a traditional
urban fabric with an organic structure, high density and
small sized parcels. Around this core, the urban farbic is
more heterogeneous:
Shivajinagar
w The northern part (Bharatinagar) hosts mostly low
income group population in G+1 development;
w Cantonment Railway Station and its quarters, which
are particularly timeworn, occupy an important area
in the North-East;
w In Tasker Town (between Russell Market and
Queen’s Road), various residential types including
villas, slums and vattaras co-exist;
w The Commercial Street area constitutes a
commercial hub within the planning district as well
as at the city level;
w The Shivajinagar Bus Station is a major transit node
at the city level; and
w Along Dispensary Road, Dickenson Road, and St
John’s Road plots are larger and in recent times,
they have been accommodating larger buildings
such as theaters, offices, hostels and schools.
These changes can be attributed to the fact that the
planning district is in proximity to the city’s emerging
Central Business Area.
While the Petta, the main commercial hub of the
city, houses wholesale activities and light and medium
industries, Shivajinagar is characterized by general and
handicraft related retail uses. It also has car repair shops
and shops providing motors, seats and other spare
parts and painting services, all mainly located along
Chandni Chowk Road. Therefore, the Petta and
Shivajinagar are different in their functions and
complement each other with respect to the services they
provide at the city level.
The informal market sector in this area
generates a considerable amount of economy for the
local population. However, the proportion of
commercial uses (10.4%) is lower than that of the Petta
(34.6%) and Chamrajpet (27.5%). The land prices in
this planning district range from about Rs.1000 to 2000
per sq.ft, which is not very high considering its location
and commercial significance.
While the percentage of open spaces in this
planning district is among the lowest in the city, the
Ulsoor Lake, a city level lung space, compensates
for the lack of open spaces. The partly vacant land
owned by the railway around the Cantonment Railway
Station presents development opportunities for the
future.
21
1.05
Exisisting Land Use Analysis
Social Index
The synthetic social index is of medium-high
level, between 105 and 128, in the Western and Southern
parts of the district and of medium level, between 97 and
105, elsewhere in the planning district. The number of
slums is also limited.
Physical Infrastructure
Water and sanitation
The planning district is well connected to the water
supply network. The number of BWSSB connections
averages to around 70 connections for 1000 inhabitants,
and is higher in Vasant Nagar than other areas in the
planning district. However, in most of the area, the
sanitation conditions are poor. A drain runs East-West
across the planning district.
Poor condition of sanitation near
Russel Market
Roadways
Within the planning district, the road network is
narrow and metalled. The St.John’s Church Road,
Broadway Road and Chandni Chowk Road are wide
and serve this district. Kamaraj Road and Thimmaiah
Shivajinagar
Road, both though lesser in width, also serve as
important connectors to and from this area. Several
pockets have a regular street grid with narrow roads.
Transport and Traffic
The intensive commercial activity in this district,
especially along Commercial Street and Dispensary
Road which are major attractors at a city level, gener-
ates a large volume of pedestrian and vehicular traffic.
This congests the main streets and the narrow two-way
roads, and creates parking problems. The BMP has
proposed to pedestrianize these roads to facilitate con-
venient shopping and ease the congestion. On some of
the narrow roads in the center, retail activities spillover
on to the street adding to the congestion. The large float-
ing population, that visits this area from all over the city
as well as from outside the city, is greater than the resi-
dent population.
Shivajinagar Bus Stand is a major Public Bus
Node, a point of interchange of buses connecting the
entire city. The Cantonment Railway Station serves the
population of this planning district as well the entire city.
The proposed CRS project with its proposed station at
the Cantonment Railway Station will also serve this area.
A congested cross road, Kamaraj Road
22
1.05 Shivajinagar

Urban Amenities

At the scale of the city, this area is well served by urban amenities, particularly with respect to educational
facilities. The number of high schools is particularly significant. Due to its central position and historical deve-
lopment, this area attracts students from all over the city. The provision of health facilities is satisfactory. Four
important hospitals (more than 100 beds), which serve the entire city, are situated in this district.

Development Stakes and Main Directions Transportation Proposals

Issuing from the Master Plan
The Shivajinagar Planning District structures and
influences the northern part of the city. The Master Plan
recommends encouraging mixed uses and
strengthening of infrastructure to ensure enhanced quality
of life. However, to control densification a high but realistic
FAR is proposed. The Shivajinagar Bus Stand and
Cantonment Railway Station are causative forces in the
formation of a centrality in Shivajinagar. This will be
further strengthened by the proposed CRS project. A
proposed Core Ring Road serves this planning district
on the North along St. John’s Church Road.
w Develop St. Johns Church Road as a part of the
proposed Core Ring Road to minimize through traffic;
w Develop the Cantonment Railway Station, along with
the proposed CRS line and stations, as a
Transportation Interchange Hub; and
w Demarcate the areas around the following as
Transport and Utilities Perimeters:
Ø The two gates of the Shivajinagar Bus Stand
Ø The intersection of Station Road and Queens
Road, at the entrance of the Cantonment Railway
Station.
Proposed Land Use Analysis

Planning Recommendations
Land Use Proposals
w Promote mixed functions (residential, commercial)
in the traditional urban fabric, which constitutes a
major part of the planning district by applying the
Traditional Area Zone;
w Promote development with a higher FAR in the
Eastern and Southern parts by zoning them as a
Sub Central Business Area Zone, considering their
proximity to the Central Business Area;
w Promote development with a higher FAR along St.
Johns Church Road (proposed Core Ring Road) by
applying the Development Street Zone;
w Preserve Russell Market as a heritage building; and
w Demarcate areas along St. Johns Road, (proposed
Core Ring Road) as Residential Transformation
Zone.

23
1.05 Shivajinagar

Projects/Urban Management
w Upgrade the water supply and other infrastructure
facilities, especially the sewerage network;
w Develop an ‘Integrated Disaster Management Plan’
in co-ordination with fire codes for buildings above
G+3;
w Develop a program to landscape the edges of
the open drain running through this planning district
and utilize it as an open space;
w Organize and structure, through a specific project,
certain activities (auto spare parts, waste
collectors) by upgrading the infrastructure;
w Prepare a traffic scheme to consider
reorganization of the traffic component and
particularly reorganize traffic and parking at the
Cantonment Railway Station (Transport and Utility
Perimeter), in coordination with the Railways;
w Improve the St. Johns Church Road to serve as
the proposed Core Ring Road;
w Upgrade roads and pavements;
w Manage the street vendors and develop a plan
that would reserve and pedestrianize certain
streets to facilitate their activities;
w Reorganize pedestrian traffic around the
Shivajinagar Bus Stand;
w Consider the pedestrianization of some roads,
including Commercial Street, according to BMP
proposals; and
w Identify and preserve the heritage of some villas
in Tasker Town.

24
1.06 Richmond Town

The Richmond Town Planning District with its main street MG

Road and well distributed city level functions qualifies itself as
the downtown of Bangalore. Transformation in built form projects
a trend of gradual replacement of old bungalows by high rise com-
-mercial, retail and apartment buildings.

Population: 36,465
Area: 3.65 sq. km (365.6 ha)
Gross Density: 100 persons/ha
Net Density: 377 persons/ha

Wards: Richmond Town (76)

Existing Land Use 2004

25
1.06
Location
The Richmond Town Planning District is located in
the core area of the city. The district is bound by
Unclassified lands to the North and East, Kanteerva
Stadium and Cubbon Park to the West and Richmond
Road to the South.
The planning district, spread over 3.65 sq.km, has a
population of 36,465, and displays a gross density of
100 persons/ha, which is quite low compared to the
average density in the BMP area (200 persons/ha). It
has a net density of 3.77 persons/ha which is low
compared to the net density of Vasant Nagar, adjacent
to the city’s Central Business Area (389 persons/ha).
Prestigious Mahatma
Gandhi Road
Principal Elements Noted
Planning District Context
The historical centre of Bangalore located in the
Balepet/Cottonpet area, began to grow eastwards
housing trade and commerce activities. In 1809 the
establishment of the Cantonment area saw the inception
of a “bipolar city” with a distinct East side that catered to
the Defense and service sector and a distinct West area
of trade and industry. These two zones of activity were
separated by South Parade Road (called MG Road
today) and large public amenities such as the Cubbon
Park and the Parade Grounds which were built for the
Cantonment.
The army settlement in this area encouraged
retail establishments, shops of money lenders,
bookstores, bars and entertainment centers on MG
Road, making it a main street for the city. The areas
surrounding MG Road have large educational
institutions (St.Josephs, Sacred Hearts & St.Patricks),
hospitals such as Bowring, and large residential
bungalows.
Richmond Town
Today, the predominant land use in this planning
district fall under the realm of public uses with large
pockets of commercial, Unclassified areas and public
and semi-public spaces competing with the single use
of residential activity. The trend seen today is a gradual
replacement of residential by commercial activity.
However, the residential quarters which are located on
cul-de-sac streets, among peaceful settings, have not
undergone rapid transformation as the infrastructure is
not able to handle an increase in population. Most of
the roads, except MG Road, Richmond Road, St. Marks
Road, Residency Road and Brigade Road, have had
residential activity along them in the past. This
residential use has transformed to a mix of retail and
residential along their length and developed into purely
commercial activities at major intersections. Some of
the roads subject to such changes include Lavelle
Road, Infantry Road, Museum Road, Cunningham Road,
Millers Road, Vittal Mallya Road and Ulsoor Road.
While Church Street, Dickenson Road, Commissarat
Road and Brigade Road support high city-level retail
activity, other roads have mixed land uses.
Pockets of residential buildings
Having a balance of public infrastructure and
private businesses, this planning district has gained
focus over time. Many global business ventures and IT
as well as non-IT firms, prefer to have an address on
MG Road or Richmond Town due to its locational
advantages and accessibility to the city center. This
district is expected to house eight large shopping malls
and an addition of 2 to 8 million square feet of
commercial space in the next few years. However, the
area’s major concerns revolve around controlling traffic,
finding adequate parking facilities, meeting the demand
for large-floor plates for commercial/office use, and
providing state-of-the-art infrastructure facilities; all of
which are necessary ingredients for a successful Central
Business District and downtown.
26
1.06
Existing Land Use Analysis
Social Index
Richmond Town Planning District’s social index
is between 128 and 117. It is one of three planning districts
within the BMP limits which enjoy high socio-economic
conditions.
Physical Infrastructure
Water and Sanitation
The planning district has sufficient water supply
and sanitation facilities (potable water, sewage system).
The 2002 data indicates that there were 300 BWSSB
connections for every 1000 persons, which implies that
there is 100% water supply. However the demand for
water supply and sanitation facilities will increase in the
future when the planning district accommodates
additional population.
Urban Amenities
Richmond Town
Roadways
MG Road, a Major Urban Road and the major
street running through this district, links to Bellary Road
in the North through T Chowdaiah Road and Old Madras
Road in the East through Ulsoor Road. Brigade Road
intersects MG Road and, joins Hosur Road in the South.
Other important streets, also Major Urban Roads,
include the Richmond Road, Cunningham Road and
Millers Road.
Transport and Traffic
A considerable volume of Bangalore’s traffic
passes through this planning district. People traveling
from East and South to the northern quadrants and back
have to traverse through this district since no other route
options provide easier mobility across the city. Due to
this the planning district’s major corridors experience
heavy vehicular congestion. The Richmond Circle
flyover was constructed to handle the increase in traffic
volume. Major intersections on Commissariat Road and
Richmond Road have a volume capacity ratio of
vehicles to road space greater than 2.5 at peak hours.
Brigade Road and portions of MG Road experience
heavy pedestrian traffic.
The mixed land use on important corridors
generates transient population movement and on-street
parking at peak hours, creating bottlenecks for
thoroughfare traffic. Parking is an issue as most of the
old and new constructions give little importance to
parking provision making unnecessary queuing of traffic
at important junctions.
The planning district is well serviced by public
bus transport, yet the area attracts a large segment of
the population that travels by private mode of transport
(cars, or two-wheelers).
27
1.06 Richmond Town

This planning district, being the city’s commercial centre, is well-equipped with a mix of public amenities
including sports stadiums (Kanteerva and Chinnaswamy stadium), cultural and entertainment centers i.e. cinema
theater halls, public parks (Cubbon-Park), and elite clubs (Bowring and Bangalore Club). The planning district also
houses some of the best educational institutions of the city and adequate private medical facilities.

Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan proposes two zones to encourage
redevelopment within this district. They are the Central
Business Area (CBA) Zone and Sub Central Business
Area Zone, which have special zoning regulations that
would encourage a high FAR, better construction rights
for large land parcels and uniform urban design guide-
lines. The image of the CBA Zone reflects the culture,
economy and heritage of Bangalore on a global plat-
form. The city level services of the Sub Central Business
Area support the commercial activities generated within
the CBA.
The Mater Plan proposes a Core Ring Road along
the edge of the planning district, along Richmond Road,
to prevent thoroughfare traffic from crossing the core of
the city, thus preserving and containing the core. The
proposed elevated part of Metro Rail runs along MG
Road and a proposed Metro Station is located on MG
Road, to facilitate public transport.
w Retain Ashok Nagar, especially Castle Street as a
Traditional Urban Area since it reflects the character
of 18th century Bangalore, and develop good urban
design guidelines to reinforce this character;
w Develop a comprehensive infrastructure plan for
Richmond Town to facilitate a remodeling of the
existing to accomodate the future demands;
w Retain and reinforce public usage of adjacent sports
and park facilities; and
w Promote the portion of Richmond Road running
through Ashok Nagar as a Development Street.
Transportation Proposals
w Develop and maintain the Core Ring Road along
Richmond Road so as to provide an alternative
route for thoroughfare traffic; and
w Designate the Commissarat Road junctions, and
Cash Pharmacy and Vittal Mallya Road junction as
Transport and Utilities Perimeters for their
improvement.
Proposed Land Use

Location of proposed Metro Rail

Planning Recommendations

Land Use Proposals

w Promote the Central Business Area as a place

having mixed land uses including commercial, retail
and office spaces; Projects/Urban Management
w Promote other areas as a Sub Central Business Area
w Develop a Heritage Protection Plan for the area;
to encourage densification and compact
w Develop an Urban Design Plan for the formation of
development;
the CBA with consideration given to:
w Retain and preserve heritage structures within the
a) Design of the skyline, roofs and façades of
planning district;
buildings which need to be planned as

28
1.06 Richmond Town

conscious urban design elements to enhance

the image of Bangalore;
b) Balancing high rise structures with open spaces;
for example, Cubbon Park and Trinity Church
define the entry to the planning district, but it is the
open space of Parade Grounds which would
provide a balance of built massing; and
c) Defining sunlight and wind flow regulations.
w Develop a physical infrastructure plan;
w Conduct a detailed analysis and study on the
proposed Core Ring Road;
w Reinforce management of urban public transport.
w Consider pedestrian traffic and plan for the safe
movement of people by improving footpaths and
creating public spaces for respite;
w Encourage electric shuttle transport within this district
and connecting to its neighboring city-level activities
to discourage polluting vehicular activity;
w Promote Parade Grounds as Park (open space) &
Park (parking) facility so that the land could also be
leased for conventions, trade fairs with flexible
structure installations based on the discussion with
the defense authorities;
w Develop a Parking Management Plan to:
a) Provide for public Pay and Park facilities in terms
of parking lots or structures within the planning
district;
b) Reserve parking space in the surrounding areas;
c) Encourage parking standards for new
constructions; and
d) Encourage large hotels, schools, restaurants
and retail activity to take responsibility for service
vehicles and customer parking.

29
1.07 Chamarajpet

The Planning District, with its well organized street grid,

comprises of a good mix of residential and commercial uses which
are strengthened by improving pockets having poor
infrastructure and supporting regulated transformation in some
areas.

Population: 1,16,582
Area: 3.89 sq. km (389 ha)
Gross Density: 300 persons/ha
Net Density: 1070 persons/ha

Wards: Sri Krishnarajendra Market (30), Jagajeevanramnagar (44),

Chamarajpet (46), Dharmarayaswamy Temple (47), Sudamanagar (48),
Kempegowdanagar (49)

Existing Land Use 2004

30
1.07
Location
The Chamarajpet Planning District is located to
the South of the Petta between Jagajeevanram Nagar,
KR Nagar and Cubbon Park to the North, Richmond
Town to the North-East, Shantinagar to the East and
Mavalli, VV Puram and Kempegowda Nagar to the
South.
The gross density is about 300 persons/ha which
is 1.5 times the BMP average of 200 persons/ha. The
net density is 1070 persons/ha (BMP area average is
432 persons /ha).
Principal Elements noted
Planning District Context
Located within the BMP limits and a part of the
city’s core area, this planning district, like Malleswaram
and VV Puram, was laid out during the late nineteenth
century. Today the area is highly urbanized and
predominantly mixed in character. There is a small
pocket of residential area to the South of Puttanna Chetty
Road. The western part of the planning district consists of
transforming residential areas. Chamarajpet shows a
trend towards transformation of low density single family
residential units to multi-family dwellings and commercial
uses along main roads. Mixed areas like Kalasipalyam
are primarily commercial or wholesale precincts,
whereas Sampangiram Nagar has a good mix of
residential/commercial and small-scale industries.
Exisisting Land Use Analysis
Chamarajpet
A description of the various pockets of this district,
which can be divided into three sectors as below,
reveals predominance of mixed areas.
w The gridded streets of Chamarajpet with single
family dwellings and commercial uses along main
roads. In this sector, old properties are transforming
to new ones that are denser.
w The mixed quarters of the planning district which
include:
a. Anandapura and New Tharagupete:
Anandapuram is characterized by a narrow
street network, small plot sizes, dense built form
with 100% ground coverage and extremely poor
infrastructure. New Tharagupete is an extension
of the Petta with respect to urban fabric and
activity of wholesale trade.
b. Nanjamba Agrahara: This dense quarter of
middle income group is sustained by small
industrial and weaving activities. TR Mills
occupying a sizeable parcel of land is declining
and is prone to transformation. Adjacent
Raghavendra Colony area is mainly residential
with narrow streets. Plots are larger towards
Puttana Chetty Road.
c. Sampangiramnagar is characterized by
medium sized plots with dense residential,
commercial and small scale weaving industries.
Narrow street network hinders connectivity.
Mission Road depicts rapid transformations from
smaller plots to larger ones with low ground
coverage.
d. The low lying mixed area of Sudamanagar has
a narrow street network, inadequate access and
infrastructure, and dense built form. Commerce
includes wholesale trade of construction material
and automobile parts among other items.
e. Blocks between KR Road and Kalasipalyam
Main Road abound in automobile workshops.
Plot sizes are small and inner streets are narrow
conservancies with spillover of activities. Tipu’s
Palace, the fort and armoury are significant
heritage structures in this area. Infrastructure
provision and maintenance is very poor.
Bamboo bazaar area abounds in wholesale of
construction materials. Kalasipalayam
wholesale vegetable market is a city level
amenity.
f. Blocks South of Unity Building depict a trend
towards high-end transformations.
g. KH Road which is along the eastern edge of the
district is undergoing mutation.
w A block that separates Chamarajpet from
Kalasipalyam area houses city level infrastructure/
31
1.07
Inadequate access and infrastructure
in Sudamanagar
amenities with health and educational facilities. This
block occupies a substantial land area and caters
to low and middle income groups.
Land prices in Chamarajpet are high and
comparable to the well developed residential
neighbourhoods. In contrast, Kalasipalyam and
Sudamanagar have lower land prices due to the low
social level and poorly developed street network.
Wholesale market for construction
materials in Kalasipalyam - Bamboo Bazaar
Social Index
The social index varies for different areas within
the planning district. The level is medium in Chamarajpet,
where it ranges from 97 to 105, and high in the mixed
areas where it is between 117 and 128. The level is high
when compared with the social level within the BMP area.
There are approximately 17 slums in Sudamanagar
which has a very high social index of 128; conditions are
extremely poor, in terms of infrastructure, access and
maintenance.
Chamarajpet
Physical Infrastructure
Water and sanitation
Water supply and sanitation provisions are
inadequate in Chamarajpet. The number of water
connections range between 33 and 86 per 1000
inhabitants. The numbers of connections are similar in
the mixed areas. Public lands which house civic
amenities/hospitals and related institutions have
116-177 water connections per 1000 inhabitants. In the
planning district, on an average there are 77 BWSSB
connections per 1000 inhabitants which is above the
city’s average of 37-100 per 1000 inhabitants.
Roadways
The planning district is well connected to the city.
The Major Urban Road, Mysore Road runs along the
northern fringe of the planning district. Puttanna Chetty
Road and Lal Bagh Fort Road are Major Urban Roads
and connect to Shantinagar in the South and to
Kempapura in the North. JC Road, another Major Urban
Road, connects the southern portion of the city to MG
Road and the Cantonment areas. Internal connectivity
is poor in Anandapuram due to the right-of-way being
as narrow as 2-3 metres. Slum clusters in Sudamanagar
disrupt internal road network. Roads in Kalasipalayam
are being upgraded by the BMP.
Transport and Traffic
The Kalasipalyam Bus Station is a significant
existing Public Bus Node in this district. It is in proximity
to the main KSRTC Bus Station and the City Railway
Station. The traffic intersection at City Market is dis-
organized. The wholesale markets demand efficient
network of internal streets. The BMP has proposed
Armugam Mudaliar Road and Kalasipalyam Main
Road for widening. Puttanna Chetty Road has the
potential to be a major connector.
Kalasipalyam Bus Station
32
1.07 Chamarajpet

Urban Amenities

Health and educational facilities are adequate in this planning district. Educational facilities are adequate,
when compared with the BMP average. Victoria and Vani Vilas Govt. Hospitals are located in this planning district.
In comparison to planning districts which have adequate supply of health care, primary health care facilities are
inadequate whereas, nursing/maternity homes and hospitals are ample. Number of post offices is not sufficient.

Development Stakes and Main Directions
Issuing from the Master Plan
The Master Plan recognizes the need to focus
urban densification, formulate regulations for organizing
transformations and delineate heritage zones/ buildings
in the old urbanised area of Chamarajpet. The Plan
encourages mixed land uses, with an aim to sustain
regional level, city level and local socio-economic
activities. Chamarajpet area is facilitated by good road
network and infrastructure and hence has the potential
to transform to higher densities in the form of multi-family
dwelling units. Mixed uses are encouraged in
Kalasipalyam, Sudamanagar and Sampangiramnagar
to sustain the existing economies.
The Master Plan recommends improvement of
connectivity, in the long run, to the core area of the city to
promote transformation and development in the
Chamarajpet area. The proposed Metro Rail passes
through the Victoria Hospital area, adjoining KR Road,
with a proposed station located along KR Road. Puttana
Chetty Road and Kengal Hanumanthiah Road are
proposed as part of the Core Ring Road.
Planning Recommendations
Land Use Proposals
w Promote transformations in Chamarajpet area by
organizing and focusing growth of commerce,
services and offices through the Residential
Transformation Zone;
w In Sampangiramnagar:
Ø Promote renewal of the Eastern sector of this
area, which is an extension of Lavelle Road and
Richmond Town areas;
Ø Improve urban infrastructure towards the South
and the overall living condition for the various
slums by allocating an Area Improvement
Perimeter; and
Ø Maintain the drain and existing easements as a
zone clear of any construction;
w Designate the parcels along KH Road and Mission
Road with the Development Street Zone;
w Designate Puttanna Chetty Road (proposed Core
Ring Road) as a Development Street;
w Maintain the mixed character of JC Road by
designating Residential Mixed Use Zone in this
area;
w Support densification through regulated
transformation of residential and commercial uses
in the area South of Unity Building;
w Designate an Area Improvement Perimeter in
Kalasipalyam to focus on access, provision of basic
level of infrastructure and its maintenance;
w Upgrade various slums while maintaining their
respective character through Area Improvement
Perimeters, particularly in the Sudamanagar area;
and
w Demarcate the area around Tipu’s Palace, the fort,
armoury and the guest house as Heritage

33
1.07 Chamarajpet

Conservation areas and highlight them through
architectural and landscaping treatment.
Transportation Proposals
w Recommend the area around the existing Public
Bus Node at Kalasipalyam and the City Market
intersection as a Transport and Utilities Perimeter;
w Improve connectivity between Raja Ram Mohan Roy
Road and Mission Road, through CM Ashram Road;
and
w Propose Puttanna Chetty Road and Kengal
Hanumanthiah Road as part of the Core Ring Road.
w Plant street trees and create green strips along
Lalbagh Road and Double Road as part of road
development.
w Conserve tree cover in Chamarajpet and plant trees
to shade all main roads in the district.
w Recommend infrastructure improvements in
Nanjamba Agrahara, New Tharagupete,
Anandapuram and blocks to the East of KR Road.

Proposed Land Use Analysis

Projects/Urban Management

w Create a dedicated cell under the BMP to develop

and implement a specific coordinated scheme for
Kalasipalyam area that will:
Ø Upgrade transport infrastructure;
Ø Improve and maintain infrastructure for specific
pockets, especially with respect to solid waste
management and drainage; and
Ø Address parking issues.
w Provide for truck parking and public parking at New
Tharagupete, KR Market and Kalasipalyam market.
The existing model of ‘Pay and Park’ at the TR Mills
compound is an effective precedent.
w Promote development of the Kalasipalyam Main
Road and improve infrastructure.
w Improve street network to maintain the increased
density in the area South of Unity Building.

34
2.01 Kempapura Agrahara

Kempapura Agrahara, a vibrant hub for informal economy and

home based industry, is an employment generator whose
activities can be sustained by innovative mixed land use
proposals.

Population: 3,80,649
Area: 8.77 sq. km (876 ha)
Gross density: 435 persons/ha
Net density: 1074 persons/ha

Wards: Kempapura Agrahara (49), Azadnagar (45), Jagajeevanram

Nagar (44), Padarayanapura (43), Bapuji Nagar (42), Gali Anjaneya
Temple (41), Binnypet (31), Cottonpet (29), Sevashrama (26),
Ramachandrapura (25)

Existing Land Use 2004

35
2.01
Location
This planning district, with a population of 380,648
and area of 8.77 sq.kms is located in the South-West of
the city. It is surrounded by KR Market and the Majestic
area to the North; Vijaynagar to the North-West; and
Hoskerehalli Layout, extensions of Banashankari to the
Southwest. The gross density is about 435 persons/ha
which is more than twice the maximum BMP ratio of 200
persons/ha. The existing net density of 1074 persons/ha
is twice that of the net density of BMP which is 352
persons/ha.
Principal Elements Noted
Planning District Context
This area has a high concentration of worker
population and is mainly organized around an informal
economy. The area is largely under-equipped with
respect to infrastructural facilities. The area is heavily
built-up and only about 10.9% of the land area is vacant
within the planning district.
The availability of employment opportunities and
economical rental housing, which are important aspects
of the existing neighborhoods, attract people to settle in
this area. About 17% of the area is occupied by large
industries including KAVIKA, Binny Mills, Minerva Mills
and BHEL. Almost 40% of the district is put to residential
uses. The plot sizes are small, the average size being
25 to 50 sq.mts. They have G or G+1 structures typically
in the form of continuous dense housing fabrics, with
Vattaras.
Existing Land Use Analysis
Kempapura Agrahara
In addition to the concentration of the industries
(small and large), which act as a necessary magnet
and driver for growth, the existing KSRTC Public Bus
Node with its commercial complex plays an important
role in the future growth of the area. The Bus Node acts
as a secondary terminal to the Kempe Gowda Bus Stand
in the Majestic Planning District.
The open spaces in the area serve as lung
spaces and are valuable assets that support social
interaction. Many of the roads and lanes have become
extensions of the work place. They are encroached by
commercial and industrial activities such as painting and
fabrication, and by vendors.
Violation of the building by-laws
The Vrishabhavathi River, runs through this area
in the form of an open drain and separates it from the
surrounding areas both physically and socio-economi-
cally. The large-scale industries, such as Binny Mills
and Minerva Mills, which have been supporting the
larger economy of the place, are currently not opera-
tional. The closure of the mills can make available a
large supply of land for development. The temporary
fairs and recreational activities on a portion of the
grounds of Minerva Mills partially meet city level enter-
tainment needs.
Dense Neighborhoods - small plot size,
maximum built-up area, narrow roads
Social Index
The planning district has a low social index, which
falls between 84 and 69. Affordable rental housing,
efficient public transport facilities and employment
opportunities contribute to the attraction of a large
working population (low income group).
36
2.01
Physical Infrastructure
Water and Sanitation
A third of the area’s water demand is met by
BWSSB; the rest through tapping of ground water. The
industrial units largely depend on ground water.
Roadways
The Primary Urban Roads, Mysore Road and
Magadi Road, are important connectors at the city level.
Although the road network enables connectivity, the
narrow road widths and the poor road conditions inhibit
smooth circulation.
Urban Amenities
When compared with the standards, the number of educational as well as health care facilities is low and
needs to be augmented. The planning district also enjoys a larger number of maternity and other hospitals, mainly
offered by the private sector.
Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan facilitates and promotes this
area by maintaining its basic socio-economic
characteristics and urban fabric. It proposes having
adapted regulations for the proposed density and
having balanced activities. The Plan promotes the
planning district as a Sub-Centre and proposes a
Transportation Interchange Hub at the Timber Layout.
The KSRTC Bus Node and the proposed BMICPA
(Nandi Corridor) play an important role in the future
growth of the area.
The Plan proposes Albert Victor Road as the
Core Ring Road and Pipeline Road as an Intermediate
Ring Road to decongest the local streets and provide
good access to the planning district. It considers the
alignment of the proposed CRS cutting across the Binny
Mills site and the Metro line.
Kempapura Agrahara
Transport and Traffic
The existing areas are well connected and
equipped with public transport and necessary
infrastructure. The Southern Railway line (Mysore
bound) passing through this area plays a significant role
in dividing the planning district into two (physically and
socio-economically). The KSRTC Public Bus Node is
a major traffic generator in this area.
Planning Recommendations
Land Use Proposals
w Maintain and promote the mixed land use
characteristics of areas including Kempapura
Agrahara, Binnypet, Guddadahalli, Babuji Nagar
and Timber Layout;
w Promote a Sub-Centre at the KSRTC Public Bus
Node;
w Maintain and promote industrial activity along the
lower end of Mysore Road by applying the Industrial
Zone;
w Consider the BMICPA (Nandi Corridor) planning
area;
w Maintain all the parks and green spaces;
w Promote Mysore Road, a Primary Urban Road, as
a Mutation Corridor as this stretch is expected to
experience change due to the area’s growth a n d
current activity trends;
37
2.01 Kempapura Agrahara

w Promote Chord Road, Magadi Road and Link Road,
all Major Urban Roads, as Development Streets;
w Designate the Coordinated Planning Scheme (CPS)
Zone for the large land parcels of Binny Mills and
Minerva Mills to encourage a structured urban
renewal as the industries are currently not
functioning and the land is expected to be available
for future development. Development proposed
through a public-private partnership may consider:
Ø Integrating the new development with the existing
area;
Ø Planning for new open spaces; and
Ø Developing an efficient road network with public
access.
w Designate portions of Goripalya,
Mariyappanapalya and Old Guddadahalli with an
Area Improvement Perimeter.
Projects/Urban Management
w Plan and implement traffic management around the
Transportation Interchange Hub located at the
KSRTC Public Bus Node;
w Coordinate with concerned agencies and develop
a plan to augment and manage infrastructure
facilities with focus on water supply and open drains.
w Develop a detailed plan for utilizing the Minerva
Mills grounds for recreational purposes; and
w Develop institutional mechanisms for effective solid
waste management.

Transportation Proposals

w Develop Albert Victor Road as the proposed Core

Ring Road;
w Develop Pipeline Road as the proposed
Intermediate Road;
w Develop a road network for better connectivity within
the planning district in the future and include a
proposed road along the railway track, cutting
across the Binny Mills;
w Strengthen the existing KSRTC Bus Node as a
Transportation Interchange Hub;
w Designate the following junctions under Transport
and Utility Perimeters:
Ø Albert Victor Road, Mysore Road and elevated
Mysore Road; and
Ø The KIMCO junction.

Proposed Land Use

*BMICAPA LPA area not included

38
2.02 Srirampuram

Mainly residential, this planning district undertakes the economic

and social pressures of its urban surroundings, Yeshwantpur and
Malleshwaram. It also includes some sectors undergoing
transformation.

Population: 1,49,638 persons

Area: 2.96 sq. km (296 ha)
Gross density: 504 persons/ha
Net density: 918 persons/ha

Ward names: Gayathrinagar (8), Subramanyanagar (9), Prakashnagar

(23), Bhashyamnagar (24)

Existing Land Use 2004

39
2.02 Srirampuram

Location The residential areas to the North of the Mahakavi

Srirampuram Planning District occupies an area
of 2.96 sq. km. and is located in the northwestern part of
the city close to the Core area, beyond the Majestic
Planning District. Its boundaries are defined by the
LinkRoad and a drain to the South, Dr. Rajkumar Road
to the West, the Peenya Planning District to the North,
and the Southern Railway line to the East.
Principal Elements Noted
Planning District Context
Kuvempu Road are gradually extending towards the
South, displacing the mixed uses to adjoining planning
districts.
Recent development trends show that the
northernindustrial part of the planning district is slowly
transforming into residential (apartments along the rail-
way line), commercial or logistic activities (wholesale
trade, for example, the Metro Cash and Carry outlet).
The eastern part of Dr. Rajkumar Road is also chang-
ing into an area with commercial and office buildings
that are about three floors high.

This Planning District began to develop in the

middle of the 20th century as a western extension of
Malleshwaram beyond the railway line. By the 70’s, most
of the area was developed, the road network was in
place and the residential character that exists today was
established. Only the northern part, Rajajinagar Industrial
Suburb, an extension of Yeshwantpur and Peenya,
developed as an industrial area and remains so even
today.

The Planning District has 54.9% of its area Transformation from industrial to wholesale
covered by residential uses and 9.4% by industrial uses
activities. It has a diverse population and varied urban
fabric. Mahakavi Kuvempu Road running East-West
through the middle of this planning district divides it into
two portions. Private houses on large plots and
residential buildings of superior quality are located to
the North of this road. The southern part consists of a
mix of residential buildings on small plots and small
scale commercial uses. This area bordered by the
Railway line is dense and congested. It houses people
involved in manufacturing and small-scale industries
including lathe units, tool & dye units and engineering or
plastic works. A highly mixed area some portions are
Residential functions near Yeshwanpur Circle
under transformation.
The planning district has one significant park,
Gayathri Devi Park. Most of the area’s streets are lined

Contrast between types of housing

Green space along the power line easement

40
2.02
with trees. Also the easement lands along the BWSSB
pipeline and the railway tracks have trees which make
the planning district a relatively green area.
Land values are generally low in this planning district;
however, the northern part being in proximity to the
Malleshwaram area has a higher land value than the
rest of the planning district.
Exisisting Land Use Analysis
Social Index
This planning district has good social level as
the majority of the area has an index between 128 and
117 except in its South part where it is between 97 and
90 due to the presence of slums.
Urban Amenities
When compared with the BMP average the planning district has adequate provision of education and
health facilities catering to its current population. However, the proportion of primary schools is low as compared
to the necessary provision. Civic amenities such as post offices can also be added.
Srirampuram
Physical Infrastructure
Water and sanitation
The average number of BWSSB connections is
94.9 for 1000 inhabitants. The water and sewer network
spreads throughout the whole area in a grid pattern;
nevertheless, the distribution is higher in the central
portion of the planning district. There is an underground
water pipe line in the northern area of the planning district
crossing through the Rajajinagar Industrial Suburb.
Roadways
The road network is well developed in the whole
area. Dr.Rajkumar Road a North-South Major Urban
Road connects to Tumkur Road, Link Road and Mysore
Road – a city-level primary axis. Mahakavi Kuvempu
Road and GP Rajarathnam Road are East-West Major
Urban Roads connecting to Malleshwaram across the
Southern Railway line. A North-South main road runs
parallel to the railway line and the rest of the area is
serviced well by a regular grid of streets.
Railway
The Southern Railway line running along the
eastern limit of the planning district and the
Malleshwaram Station serves the planning district. This
line leads to Yeshwantpur and to Tumkur in the West or
Hyderabad in the East.
Transport and Traffic
Dr.Rajkumar Road is a major axis supporting
commuting traffic as it links Yeshwantpur Circle and
Tumkur Road to the core of the city. The interior portions,
especially in the southern part, have narrow roads.
41
2.02 Srirampuram

Development Stakes and Major Directions Proposed Land Use

Issuing from the Master Plan

The Master Plan identifies the planning district as

a Mainly Residential Zone with certain sectors delineated
for redevelopment. It anticipates renewal of the industrial
area in the northern tip of the sector through a Coordinated
Planning Scheme. In addition, the planning district is
bordered by the Commuter Railway System line to the
East, with the Malleshwaram Railway Station close by.
This CRS line as well as the proposed Metro line running
through this planning district is taken into consideration
in the Master Plan.

Planning Recommendations

Land Use Proposals

w Designate the area North of Mahakavi Kuvempu Projects/Urban Management

Road up to the Rajajinagar Industrial Suburb as a
Mainly Residential Zone; w Plan for new primary education amenities; and
w Encourage a Commercial Axis within the area North w Improve the infrastructure of and provide better inner
of Mahakavi Kuvempu Road and along Rajkumar connectivity to the area in the South-East of the
Road; planning district with a view to encourage and
w Designate the area in the southern part of the maintain its mixed character.
planning district as a Residential Mixed Zone to
promote small scale industrial activities to flourish;
w Maintain the industrial pockets in the southern part
of Prakash Nagar near Rajkumar Road in order to
sustain the industrial activities;
w Designate the areas along Dr. Rajkumar Road to
the South of Prakash Nagar’s industrial area with a
Residential Transformation Zone to encourage
redevelopment;
w Delineate an Area Improvement Perimeter in the
dense and congested area between the railway line
and 5th Main Road; and
w Designate the area occupied by the Rajajinagar
Industrial Suburb, including the Kirloskar Factory, as a
Sub Central Business Area Zone, so as to encourage
office/retail uses and the possibility of locating city-
scale urban facilities within it.

Transportation Proposals

w Develop Kuvempu Road as a Major Urban Road

that will connect Chord Road to the East of this
planning district (the Malleshwaram area) and
support the arrival of the proposed Metro rail; and
w Create a new East-West Major Urban Road passing
through the southern portion of the Rajajinagar
Industrial Suburb.

42
2.03 Malleshwaram

Malleshwaram, one of the earliest extensions of Bangalore city,

has some important landmarks and is a much sought after
residential area undergoing transformation.

Population: 2,359,18
Area: 14.70 sq. km (1470.5 ha)
Gross Density: 160 persons/ha
Net density: 522persons/ha

Wards: Kodandaramapura (7), Malleshwaram (5), Dattatreya Temple

(6), Aramane Nagar ( 99), J Chamarajendra Nagar (97), Ganga Nagar
(98) and parts of Sevashrama (26), Gandhinagar (27), and Sampangiram
Nagar (77)

Existing Land Use 2004

43
2.03
Location
This Malleswaram Planning District, with a
population of 2,35,918 and area of 14.67sq.kms, is
located immediately North of the Majestic Planning
District and the Kempe Gowda Bus Station. It is bound
by the Indian Institute of Science campus to the North,
the Palace Grounds to the East, and a railway line to the
West.
The gross density is about 160 persons/ha which
is lower than the average of 200 persons/ha gross
density ratio in the BMP area. The net density is quite
high (522 persons/ha) as the planning district is occupied
by large areas of the Palace Grounds, Unclassified
lands and the Indian Institute of Science (IISc) campus.
Principal Elements Noted
Planning District Context
The Malleswaram Planning District constituted
one of the first extensions of the city planned in 1898.
Today it is situated at an important location close to the
core of the city. As a planned residential area with large
plot sizes, this planning district is one of the best localities
of the city in terms of housing, amenities and large
infrastructure facilities. The planning district consists of
commercial land uses along Sampige Road and
Margosa Road. The plot sizes are different on either
side of Sampige Road; on its West are larger plots than
on its East. Office buildings, schools, colleges, banquet
halls, and public and semi-public buildings are scattered
throughout the planning district. It has well known
landmarks including the Indian Institute of Science,
Chowdaiah Memorial Hall, Sankey Tank, the Kempe
The Metro Cash and Carry Outlet, a prominent
commercial development
Gowda Tower, the Palace Grounds and the Circle
Mariamma Temple.
Sadashiv Nagar (Rajmahal Villas Extn), Palace
Orchards (both lower and upper), Ranganathapura
(South of Sankey Tank) and Kumara Park West have
Malleshwaram
independent houses on large plots. These mainly
residential areas have main roads with commercial
uses.
Vyalikaval, Rajmahal-Guttahalli and
Sudhindranagar to the East of Sampige Road have
small houses on small plots and are mixed with
small-scales industrial activities. These areas are
characterized by ground floor row houses, 12 ft x 20 ft,
with 100% ground coverage, narrow streets and open
drains. Some buildings are G+2 or G+3 with 100% ground
coverage and an FAR of 4.0, which is indicative of the
high built-up density of the area. These areas have poor
street connectivity and less traffic and they support
industrial and domestic activities that spill over on to the
roads. RT Nagar has quite the same pattern of built
form however, in terms of land use, it does not have any
industrial activities. Its main roads are narrower and more
congested due to the dense commercial activity along
them.
To the North-West of the planning district is a part
of Yeshwantpur, which has highly mixed land uses. As a
railway and bus transport hub, it has attracted a working
population. The IISc, Unclassified lands, and industrial
activity area to the North and the Palace Grounds to the
East occupy a major portion of the planning district.
Very few slums exist in this planning district. The
Karnataka Slum Clearance Board in its efforts to assist
slum dwellers has undertaken the rehabilitation of the
population of the slum located near Guttahalli Main Road.
Today, the Malleswaram Planning District is
undergoing rapid transformation. The interior residential
area of this planning district, consisting of bungalows,
particularly in the Malleswaram ward, has transformed
into an area with 3 to 4 storey apartment buildings.
Transformation along Sampige Road and Margosa
Road has resulted in commercial and tertiary sector
land uses.
The large residential areas of Malleshwaram,
Vyalikaval, Sudhindranagar, Palace Orchards (upper
and lower), and Kumara Park West are also
transforming into offices, public and semi-public and
commercial spaces. The location, large plot sizes, and
good connectivity to the city’s core area come to their
advantage.
Land prices vary throughout this planning district. It
is valued at Rs.4000-2000 per sq.ft. while the
neighbouring Vyalikaval, Rajmahal Guttahalli areas rate
at Rs. 2000-1000 per sq.ft. RT Nagar and Ganga Nagar
areas have a much lower value of Rs.1000-250 per sq.ft.
44
2.03 Malleshwaram

as it was a planned area. Ramana Maharishi Road, the

Old Tumkur Road, Sankey Road and the CV Raman
Road are Primary Urban Roads serving this planning
district. The internal connectivity is very good as there
is a grid plan in most parts except the interior regions of
Vyalikaval and Rajamahal Guttahalli, where the
condition of roads is poor. The connectivity between
areas across the Palace Grounds, IISc Campus and
Unclassified lands is lacking because of the large
expanse of lands they occupy. Tumkur Road (NH -4)
and Bellary Road (NH-7) are main connectors
A picture of contrasts: Development along crossing this planning district.
Sampige Road
Railways
The Malleshwaram Railway Station facilitates
Existing Land Use transport of passengers towards the Bangalore City
Railway Station on a modest scale. It is mainly used by
passengers coming from the North of Karnataka to
Bangalore.

Transport and Traffic

The planning district is very well served by the

BMTC service and acts as a sub center for buses. Being
located near the city center, it has roads that serve as
connectors at the city level. They include Sampige
Road, Ramana Maharshi Road, Old Tumkur Road and

Social Index
The social index of this planning district varies.
Malleshwaram, Sudhindrangar and Kumara Park West
have a high level of social index ranging between 117
Sampige Road: an axis of development and traffic
and 128, while RT Nagar, and Ganga Nagar areas have
a medium level of 97-105. Vyallikaval and
Rajamahal-Guttahalli have a lower medium level of the Sheshadripuram Main Road, which carry
90-97. thoroughfare traffic. These roads are often congested.

Physical Infrastructure

Water Supply and Sanitation

The whole area, except for the slums, is well
connected to the BWSSB network with water supply and
sewerage systems and the supply and condition of
water is satisfactory. It has about 300 connections per
1000 inhabitants.

Roadways
The overall road network in this area is very good

45
2.03
Urban Amenities
This area has sufficient urban amenities catering to local as well as city level needs. Within the health and
education sectors, there’s a good distribution between the different levels of facilities.
Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan proposes to strengthen the
existing Sub-Centre in Malleswaram by regulating the
transformation areas, protecting the mixed-use areas
and conserving the heritage landmarks. It proposes
Bellary Road as a Mutation Corridor and promotes
development along Sampige Road, Margosa Road,
Sheshadripuram Main Road, Ramana Maharishi Road
and Sankey Road, by designating them as
Development Streets. It also allows regulated
commercial uses along the other main roads in
residential areas, and regulated multi-family housing in
residential areas under transformation. It also recomme-
nds maintaining the residential areas around the Sankey
Tank.
The Plan considers the alignment of the future
CRS and Metro Rail and their stations. It proposes to
strengthen the existing Transportation Interchange Hub
for rail and bus at Yeshwantpur. The Intermediate Ring
Road, a key city-level transportation element of the
Master Plan, runs through this planning district.
Planning Recommendations
Land Use Proposals
w Promote higher densities in a regulated way a n d
allow commercial, offices and services by zoning
Malleshwaram, Ranganathapura, Srirampuram and
Kumara Park West as Transformation Areas and
strengthen the Sub-Centre in Malleswaram;
w Promote development along Bellary Road by
designating it as a Mutation Corridor;
w Promote development along Sampige Road,
Malleshwaram
Margosa Road, Sheshadripuram Main Road,
Ramana Maharishi Road and Sankey Road by
designating them as Development Streets;
w Promote mixed land uses in Yeshwantpur along
NH-7, Vyalikaval and Rajmahal-Guttahalli by
zoning them as Residential-Mixed areas;
w Focus urban growth along main roads such as
Ramana Maharshi Road, CV Raman Road, and
Sankey Road by identifying them as Residential
Transformation Zones and allowing higher densities
through a regulated framework;
w Develop the Raja Mills lands in the South part of
this planning district through a Coordinated Planning
Scheme as the industries are no longer functioning
and the area is undergoing transformation;
w Conserve and develop the area around the heritage
monuments including the Kempe Gowda Tower
and Chowdaiah Memorial Hall;
w Retain RT Nagar as a Mainly Residential area;
w Maintain the Palace Grounds as a city level open
space by zoning it as Park.
Transportation Proposals
w Plan for good connectivity between areas around
the IISc, Unclassified lands and the Palace
Grounds by improving the road widths and planning
the junctions to ease the traffic;
w Take into account the CRS project with the stations
proposed in Malleshwaram and Kumara Park; and
w Develop the proposed Intermediate Ring Road that
runs along the CV Raman Road, Jayamahal Road
and CIL Road that pass through this planning district
and continue it by developing a new road going
along the South of the Unclassified lands in the
Benson Town Planning District.
46
2.03 Malleshwaram

Proposed Land Use Analysis

Projects/Urban Management

w Implement traffic management plans to reduce the

traffic on Sampige Road and Margosa Road;
w Develop plans for electrical and utilities
management ;
w Upgrade the public health and educational facilities
in Vyalikaval, Sudhindranagar and TG Halli areas;
w Maintain existing parks and open spaces, which
contribute to the quality of neighborhood life;
w Implement junction development projects for the
BDA Circle, Cauvery Circle, CV Raman Circle, Circle
at Yeshwantpur, Bashyam Circle and CNR Rao
Circle; and
w Plan for parking facilities to relieve congestion along
Sampige Road and Margosa Road, at CV Raman
Circle especially on Fridays, and near Yeshwantpur
Circle.

47
2.04 Benson Town

Originally comprising of traditional networks as well as colonial

built form, the Benson Town Planning District is undergoing
transformation continually; regulating and focusing future
development is the challenge for this district.

Population: 81,741
Area: 3.70 sq. km (370.9 ha)
Gross density: 220 persons/ha
Net density: 456 persons/ha

Wards: Jayamahal (92), Pulakeshi Nagar (91)

Existing Land Use 2004

48
2.04 Benson Town

Location g) Munireddypalya, Potters Town, New Bamboo

Bazaar and a part of Frazer Town have high density
This planning district is situated immediately North development on small plots and these areas
of the Shivaji Nagar area and the Cantonment Railway display a tendency to continue the same trend.
Station. Its boundaries are defined in the North by the
Unclassified areas and the railway track coming from
Cantonment Railway Station, in the South by Millers Road
and in the West by Palace Grounds.

The gross density is about 220 persons/ha which

is slightly higher than the average of 200 persons/ha
gross density ratio within the BMP area. The net density
is much higher due to the presence of Unclassified lands
and infrastructure facilities, which occupy a large
percentage of the land area.

An example of multi-family housing near Nandidurga Road

Principal Elements Noted

Planning District Context

The planning district, one of the oldest settlements

of the colonial period, was developed in the year 1883.
It was planned mainly to accommodate the British
officers and workers. On the eastern side of the planning
district are many institutions that have contributed to the
social development of this whole area.

Located very close to the core area of the city,

this planning district has a variety of urban patterns New Bamboo bazaar: an area of mixed uses
including traditional fabric with residential, commercial
and defense activities:
a) Benson Town, Jayamahal Extension, Chinnappa Existing Land Use
Garden and Cleveland Town areas comprise of
single in the form of bungalows on large plots, mostly
of the colonial period. Some of these are now
transforming into multi-family housing complexes and
apartments;
b) Munireddypalya, Pulakeshi Nagar and Richmond
Town have smaller plots with high ground coverage
and high densities. Commercial activities exist along
the Church Road and the Pemme Gowda Road;
c) The small pocket of an organized urban village,
Byadarahalli, with low rise row houses, a historic
church and a temple has a distinct character;
d) Pottery Town and the New Bamboo Bazaar a r e a
in Shivaji Nagar have traditional small-scale arts and
crafts industries;
e) Religious and institutional activity and establishment
of public and semi-public activities have contributed
to the increased social level in this area as
compared to the surrounding Shivaji Nagar and
Kammanahalli areas;
f) Large and small pockets of Unclassified lands exist
in the North, South-East and the middle of the
planning district;

49
2.04
Social Index
The social index of this area is higher than the
medium as it falls within the range of 105 to 127. The
socio-economic condition of the planning district is well
above the average level of the city. Most of the
population is predominantly employed in service sector
activities. The northern part of the planning district has a
lower socio-economic level and low land prices when
compared with the rest of the planning district. There
are a few small pockets of slums along the railway line
and larger land pockets, along Munireddy palya Main
Road and near Chinnappa Garden Road.
Pottery activities could be more organized
Physical Infrastructure
Water and Sanitation
The Munireddypalya, Chinnappa Garden and the
Jayamahal Extension areas have only about 50% of
Urban Amenities
The Benson Town Planning District is well served with both health as well as educational facilities. It has
prestigious schools such as the St John ’s School. The facilities are mostly concentrated in Benson Town, and
Cleveland Town areas.
Benson Town
their population served by BWSSB connections
(37-100.9 connections per 1000 inhabitants), while a
percentage of the population depends on shared
connections and use of ground water. The Frazer Town,
Benson Town, Richard’s Town, Cleveland Town,
Pottery Town and Bamboo Bazaar area have sufficient
number(101.0- 300.9 connections per 1000 inhabitants)
of water connections. The supply pattern
is once in two days and for about two to six hours.
Roadways
The Miller’s Road, Bore Bank Road and the
Jayamahal Road are connecting this planning district
to the rest of the city. The large land parcels comprising
of the Palace Grounds and Unclassified areas obstruct
the road network creating problematic junctions.
Transport and Traffic
The planning district is well served by public
transport (BMTC) bus services. Two railway stations,
Cantonment Railway Station and the Bangalore East
Station, are accessible to this planning district. The traffic
on the main roads is very high especially on Miller’s
Road, Jayamahal Road, Nandi Durga Road, Bore Bank
Road and the Netaji Road.
50
2.04
A good level of urban amenities exist in the
planning district.
Development Stakes and Main Directions
Issuing from the Master Plan
The planning district is located very close to the
core of the city and comprises of diverse zones that are
recognized by the Master Plan. It recommends that the
urban growth, along the Core Ring Road and Jayamahal
Road, is regulated and focused, the densification in the
residential areas is regulated, and artisan and small
home based industries are encouraged. It proposes the
Residential Transformation Zone in the South and
considers the integration of two railway stations, the
Cantonment Railway Station and the Bangalore East
Station for development as high density nodes. It
supports the proposed Intermediate Ring Road running
along the northern edge along the Unclassified lands to
strengthen connectivity in the area. It also recognizes
the CRS line crossing this planning district and its station
at the Bangalore East Station. The impact of the
proposed Core Ring Road passing through the southern
part of the planning district along Millers Road, and St
John’s Road, in terms of transformation of uses is
recognized by providing high development rights
through the Development Street Zone. The Master Plan
also recognizes the existing trend of transformation of
residential uses to commercial and retail along the
Mosque and Coles roads.
Planning Recommendations
Land Use Proposals
w Allow for transformations within the planning district
to accommodate multi-occupancy housing
complexes and offices by classifying Benson Town,
a part of Frazer Town, and the Jayamahal extension
areas as Residential Transformation Zones;
w Maintain the small pocket of Sivanchetty Gardens
as Mainly Residential;
w Maintain the villages of Byadarahalli and
Matakadarana Palya, and the New Bamboo Bazaar
area as Traditional Urban Area Zones;
Benson Town
w Regulate and focus development along the
proposed Core Ring Road by designating it as a
Development Street;
w Allow for transformations along Coles Road,
Mosque Road and MM Road through the
Residential Transformation Zone; and
w Delineate the slum areas with specific Area
Improvement Perimeters.
Transportation Proposals
w Delineate the areas around the two railway stations
as Transport and Utilities Perimeters to improve the
connectivity between the bus and train;
w Consider the CRS line and the proposed station at
the Bangalore East Station;
w Develop the proposed Intermediate Ring Road and
create a road along the Unclassified lands to
connect Jayamahal Road to Pottery Road in order
to complete the ring; and
w Develop Millers Road that runs along the southern
boundary of the planning district as a part of the
Core Ring Road.
Proposed Land Use Analysis
Projects/Urban Management
w Implement improvement plans for junctions at the
Jayamahal Road and Miller’s Road, Haines Road
and Miller’s Road and MM Road and Tannery Road
in order to ease the huge volumes of traffic;
w Develop a community parking plan to define
parking along Millers Road, Nandi Durga Road,
Mosque Road and near major public amenities
which attract large numbers of people;
w Implement road safety measures near the Cole’s
Park, which is the heart of a school zone;
51
 2.04 Benson Town

w Develop specific planning/management projects to

promote traditional arts and crafts industries such as
pottery and bamboo;
w Implement a management plan for the open drain
running through Munireddypalya, Frazer Town and
Cleveland Town.
w Utilize the rail, through the CRS project, as an urban
mode of transportation to improve access and provide
transportation choices.

52
2.05 Baiyyappanahalli

A residential extension area of the city, Baiyyappanahalli offers

high potential for development in connection with the proposed
Commuter Railway System and main railway lines.

Population: 66,928
Area: 890.6 sq. km (871.6 ha)
Gross density: 75 persons/ha
Net density: 522 persons/ha

Wards: Benniganahalli (84), Sarvagna Nagar (14)

Existing Land Use 2004

53
2.05
Location
Baiyyappanahalli Planning District is located in
the North-eastern part of the city within the BMP limits. It
is bound by Old Madras Road to the South and portions
of Chikabanaswadi Main Road, Channasandra Road
and the Railway line to Chennai on the north. To the
North of this planning district is the Kammanahalli
Planning District. The eastern edge is bound by the Outer
Ring Road, and on the West is the Benson Town
Planning
District.
This planning district occupies a surface area of
8.72 sq. km and has a population of 66,928. The gross
density of this area is approximately 75 persons/ha and
the net density is approximately 522 persons/ha, which
is very high in comparison with the average net density
within the BMP area (352 persons/ha).
Principal Elements Noted
Planning District Context
A large part of this planning district, which is
occupied by Unclassified areas (41.6%), was once the
main military base of the British in Bangalore.
Historically, the urban structure of the area in and around
the planning district consisted of this main military base
with almost a dozen revenue villages around it. This
included Dodkunte (in Cox Town), Binnamangala (in
Indira Nagar) and few other extension areas like Cox
Town and Cooke Town (in the Kammanahalli Planning
District), where the officials working in the Cantonment
area stayed. After 1883, these extension areas came
under the Municipal limits.
The Cox Town area of this planning district today
is an established older residential neighbourhood. with
a distinct character because of its historic colonial
buildings, old bungalows, good roads and parks.
A vegetable market in Cox Town
Baiyyappanahalli
Besides this older residential area, new BDA
layouts including the Kasturi Nagar layout and OMBR
layout have come up on the eastern edge of the
planning district in proximity to the railway line. These
layouts have wide roads, parks and are well-served
with infrastructure facilities, which lends to its quality as
an established residential area.
There are three railway lines crossing the
planning district from the North-West direction towards
the South-East and another line along its eastern
boundary. Three railway stations serve this planning
district: Banaswadi RS (outside the planning district to
the North-west), Baiyyappanahalli RS (inside the
planning district near Krishnamurthy Nagar) and
Channasandra RS (along the eastern boundary of this
planning district). High-end residential developments
have come up in proximity to the existing railway network
that structures the planning district.
Existing Land Use Analysis
Social Index
The social index of the planning district varies
approximately from 69 to 97, which indicates the low
social level of this area. Many slums exist in this area
and they support a total population that ranges from 250
to 8450. The slums cover an average of 1% of the entire
area of the planning district and 26% of the total
residential population lives in them.
Physical Infrastructure
Water and Sanitation
Besides the large parcel of Unclassified lands in
this planning district the following conditions exist:;
54
2.05 Baiyyappanahalli

w Poorly serviced areas, especially in the slums and

urban villages, and
w Well serviced areas, like in the OMBR layout and
Cox Town.

The statistics on the number of BWSSB connections

shows an average of 50.5 connections/1000 inhabitants
(approx.) which is indicative of the low level of sanitation
in the existing slums. Water is supplied to these areas
through mobile water tanks.

Roadways Junction between the railway line

Old Madras Road cutting through this planning
district is not in a good condition to support the existing
traffic volume. Major roads such as Baiyyappanahalli
Road and Wheeler Road, are intersected by the railway
line forming important junctions in the planning district.
The Outer Ring Road along the eastern edge of the
planning district also provides access to this area.
Transport and Traffic
Old Madras Road carries heavy traffic to and from
the outskirts of the city. Wheeler’s Road carries
and Baiyyappanahalli Road
thoroughfare traffic to the northern residential extensions.
The junctions of the railway lines with major urban roads
of Baiyyappanahalli and Wheeler’s Road are
congested and have traffic problems.
This planning district has the potential of having good
intercity railway connectivity through the railway network
that links this planning district and the Bangalore City
Railway Station to Chennai, Hyderabad, Bombay and
Salem. This area is not well-served by public transport.

Urban Amenities

The global ratio for educational facilities indicates that the provision of primary and higher primary schools
is inadequate in this area. With regards to health care facilities, the provision is adequate, but may be improved.

Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan reinforces the residential area
in this planning district, particularly the new layouts next
to the Outer Ring Road. It proposes a Transportation
Interchange Hub in proximity to the existing
Baiyyappanahalli Railway Station to serve the trans-
port needs of both this planning district as well as the
city. It also proposes a Commuter Railway System(CRS)
along the Southern Railway line to Chennai as an
intra-city connection. It envisages the integration and
coordination of the rail network with the existing road-
ways, the proposed Intermediate Ring Road and bus
network to support this hub and distribute the traffic and
transport loads evenly and efficiently. Along with the In-
terchange Hub, the Plan recommends the development
of a Sub-Centre in this area. The Master Plan also con-
55
2.05 Baiyyappanahalli

siders the proposal of the at-grade Metro terminal on w Designate the specific railway crossings at Wh
the vacant land next to the Baiyyappanahalli Railway eeler Road and Baiyyappanahalli Road as a
Station and below grade Metro line along Old Madras Transport and Utilities Perimeter to plan for their
Road. improvement.

Planning Recommendations Proposed Land Use Analysis

Land Use Proposals

w Propose a Coordinated Planning Scheme for the

vacant land (NGEF), west of Sadananda Nagar and
next to the existing Hindustan Lever Ltd. along Old
Madras Road;
w Designate the new layouts next to the Outer Ring
Road as a Mainly Residential Zone;
w Designate the area on the Eastern edge of the
Ulsoor Lake, on both the sides of Wheeler Road in
the North of Cox Town, and at the junction area of
the Ring Road and Old Madras Road as a
Residential Transformation Zone;
w Designate the Cox Town area with the Traditional
Area Zone;
w Recognize pockets of mixed land use along old
Madras Road by zoning them as Residential Mixed
Zone; Projects/Urban Management
w Propose a Mutation Corridor along the Outer Ring
Road and Old Madras Road in the East of the planning w Reserve land for future expansion of the railways
district; along the existing railway lines;
w Develop a Commercial Axis along the existing linear w Develop a railway-oriented neighborhood, where
park in the new Kasturi Nagar layout; the railway is the primary means of public transport,
w Develop a Commercial Axis along 2nd Main Road; in coordination with the existing BMTC network, and
w Propose an Area Improvement Perimeter for the identify new bus stops and railways stations; and
many slums existing in this area, with special w Improve the present condition of Old Madras Road.
consideration given to water and sanitation facilities;
w Reserve vacant plots in the Kasturi Nagar layout for
urban amenities as proposed in the CDP 95; and
w Develop a Transportation Interchange Hub in the
large open land between Baiyappanahalli Railway
Station and Old Madras Road, to support the city
level transport proposal of decentralizing the heavy
traffic in the city’s core.

Transportation Proposal

w Recognise the CRS project network that is

proposed to run through this planning district along
the Southern Railway line (to Chennai);
w Develop the existing railway stations within and
around the planning district including the
Channasandra, Banasvadi and Baiyyappanahalli
railway stations and make them successful nodes,
contributing to the Transportation Interchange Hub;
w Develop the Intermediate Ring Road along the
Southern Railway line going towards Chennai; and

56
2.06 Indira Nagar

The Indira Nagar Planning District is characterized by areas

undergoing rapid transformation from residential to
commercial/office uses, which necessitates regulations to
maintain the existing residential character.

Population: 1,80,000
Area: 10.40 sq. km (1040.8 ha)
Gross Density: 200 persons/ha
Net Density: 173 persons/ha

Wards: Domlur (72), Jeevan Beema Nagar (74), Ulsoor (81), Hoysalanagar
(82), CV Raman Nagar (83)

Existing Land Use 2004

57
2.06
Location
This planning district is located to the East of the
core area within the BMP. Occupying an area of
approximately 10.40 sq.km, the planning district has a
population of 180,000. It is bound by Old Madras Road
towards the West and the North, Suranjandas Road to
the East and Airport Road to the South. It is strategically
located to the East of the primary business area of MG
Road and West of the ITPL. It is bound by the Chennai
Railway line to the North, followed by Cooke Town and
Frazer Town areas. Koramangala is located to the
South-East and Marathahalli to the East.
Gross density of this area is approximately 200
and the net density is approximately 173 persons/ha,
which is lesser than the average density within the BMP
areas.
Principal Elements Noted
Planning District Context
The planning district is mostly urbanized, with
48.8% of the area occupied by residential use and with
commercial development occurring along the main
roads. Residential areas comprise of predominantly
high-end single and multi-family dwellings and also
continuous dense built form, villages and slums. Vacant
lands occupy only about 4.6% of the area and are
located to the North and South of West-Airport Road.
Small vacant plots are scattered through the planning
district. Unclassified lands occupy a significant area
(approximately, 9.2%) in this planning district. The new
commercial/office establishments along main roads in
Indiranagar area comprise of services for the IT Sector.
Hence, it offers high employment opportunities for a
cross section of the city.
Existing Land Use Analysis
Indira Nagar
Residential and office/commercial demand in
this area will continue to rise considering its proximity to
the emerging Central Business Area (CBA). Currently,
the areas along the Major Urban Roads of Airport Road
and 100 Feet Road are changing to accommodate the
rising demand in office-commercial uses.
The planning district includes diverse urban
fabrics:
a) Ulsoor to the West is a dense, traditional quarter
with a low social level. Some residential units are in a
poor condition. This pocket displays a wide range of
land uses - residential, commercial and small-scale
industries. Transformations are occurring towards the
South of this precinct. Lakshmipuram area, an extension
of Ulsoor, is a highly mixed area with several small-
scale industries.
Densely built up traditional
quarter at Lakshmipuram
b) Old Madras Road defines the northern border
of the planning district. Areas around this Primary
UrbanRoad are witnessing transformations. The road
is flanked by Murphy Town towards the South.
c) Murphy Town area to the North of Ulsoor is
mainly occupied by low-income housing. The
infrastructure facilities in the area are poor. Activities
are of mixed nature and include residential, commercial
and small-scale industries.
d) Indira Nagar, a high-end residential area, is a
layout planned in the early seventies. Mainly residential
in character, the plots adjacent to 100 Feet Road, Airport
Road and most of the main roads are undergoing major
transformation to commercial/office use. Inner pockets
(including Defense Colony) remain residential and the
area is one of the best neighbourhood environments,
with ample parks and open spaces.
e) New Tippasandra, an extension to the East of
Indira Nagar is a predominantly residential area. The
58
2.06 Indira Nagar

supply on alternate days for approximately six hours.

Konen Agrahara, Murphy Town and similar
economically weaker areas receive water at a
frequency of once in three days for two to six hours a
day. On the whole, the number of water connections
range from 85 to 115 per 1000 inhabitants which is
adequate in comparison to the city’s average, which is
approximately 37 to 100 per 1000 inhabitants.

Sanitary conditions in Murphy Town and squatter

settlements along the dain are poor due to lack of water
Mainly residential area at Defence Colony and inadequate sewage facilities.

Roadways
New Tippasandra Main Road is a prime connector to
The planning district is bordered by Old Madras
Suranjandas Road - BEML Complex and DRDO areas.
Road (NH-4) which connects Bangalore to Chennai. It
The neighbourhood incorporates Jeevan Beema Nagar,
connects this area to MG Road which links to various
primarily a residential area. Jeevan Beema Nagar Main
other areas of the city. Airport Road, a Primary Urban
Road and BEML Main Road are prone to
Road, defines the southern boundary of the planning
commercialization.
district. Intra-district connections are well established
through 100 Feet Road and the Minor Urban Roads of
f) The Airport Road, the only major connector to the
CMH Road, Indira Nagar Double Road, 80 Feet Road,
Domestic and International Airport, is seeing many
12th Main Road and Tippasandra Main Road. The 100
developmental changes. Small parcels along it are
Feet Road extends towards the South and connects
undergoing amalgamation to facilitate development of
Indira Nagar and neighbourhoods to the North of it to
large establishments. Most of the area is occupied by
Koramangala. CMH Road connects Richmond Town
business related activities and IT related offices.
and Ulsoor areas to this planning district.
Currently, there is absence of a building line regulation
Neighbourhood level roads in recent layouts are well
and hence development appears haphazard. Domlur,
connected.
Rustum Garden and Konen Agrahara areas to the South
of Airport Road are mainly residential precincts.
Transport and Traffic
Land price in the planning district is among the
highest in comparison with other residential areas in the
Old Madras Road (NH-4) carries large volumes
city. Demand for rental occupation is high due to
of commuter traffic and local traffic accessing the
availability of employment within the planning district and
adjoining neighborhoods from the city’s core area as
its proximity to other employment areas such as ITPL
well as from the outskirts. The presence of the existing
and Koramangala. Rentals and capital value of land
Domestic and International Airport attracts businesses
and buildings are high. The hike in land prices and the
along Airport Road and this generates large volumes
current dynamics of the market motivate numerous
of traffic, both commuter as well as local, causing
demands for change of land use and illegal conversions.
congestion. The railway line to Chennai further North of
Old Madras Road is a prime connection and influencing
factor for future growth of the area.
Social Index
The social index is diverse. However, the average
synthetic social index is low-medium, between 84 and
105. With reference to the social level within the BMP
area, this indicates good living conditions. A few slums
with less than 5000 inhabitants and inadequate
infrastructure facilities are present in the planning district.

Physical Infrastructure

Water and Sanitation

Approximately 55% of the population, which
resides in Domlur, New Tippasandra, Indira Nagar and
parts of Airport Road receive benefit from BWSSB water
59
2.06
Urban Amenities
This planning district has adequate health and educational facilities, with respect to the average level in
the city. In comparison to the adjacent Baiyyappanahalli Planning District, the provision of facilities is very high.
Data on the number of educational facilities indicates a need for more primary schools. Health facilities are
ample, with sufficient hospitals, nursing homes and primary health care units.
Development Stakes and Main Directions
Issuing from the Master Plan
The Master Plan views the Indira Nagar Planning
District is a natural extension of the CBA as it is enroute
to the Airport and the ITPL and it hosts high-level
commerce, tertiary sector activities and services linked
to IT. The Plan envisages the development of a linear
office-retail/Commercial area along 100 Feet Road,
which, along with other major axes, is currently
undergoing a process of change in land uses. The Plan
proposes to manage and guide these changes within a
regulated framework, especially in relation to land use,
parking and traffic, and preserve the inner blocks of
residential uses.
The Master Plan proposes the development of
an Intermediate Ring Road along the 100 Feet Road
that extends towards the South, and establishes
connection to Koramangala in the South. The proposed
Metro Rail Project is routed along the Minor Urban Road,
CMH Road, and it continues along 100 Feet Road and
further along Old Madras Road. The Plan recognizes
this alignment and the proposed stations along the
proposed Intermediate Ring Road - 100 Feet Road.
Planning Recommendations
Land Use Proposals
w Provide higher construction rights and favour
development of buildings of quality along the major
roads;
Indira Nagar
w Designate parcels along the proposed
Intermediate Ring Road - 100 Feet Road - as
Development Street Zone, so as to promote office
retail and commercial developments that cater to
Indira Nagar and surrounding areas;
w Designate parcels along Old Madras Road as a
Mutation Corridor Zone;
w Permit transformation along Airport Road by
applying the Mutation Corridor Zone;
w Maintain and preserve the existing residential
character of inner pockets by zoning them as Mainly
Residential Zone;
w Maintain the mixed character of Ulsoor area by
zoning it as a Residential Mixed Zone;
w Maintain the residential quarters in the New
Thipasandra area by zoning it as Mainly
Residential;
w Designate 12th Main Road in Indira Nagar as a
Commercial Axis;
w Control densification and transformation along
Jeevan Beema Nagar Main Road by designating
it as a Commercial Axis;
w Designate the residential area to the South of
Jeevan Beema Nagar Main Road as a Mainly
Residential Zone; and
w Designate the Manipal Hospital parcel along Airport
Road, as a Large Public and Semi-public
Infrastructure.
Transportation Proposal
w Develop 100 Feet Road as a part of the Intermediate
Ring Road.
60
2.06 Indira Nagar

Proposed Land Use Analysis

Projects/Urban Management

w Develop a plan to improve and maintain the general

conditions in the public domain (roads, pavements,
parking, streetscape, and landscape), especially
along major structuring roads such as CMH Road,
100 Feet Road, 80 Feet Road, Airport Road and
Old Madras Road. This would include:
Ø Integrating street landscape with parking, street
furniture and other infrastructure facilities;
Ø Locating electric transformers that are in the public
right of way so as to not obstruct pedestrian or
vehicular movement;
Ø Locating new pedestrian-friendly bus stops; and
Ø Controlling the architectural quality of
constructions.
w Improve connectivity between Airport Road area
and the New Thippasandra area by widening the
segment of 80 Feet Road that links the two areas.
w Upgrade infrastructure facilities (roads, potable
water purification) in traditional fabric areas, villages
(including Thippasandra area), slum/ squatter
settlement areas and the Ulsoor area.
w Improve the condition of living by upgrading the
infrastructure within the Murphy Town area.
w Develop a traffic management plan that would
address traffic and parking issues; control and
enforce parking rules in new constructions; and
encourage public-private partnerships for shared
day and night time parking.
w Propose a parking management plan for the entire
planning district.

61
2.07 Unclassified

Mainly consisting of Unclassified lands, this planning district is

surrounded by urbanised areas on three sides, with the
Intermediate Ring Road and Richmond Road, which continues
as old Madras Road, cutting through it.

Area: 7.89 sq. km (789.5 ha)

Existing Land Use 2004

62
2.07 Unclassified

Location Development Stakes and Major Directions

This planning district is located to the South-East
of the BMP area. It is flanked by the Richmond Town
Planning District to the North, Koramangala Planning
District to the West, Indira Nagar Planning District to the
East and the Begur Planning District to its South.
Richmond Road, which continues as Old Madras Road,
defines the planning district’s northern boundaries and
Lower Agaram Road which continues as Ejipura Main
Road demarcates its western edge. The largest lake of
Bangalore, Bellandur Kere (361 ha) borders the planning
district to the South.
Issuing from the Master plan
The Master Plan recognises the Unclassified
area and proposes a Metro rail along the part of Old
Madras Road which defines this planning district in the
North. It also considers the need for future traffic projects
to be worked out in coordination with the concerned
authorities.
Proposed Land Use Analysis

Principal Elements Noted

This planning district is the largest Unclassified

area in the city. Consisting of a large parcel of land that
is green and sparsely developed, it is surrounded by
the high-end residential area of Richmond Town in the
North, other residential areas like Domlur and Indira
Nagar in the East, and Ejipura and Koramanagala in the
West. The Major Urban Road, Richmond Road which
continues to join Old Madras Road, a Primary Urban
Road, passes through the North part of the area. The
Intermediate Ring Road passes through it in the South.
Ejipura Main Road which is on the West of the planning
district is a good connector for people commuting to the
city’s core area from South Bangalore.

Such large green parcels of Unclassified lands

Projects/Urban Management
are distributed all over Bangalore and most of them are
located in areas of high land values and offer high
w Implement relevant city scale transport projects to
potential for urbanisation. However, presently, this area
ease the present traffic congestion in the
is a restricted zone unavailable for development.
surrounding areas.

Existing Land Use Analysis

63
2.08 Koramangala

Koramangala, with its range of housing types and commercial

uses along main streets, is promoted as a Sub-Centre to
encourage commercial, offices and service related activities.

Population: 1,78, 784

Area: 7.65 sq. Km (765 ha)
Gross Density: 234 persons/ ha
Net Density: 525 persons/ha

Wards: Koramangala (67), Ejipura (68), Austin Town (71), Neelasandra

(69)

Existing Land Use 2004

64
2.08
Location
This planning district with existing population of
1,78,784 and 7.65 sq. km area
, is located in the South-East
quadrant of the city, and surrounded by high-end
residential areas like Richmond Town in the North, and
Shantinagar in the North-West. Its boundaries are
defined by the Lakkasandra ward in the West,
Shantinagar ward in the North-West and Unclassified
areas in the North and East. The Sarjapur Road, a Major
Urban Road runs along the southern boundary. The
planning district has a gross density of 234 persons/ha,
which is comparable with the 200 persons/ha BMP gross
density.
Principal Elements Noted
Planning District Context
Koramangala was formed in the 1960’s by the
BDA to cater to the housing demands, particularly in the
southern part of the city. Today Koramangala Planning
District is an established residential area, with high-level
commercial activity along the main streets, and pockets
of IT related services. The housing units of the planning
district include BDA site developments, apartments,
and low-income housing.
In the Koramangala ward housing consists of
BDA developed layouts with individual villas and a few
high-end apartments. This ward is a popular destination
for housing because it is a peaceful neighbourhood with
the right proportion of residential uses, commercial
uses, industries/employment area (especially IT sector),
and educational institutions. This ward has attracted
high-end residential and city level commercial activity.
Other wards have a mixed population belonging
to the middle class and economically weaker sections.
Large portions of Neelasandra, Ejipura and Adugodi
are developed by the State government into housing
quarters, which includes police quarters at Adugodi,
BDA quarters at Austin Town, NDRI (National Dairy
Research Institute) and National Games Village
quarters at the edge of Koramangala. Some of these
areas lack in infrastructure facilities including
well-connected roads, water supply and electricity, but
due to their location between the high-end residential
(Koramangala) and the city center (Richmond Town)
they are affordable.
Slums occupy the left over areas between the
independent villas and residential quarters of group
housing, especially along the drain that passes through
Koramangala
Austin Town and goes to Koramangala. These areas
are underserved by infrastructure and are a contrast to
the independent villas and high-rise apartments.
Revenue pockets that are land locked between
the Unclassified lands and the BDA site developments
have developed into apartment housing. With the rise
in demand for housing within Koramangala, such
developments have been rather quick and
under-served.
Existing Land Use Analysis
Apart from the high residential activity about 19%
of this planning district’s area is used for large public
and semi-public infrastructure that prevail as
independent campus development. The existing public
sector campuses do not contribute to the connectivity
and efficiency of road network. Pockets of industrial
areas have contributed to a sizable small-scale
manufacturing and IT business.
This planning district is strategically located near
the city center, IT-related development areas and
peripheral city developments. With its 1.7 lakh
population and considerably high net density of 525
persons/ha the Koramangala Planning District has
potential for further transformation as it is
accommodating more density. The planning district is
a thorough fare for its neighborhood areas.
Developments with activities such as a shopping mall
and multiplex (Forum), a large departmental store (Big
Bazaar), international chains of restaurants and high-end
residential (such as Prestige Acropolis) located
adjacent to the planning district, especially at the junction
of 20th Main Road and Hosur Road, has made
65
2.08 Koramangala

Koramangala an important city-level centre. These Social Index

cross scale activities and other new developments are
imposing pressure on the existing infrastructure. Such
changes may impact people’s choices for making
Koramangala a popular destination for residential
activities in the future.
Koramangala Planning District consisting of four
BMP wards displays a varying range of social index;
however it enjoys an average medium-high level social
index which ranges from 105 to 97. Most areas in the
planning district have sufficient basic infrastructure
facilities like water, electricity and good road network.

Contrast of the National Games high-rise apartments adjacent

to the Koramangala slums (EWS housing units)

Urban Amenities

The planning district enjoys adequate urban amenities and does not require fresh infrastructure invest-
ments, but calls for better management, so that the existing facilities are used to their fullest potential. The planning
district also has some of the best city level higher health and education institutions such as St.John’s Hospital and
Jyothi Nivas College.

Physical Infrastructure
Water supply and sanitation
Majority of the households depend on water from
bore wells. The BWSSB meets a large percentage of
area’s water demand; the rest is met by pumping ground
water and using other private sources. The trend of IT
offices locating within residential neighborhoods has put
strain on the existing water, electricity, road and other
infrastructure facilities.
Roadways
Three city level connectors serve this planning
district: the segment of the Intermediate Ring Road,
which connects this planning district to the Airport Road
and provides access to Indiranagar and MG Road;
Sarjapur Road, a Major Urban Road, which connects
with Madiwala; and Hosur Road, a National Highway

66
2.08
(NH-7) and a Primary Urban Road. The 80 Feet Road
connects this planning district to adjoining areas.
Circulation is affected within the planning district
because of lack of better internal road network and
connectivity. Large campus developments restrict public
access, thereby interrupting connections between areas.
Transport and Traffic
The transport infrastructure in this planning district
is undergoing transformation. A new area on the already
congested 80 Feet Road of Koramangala has been
acquired by the BMTC for a public transport facility, which
is in the process of development. However, there is no
parking space at the entrance of the bus terminal and
the 80 Feet Road has no facility for parking bays. Other
wards do not have a formalized bus terminus and their
transport activities are located on the roads itself.
Important connectors including the 80 Feet Road,
100 Feet Road or Intermediate Ring Road and Sarjapur
Road - a Major Urban Road, experience increased traffic
as they carry commuters to and from other parts of the
city. Alternate route options that avoid the major urban
roads are not available for motorists as most of the
by-lanes or internal roads end at cul-de-sacs. As a result
the handling capacity of the main connectors is tripled.
In addition to the above, activities connected with
the Infant Jesus Church, the Forum mall, Globus, Big
Bazaar attract population at the city level. The proposed
passport office in this area will also attract additional
people to this area. This floating population attracted to
these activities adds to the traffic congestion and parking
problems especially at peak hours. Often, the average
time taken by a resident of Koramanagala to make a
work trip per day to the city center is double the time it
takes a resident of Indira Nagar or Jayanagar, who are
at similar distances from the city center.
Development Stakes and Major Directions
Issuing from the Master Plan
As proposed in the Master Plan this planning
district is promoted as a Sub-Centre for commercial,
offices and services for Bangalore due to its locational
advantages of being situated between the IT related
developments and the inner city core. The Plan
recommends that a right balance be achieved between
residential activity, high level of commercial activity and
IT sector activities without straining the existing
infrastructure facilities. Improvement and extension of
Koramangala
IT related offices within residential areas
basic infrastructure facilities including transportation
solutions are also proposed in the Master Plan.
Planning Recommendations
Land Use Proposals
w Promote Sarjapur Road, a Major Urban Road
connecting upcoming IT development areas, and
Hosur Road, a Primary Urban Road leading to the
Electronic City, as Mutation Corridors as these roads
are undergoing rapid transformation in activities and
built form;
w Promote development of a Sub-Centre in the area
around the 20th Main Road and Hosur Road junction
by applying the Sub Central Business Area Zone;
w Reinforce the commercial activity on 80 Feet Road
by promoting it as a Commercial Axis;
w Maintain the residential areas of the planning district
and guide all commercial activities along the
proposed Commercial Axes – 8 th Main Road, Ejipura
Main Road, 20th Main Road, Audigodi Main Road,
1st A Cross Road and 5th Cross Road;
w Promote development along the 100 Feet Road
and the Intermediate Ring Road by applying the
Development Streer Zone;
w Delineate the parcels of land opposite the National
Games Village and area adjacent to the drain with
an Area Improvement Perimeter to promote basic
infrastructure facilities and housing units for the
economically weaker section. The main objective
of this is to recognize zones which require special
intervention from public/ private sector and promote
programs or activities which facilitate livable
conditions;
w Promote the small portions of Kormanagala 3rd
Block and 6 th Block, the area adjacent to the
Intermediate Ring Road, and an area in the
Shinivagalu Tank Bed layout as a High Tech Zone;
and
67
2.08 Koramangala

w Promote a portion of Kormanagala 8 th Block and Dr. w Maintain and manage existing parks and open
Ambedakar Nagar as Residential Mixed Zones. spaces; and
w Manage disposal of waste in the planning district.

Transportation Proposals

w Facilitate this planning district with a high speed Major

Urban Road connection to the city center and to the
highways by proposing a connector along the edge
of the Unclassified area in the North-East part of the
planning district. This alternative road proposal
would reduce the traffic loads on the existing 80 Feet
Road and Intermediate Ring Road and enhance
connectivity between South Bangalore and the city
center while helping to maintain the planning
district’s residential character.
w Designate the road junction at the Sony World and
Infant Jesus Church as a Transport and Utilities
Perimeter with the objective of checking
development activities around the junction, making
improvements that support easy traffic flow, and
providing sufficient parking facilities.
w Earmark areas for parking lots to facilitate parking
for city level commercial activities and designate
them as Urban Amenities.

Proposed Land Use Analysis

Projects/Urban Management

w Facilitate urban transport facilities to encourage

the highly automobile dependant population to use
the public transport with park and ride options;
w Implement, as a high priority, the alternative Major
Urban Road proposal running along the boundaries
of the Unclassified area;
w Treat and maintain the drain running all along the
planning district;

68
2.09 Shantinagar

Shantinagar Planning District, is a vast residential area which

includes two proposed Sub Central Business Area Zones. City-
level Primary Urban Roads cross this district flanked by areas
undergoing transformation.

Population: 3,06,031
Area: 14.00 sq. km (1400.2 ha)
Gross density: 219 persons/ha
Net density: 636 persons/ha

Wards: Mavalli (61), Hombegowda Nagar (62), Lakkasandra (63),

Gurappanapalya (64), Madivala (66), Shantinagar (70), Richmond Town
(76)

Existing Land Use 2004

69
2.09 Shantinagar

Location
This planning district is located in the South-East
within the BMP area. Its boundaries are defined by
Richmond Road to the North, Kengal Hanumanthaiah
Road to the North-West, the Outer Ring Road to the
South, and Hosur Road to the East. The area is flanked
by the Richmond Town Planning District in the North,
Chamarajpet Planning District to the North-West,
Jayanagar Planning District to the West and South,
Begur Planning District to the South-East, and
Koramangala and Unclassified lands to the East.
w City scale Park and Open Spaces including the 200-
year old historical natural park of LalBagh, and
cemeteries and burial ground, which are dispersed
throughout the planning district; and
w An Unclassified area, which occupies a
considerable part of the Northeastern part of the
planning district.
These large land parcels are serviced by the
Primary Urban Roads including Hosur Road (NH-7) and
KH Road, Bannerghatta Road and also Mari Gowda

The planning district’s net density of 636 persons/

ha, which is approximately twice the average net density
within the BMP area, indicates that it has high-density
residential uses.

Principal Elements Noted

Planning District Context

This planning district is largely a residential. It

An old bungalow in Shantinagar residential area
consists of a portion of Ricmond Town (1883), which has
large green plots with old bunglows undergoing rapid
transformation, and other residential areas characterized
by smaller plots and houses. The planning district is so
positioned that it acts as an interface between the core city
and the peripheral areas like Koramangala, which is to its
South.

The residential area occupies the next large part

of the planning district (34.3%) and has two types of
characteristics. Some areas such as the Richmond
Town and Xavier Layout are well planned layouts with
good infrastructure, while other areas such as
Tavarekere and Maruthi Nagar are denser and are
poorly laid out with narrow and untarred roads. These
residential areas house a mixed working population;
persons involved in a variety of commercial activities, A new building along
manufacturing and other service oriented jobs. Bannerghatta Road

Road. They comprise approximately 36% of the entire

A notable feature of this planning district is that it
area of the planning district.
has some large parcels of land having landmark
buildings besides the residential areas. The activity in
The Primary Urban Roads feature tall and large
these large land parcels can be classified into four
buildings along its axis. Bannerghatta Road, which
categories:
becomes a State Highway after it crosses this planning
w Large Public and Semi-Public Infrastructure facilities
district, has activity related to stone and marble dealers
that include NIMHANS, Sanjay Gandhi Hospital,
and shows potential for transformation.
Bangalore Dairy, Dharamaram College, Mundkur
Fire Station and College, the KSRTC Bus Depot,
and St. John’s Medical Hospital and College;
w Large industrial establishments such as MICO;

70
2.09
Existing Land Use Analysis
Land prices valued at Rs. 1000-2000 per sq.ft. in
the entire planning district, while it becomes high with
value of 2000-4000Rs/sq.ft along Kengal Hanumanthaiah
Road, Richmond Road, Hosur Road and in Richmond
Town. This value is indicative of the trends of
development.
Social Index
The social index of the planning district is quite
homogeneous and ranges between 90 and 97, which
indicates medium social level in comparison with the
surrounding Jayanagar and Koramangala areas that
show a heterogeneous social index. There are some
slums dispersed in this planning district mainly in
proximity to the major axes. There is a large slum
population in the North-West of the area along the drain.
Urban Amenities
Shantinagar
Physical Infrastructure
Water and sanitation
Being a well laid residential area of the late 19th
and mid 20th century, the district has good water supply
and drainage connections. The number of BWSSB
connections per 1000 inhabitants in the planning district
is about 37.0 to 100.9. The existing slums and urban
villages lack water supply and drainage facilities.
Roadways
The planning district is served by Primary Urban
Roads, which connect at the city level, as well as other
roads that connect at the neighborhood level. The Outer
Ring Road runs along the southern edge of the planning
district. Villages are well connected, however with
narrow roads.
Transport and Traffic
Serving as city-level connectors, the roads in this
planning district support commuters traveling from here
and the adjoining Koramangala area to the core area of
the city and back. Hence the Primary Urban Roads as
well as the smaller neighbourhood roads of the district
and neighboring areas are constantly loaded with
heavy thoroughfare traffic. The Outer Ring Road
mitigates the traffic on the small neighbourhood roads.
Flyovers and underpasses have been constructed at
specific junctions of Hosur Road, such as the Dairy
Circle and the Madivala junctions, to reduce traffic
congestion.
71
2.09 Shantinagar

The global ratios for health facilities as well as educational facilities are high in this planning district, although
they are not as good as the global ratios of the adjoining planning district of Jayanagar. Additional primary health
care and primary school facilities may be provided. Presence of large scale health infrastructures, which includes
three governmental hospitals and three large private hospitals, is significant.

Development Stakes and Major Directions w Delineate an Area Improvement Perimeter in

Issuing from the Master Plan
One of the major directions in the Master Plan is to
encourage the portion of Richmond Town, linked to the
CBA, as a Sub Central Business Zone, while maintaining
the existing residential, with exceptions of areas where
mixed activities and fabrics are present. It also includes
a part of the larger Sub Central Business Zone, which
extends into Kormangala Planning District, at the junction
of Hosur Road and Marigowda Road.
Anepalya and next to the BDA Market Complex;
w Propose a Heritage Conservation Perimeter for the
Kempe Gowda Tower, the Glass House inside
LalBagh and the Ashoka Pillar;
w Designate Victoria Road and Old Race Course
Road as Commercial Axes;
w Protect the dried up areas of the lakes and propose
them as Parks; and
w Identify pockets of large Public and Semi-Public
facilities as city-scale infrastructure.

The Master Plan promotes transformation and

allows existing industrial establishment in the area
between Hosur Road and Bannerghatta Road. LalBagh
is to be maintained as a main city scale park. The
proposed Core Ring Road along the planning district’s
northern boundary and an Intermediate Ring Road
proposed through the district will alleviate thoroughfare
traffic on the local streets.

Planning Recommendations
A mixed area in Mavalli

Land use Proposals

w Propose a Sub Central Business Zone for the

Richmond Town and Langford Garden areas to
encourage urban redevelopment;
w Propose another Sub Central Business Zone near
the junction of Marigowda Road and Hosur Road;
w Propose Residential Mixed Zone for Mavalli, part of
Jayanagar 1st Block, Tavarakere and adjoining
areas;
w Maintain the existing residential areas by
designating the Mainly Residential Zone for Shanthi The road crossing the burial ground is a
nagar, part of Jayanagar 1st Block, and Wilson potential connector.
Garden;
w Promote transformation in the area between Hosur
Road and Bannerghatta Road to allow existing Transportation Proposals
industrial establishment by applying the Residential
Transformation Zone; w Develop a Core Ring Road along Richmond Road,
w Propose development along Kengal LalBagh Road and Kengal Hanumanthaiah Road;
Hanumanthaiah Road, Marigowda Road and RV w Develop Marigowda Road and Siddapura Road
Road by designating them as Development Streets; as the proposed Intermediate Ring Road to help
w Propose a Mutation Corridor Zone along the Outer reduce the thoroughfare traffic on the small
Ring Road, Bannerghatta Road and Hosur Road; neighbourhood roads;
w Reinforce the traditional urban fabric in Anepalya w Reinforce the Transport Bhavan and the area next
and Vinayaka Nagar; to it as a large Transport Infrastructure;

72
2.09 Shantinagar

w Create and maintain Minor Urban Roads to imp-rove

connectivity within specified areas:
Ø In the proposed residential part outside LalBagh
in Siddhapura area, and
Ø In Tavarakere.
w Create and maintain a Minor Urban Road through
the open space adjacent to the Hindu Burial ground
connecting Shantinagar to Hosur Road; and
w Maintain and develop the road between the Major
Urban Road - Kengal Hanumanthaiah Road, and
Bannerghatta Road, along the NGO Colony.

Proposed Land Use Analysis

73
2.10 Jayanagar

Jayanagar Planning District is a distinct quality residential area,

supported well by urban amenities. Undergoing urban
transformation, it also hosts a vibrant Sub Central Business Area.

Population: 2,61,695
Area: 13.48 sq. km (1348 ha)
Gross Density: 194 persons/ ha
Net density: 373 persons/ ha

Wards: Visveshwarapuram (50), Yediyur (59), Pattabhiramanagar (60),

Jayanagar (58), JP Nagar (65) and BTM Layout (65)

Existing Land Use 2004

74
2.10 Jayanagar

Location The existing surrounding buffers of the Lal Bagh

This planning district is located to the South of the
core area within the BMP limits and is bound by the Outer
Ring Road to the South. Largely urbanized and with a
population of 2,61,695, it occupies approximately an
area of 13.48 sq. km. Gross density of this area is
approximately 194 persons/ha (northern & southern
parts have 100.0-200 persons/ha & central part has
200.01-400 persons/ha) and the net density is
approximately 373 persons/ha, which is in nearly
equivalent to the average net density of within the BMP
area.
Principal Elements Noted
and other health institutions, and Kanakapura Road
(which runs through the planning district and does not
have intense industrialization) help to preserve this area
as a prime residential zone in Bangalore. The
emergence of Electronic City, the industrial and IT
dominant zone to the South-East of the planning district,
has increased the residential demand in this area.
Kanakapura Road shows certain amount of
industrialization along its length towards the South of
the planning district and further South in the Anjanapura
Planning District. Along the Outer Ring Road,
considerable amount of transformation of uses has
occurred and it is a potential location for new software
offices and industries.

Planning District Context

Considering the urban structure of the city, this

planning district has a strong relation with the historical
centre of Petta, due to its connectivity with Kanakapura
Road (a State Highway), a Primary Urban Road, and
RV Road, a Major Urban Road. The planning district
consists of well-planned grid-iron residential layouts
which have come up during different periods in the history
of Bangalore. Basavangudi with its grand boulevards
and a central park, was the first of the kind planned on A playground served by a neighborhood road
the Garden City concept in 1898 A.D by the Wodeyars
of Mysore. Visveshwarapuram, a planned layout of 1918, Existing Land Use Analysis
has similar planning principles as that of Basavangudi.
One can find many historic and religious places in these
areas, as well as some well-maintained old bungalows.
Jayanagar, one of Asia’s largest residential extensions,
was established in 1948 and JP Nagar in the 1960s.

The residential land use covers 52.0% of this

planning district, which is very high in comparison with
the average of 36.3% within the BMP area. There are
some well developed tree-planted roads which provide
a distinct character to Basavanagudi and Jayanagar,
hence making them more livable.

The land use pattern shows a high percentage of

commerce on the major and minor urban roads, leaving
the in-between infill land use as purely residential (central
area). This basic land use pattern shows variation based
on the location of the area. The planning district can be
described in three sections:
A residential area in JP Nagar

75
2.10 Jayanagar

1. The northern area comprising of remaining demand of water is generally supplied

Visveshwarapuram, eastern part of Basavangudi
and Jayanagar 2nd Block. In this section
Visveshwarapuram and the eastern part of
Basavangudi show certain infiltration of commerce
and offices into the inner residential area.
2. The central area comprising of Yediyur in the
western part, Jayanagar (3rd, 4th, 5th, 6th, 7th, 8th,
9th blocks), Tilak Nagar, and Pattabhirama Nagar.
3. The southern part area comprising of JP Nagar (1st,
2nd, 3rd Phase) and BTM Layout -1st and 2nd
Stages. JP Nagar (1st Phase) and BTM Layout
show higher degree of mixed land use, especially
along main streets.
Certain pockets of the planning district show a high
level of mixed land uses with commercial activities,
offices, services and housing within them. This includes
Visveshwarapuram, the Jayanagar 4th Block Complex,
Tilak Nagar, a part of JP Nagar II Phase (adjacent to
24th Main Road) and Madeena Nagar (area northeast
of Madiwala Tank). Jayanagar Shopping Complex (4th
Block) is a dynamic centre which caters to entire southern
part of Bangalore and acts as a social and commercial
gathering place. The various Urban Villages also show
the same tendency of mixed uses. Within the overall
grided layouts they still retain a village-like character
and are quite dense with tall structures in few cases and
in others they remain low rise ground floor structures.
In this planning district slums are few in
comparison with the surrounding planning districts and
they are located along the major axes that form its
boundary. Some are part of the Urban Villages. Land
prices in the major part of the planning district are of high
value when compared to the land prices of the
surrounding area. The land value of both this area and
the residential layouts coming up to the South may
continue to increase in the future.
through private bore wells. The entire planning district
has been well connected. It is served by about 114
BWSSB connections per 1000 inhabitants, which is quite
high in comparison with the average of the city which is
approximately 72.9 connections per 1000 inhabitants.
Roadways
There is good hierarchy of internal roads within
the neighborhoods and hence there is not much conflict
between through traffic and local traffic. Kanakapura
Road – a State Highway running North-South through
the planning district, RV Road and 11th Main Road are
important connectors which link the different
neighbourhoods. This planning district is also bound
by the Outer Ring Road to its South.
Transport and Traffic
The planning district has important connectors at
the city level, which includes the Kanakapura Road, RV
Road and 11th Main Road. They have sufficient road
widths and capacity to handle the demands of future
traffic. The planning district has good neighborhood road
network, even if each of the roads is of different character
and type. It also has good public transport connectivity
with frequent bus service. There are two secondary bus
terminals within the planning district at Jayanagar and
Banashankari.

Social Index
Jayanagar is one of the sectors with a high
social level within the BMP area, the synthetic social
index being of the value 117-105. It is not so diverse within
the planning district, but the earlier layouts like
Basavanagudi and Jayanagar show a higher social
index (128-117) when compared with other areas in the
planning district.
© SCE-CREOCEAN India

Physical Infrastructure

Water Supply and Sanitation

About 56.5% of the population in this planning
district receives benefit from BWSSB water supply. The

76
2.10 Jayanagar

Urban Amenities

This area has good infrastructure in terms of adequate urban amenities and green open spaces, that
supply to both local as well as city level needs.

Existing educational and health facilities are sufficient to cater to the future demands, though the percentage
of Govt. provided amenities is inadequate. There are several parks and playgrounds uniformly dispersed
within the existing neighbourhoods. They serve as important features of this predominantly residential fabric.

Development Stakes and Main Directions Planning Recommendations

Issuing from the Master Plan
In the Master Plan, this planning district has been
identified as a part of the Residential Transformation
Zone, its evolution being linked to its peri-central location
in the city. Jayanagar is to be maintained as a prime
residential zone, with the development of commercial
activites along certain roads. The Master Plan recognizes
and promotes future development of offices and service
activities in areas along major roads such as RV Road,
KR Road and Kanakpura Road. The Master Plan also
anticipates commercial activities in Visveshwarapuram,
and Basavangudi and regulates transformation in these
areas.The Jayanagar 4th Block Complex, which acts as a
Sub-Centre for South Bangalore, is extended with greater
building rights and thus development in this area is
promoted.
Land Use Proposals
w Define the northern part of the planning district
(Visveshwarapuram, and Basavangudi) using the
Residential Transformation Zone as it already has a
mixed urban structure and vibrant commercial axes;
w Allow variety of developments to occur in the existing
Sub-Centre (Jayanagar Shopping Complex) and its
surrounding area, and accommodate the increasing
demand of commercial activity generated by the
growing residential population, by designating them
as a Sub Central Business Area Zone;
w Apply the Traditional Area zoning regulations to the
Urban Villages, keeping in mind their locations and
trends of development, to permit densification and
ensure their role as vibrant neighbourhood centers;

The Master Plan proposes that the establishment

of the Metro line on the 4th Main Road be taken into
consideration in future planning for this area. It also
proposes a Core Ring Road to decongest traffic on the
local roads and an Intermediate Ring Road crossing
this planning district.

An urban village in Jayanagar

77
2.10 Jayanagar

w Designate major roads such as RV Road, w Use the conservancy lanes (block level service
Pattalamma Street, KR Road, Kanakpura Road, BP streets which are 5.5-4m. wide) located in the 20 th
Wadia Road, Lal Bagh Fort Road and South End century peri-central residential areas like
Road as Development Streets to promote and Visveshwarapuram and Basavangudi, as potential
regulate future development of offices and service public space for public parking (for blocks with
activities; commercial land use) and resident’s parking (for
w Provide higher development rights along Outer Ring blocks with residential land use).
Road and Bannerghatta Road by designating them
as Mutation Corridors;
w Maintain easements in JP Nagar 1st Phase on
Pipeline Road, which is used today as an informal
market, and keep it as a land reserve; and
w Maintain an easement for the high-tension line that
passes through diagonally in the JP Nagar
residential area.

Transportation Proposal

w Develop LalBagh Fort Road as part of the proposed

A conservancy lane: A potential parking area
Core Ring Road; and
w Develop BP Wadia Road and Kankanpalya Road
as parts of the proposed Intermediate Ring Road.

Proposed Land Use Analysis

Projects/Urban Management

w Ensure the maintenance of existing parks and open

spaces, which provide a good quality of
neighbourhood life;
w Maintain the quality of the residential areas and
avoid infiltration of large IT offices, which are putting
pressure on the existing infrastructure,into the quiet
residential areas;
w Improve the local road network beyond the Outer
Ring Road, especially in the residential areas to the
South of the planning district which are not as
well-planned as Jayanagar and consider widening
of certain roads in Basavangudi; and

78
2.11 Banashankari

This planning district, characterized by a variety of residential

types, is strengthened further with the exception of Basavanagudi
and Sankarapuram areas where residential transformation is
encouraged.

Population: 4,60,726
Area: 18.51 sq. km (1851 ha)
Gross density: 249 persons/ha
Net density: 487 persons/ha

BCC Wards: Gali Anjaneya Temple (41), Kempegowda Nagar (49), Azad
Nagar (45), Basavanagudi (51), Hanumanthnagar (52), Srinagar (53),
Srinivasnagar (54), Padmanabhanagar (55), Ganeshnagar (56).

Existing Land Use 2004

79
2.11 Banashankari

Location Existing Land Use

The Banashankari Planning District, located

within the BMP area, is defined by KR Road and
Kanakapura Road (NH-209) to the East and Mysore
Road (SH-17) to the West. The Outer Ring Road cuts
through the southern part of the planning district.

Chamarajpet area is located to the North of the

planning district while the southern edge of the planning
district is defined by the BMP boundary, beyond which is
the Anjanapura Planning District.

Principal Elements Note

Planning District Context

Sankarapuram and Basavanagudi , have buildings of
The varied residential types are the highlight of the Colonial era which are undergoing demolition. The
the Banashankari Planning District. Areas of area is also undergoing transformations from low rise,
Basavanagudi and Visveswarapuram, established single family residential use to larger multi-family residen-
between 1897 and 1901 occupy a significant position in tial, office-services and commercial structures. Gandhi
this planning district. The Bull Temple Road and
Bazaar in Basavanagudi is a very popular vibrant mar-
Hayavadana Road vicinities are occupied by socio-
ket due to active informal hawking. It is a major local
cultural institutions. Hanumanthnagar, Gavipuram, and
landmark and a catalyst to development.
Kempegowdanagar are areas that developed
subsequently. Established in the latter half of the 20th
century, the residential areas of Tyagarajanagar,
Banashankari, Girinagar and Srinagar are located to the
North of the Outer Ring Road. The Outer Ring Road was
realized between 1995 and 2001.

Residential land use is predominant in the

planning district; it occupies 51.1% of the entire area.
Most commercial uses are located along Minor Urban
Roads such as Kathreguppe Road, KR Road, Gandhi
Bazaar, Subram Chetty and Kumaraswamy Temple
Road. Most of the areas towards the South of the Outer Transformations at Gandhi Bazaar
Ring Road are vacant; it accounts for a significant 16.1%
Kathreguppe Road, Kanakapura Road and Bull
of the total area. Hence, the area offers a potential for
Temple Road are other prominent activity centres in
future development. Additionally, agricultural lands,
this planning district. Uma Talkies, Ramakrishna
amounting to 2.1% are located to the immediate North
Ashram, BMS College of Engineering and the Bull
and South of the Outer Ring Road.
Temple are significant landmarks along Bull Temple
Road. The area around Banashankari Temple, being
Sankarapuram, Basavanagudi and
in proximity to the bus-station offers high potential for
Banashankari 1st Stage are located in the northern
development. Intersections along Outer Ring Road, and
pocket of the planning district and to the West of
Uttarahalli Main Road are prominent activity areas in
Kanakapura Road. Hanumanthnagar, Gavipuram,
the southern part of the planning district.
Banashankari 2nd and 3rd Stage areas, are located
centrally and to the North of the Outer Ring Road.
Gavipuram Temple is very significant for its
Srinagar and Girinagar areas are situated towards the
heritage value. Outer Ring Road is currently witnessing
northwestern end of the planning district.
development of residential, commercial and
Padmanabhapuram, Ittamadu, Gaundanapalya and
office-services uses. Deve Gowda Petrol Pump,
Kumaraswamy layouts are situated to the South of the
Dayanand Sagar College of Engineering, Kamakya
Outer Ring Road.

80
2.11 Banashankari

Theatre and are some of the significant city level
landmarks.
Topography, in this planning district, varies from
one pocket to another with significant hills and valleys.
The Kempabuddi Lake towards the North is currently
being developed by the BMP through the Mega-City
Project. The Deer Park adjacent to it is also being
developed by the BMP. Storm water drains are located
along the low lying valleys. Slums along the drains are
mainly residential in nature.
Kumaraswamy Temple Road, Kathreguppe Main Road
and 80 Feet Road and they link Basavanagudi to
Girinagar and the Outer Ring Road to the South.
Minor Urban Roads are not adequately
developed. Road network connectivity and condition
of roads towards the South of Outer Ring Road is very
poor. This includes Uttarahalli Main Road, Ittamadu
Main Road and Puttenahalli Main Road. Residential

Economic levels of the planning district vary.

Residential pockets to the North, including
Hanumanthnagar, Gavipuram, Kempegowdanagar,
Srinagar and to the South of the Outer Ring Road, like
Kadrenahalli, Kathreguppe, Gaundanapalya, and
vicinities of Ittamadu Main Road are occupied by the
lower income group. Land prices in Sankarapuram and
Basavanagudi range between Rs. 2000 to 4000 per sq.ft,
which is within the higher range in comparison to the rest
of the BMP areas. In Banashankari and areas South of
the Outer Ring Road land prices range between Rs. Poorly serviced area: Pipeline Road
1000 and 2000 per sq.ft.
quarters along the Pipeline Road are poorly serviced
with very narrow street networks.
Social Index
The social index of the planning district is low in
Basavanagudi and Sankarapuram areas; it is between Transport and Traffic
84 and 97 and in the other areas it is medium-high,
between 97 and 105. Compared to the other BMP areas, The Primary Urban Road Kanakapura Road
the level is low. carries a considerable amount of through traffic from
Chamarajpet-Jayanagar to Anjanapura. This road also
serves as a main spine for traffic access to
Physical Infrastructure Banashankari 6 th Stage. The Outer Ring Road connects
Mysore Road traffic and commuters from Vijayanagar
Water and Sanitation to Banashankari and areas to the South-West. Truck
BWSSB water supply and sewerage connections traffic is high and there is a dearth of truck parking along
in the area is concentrated in Basavanagudi, this corridor. Public transport is adequate with the
Sankarapuram, Banashankari, Girinagar, existing Public Bus Node, Banashankari Bus Station,
Kumaraswamy layout areas, where there are about 101 located in the Banashankari Temple area. This bus
to 300.9 connections per 1000 inhabitants. Water supply station is a significant connector for the incoming
and sewage system is inadequate for in the other areas commuters from the rural areas. Buses traverse on a
and range between 37.0 and 100.9 connections per 1000 ring route of Banashankari to Banashankari, along the
inhabitants. Low Income Group residential areas flank ring road from this bus station. Major Urban Roads,
Pipeline Road Ittamadu Road and Uttarahalli Road, are currently
experiencing high traffic volumes and cannot support
Roadways an increase in traffic, unless the roads are developed.
Primary Urban Roads connecting this area to
other planning districts are the Kanakapura Road and
the Outer Ring Road. Major Urban Roads Bull Temple
Road and KR Road are well developed and connect
Chamarajpet to Banashankari. Basavanagudi and
Sankarapuram are well connected within, with a good
network of streets. Flyover construction is in progress
along Minor Urban Road Vanivilas Road. Other major
urban roads North of the Outer Ring Road, include

81
2.11 Banashankari

Urban Amenities

The planning district hosts large infrastructures and urban amenities at national, regional, city as well as
neighbourhood levels. Several educational institutions like National College, BMS College of Engineering and
Kempegowda Institute of Medical Sciences are located in this planning district. The Dayanand Sagar Engineering
College towards North of Kumaraswamy Layout and West of Kanakapura Road is significant city level landmark.

Health care and primary and higher primary educational facilities are scarce in this planning district, when
compared to other planning districts within the BMP area. The planning district needs at least twice the number of
primary health care units and requires additional hospitals and nursing home/maternity clinics. Additional high
schools, higher primary schools and primary schools need to be provided in this planning district, especially in
the areas to the South of Outer Ring Road.

Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan proposes Sankarapuram and
Basavanagudi areas as Residential Transformation
Zones that would encourage higher FAR and greater
construction rights for larger parcel sizes. Most of the
area to the North of the Outer Ring Road is considered
as Mainly Residential in the Master Plan, with an object
to maintain the existing neighbourhood character of these
areas. Large areas to the South of the Outer Ring Road
are designated as Residential Mixed Zone in the Master
Plan. Areas along the narrow roads, which are currently
heavily used, are proposed as Urban Development
Areas. This proposal permits greater construction rights
along with definition of a building line, which would
incorporate necessary future widening of these streets
into minor urban roads. The Plan also recommends
preservation of lakes and tanks and existing topography.
The Plan considers the BMICPA (Nandi Corridor)
alignment occurring in its western part. Puttanna Chetty
Road is proposed as part of the Core Ring Road.
Pipeline Road and Bugle Rock Road are proposed as
part of the Intermediate Ring Road. Parcels along the Core,
Intermediate and Outer Ring Roads and the Primary Urban
Road Kanakapura Road are delineated in the Plan as
Urban Development Areas which would promote
amalgamation of plots and large-scale developments.
Transformation Zone along 80 Feet Road (which
connects Outer Ring Road to Vidyapeeta Circle),
promotes the formation of a Local Centre. The Metro
Rail aligned along KR Road is also taken into
consideration.
Planning Recommendations
Land use Proposals
w Promote Basavanagudi and Sankarapuram as
Residential Transformation Zones, with additional
construction rights;
w Maintain Hanumanthnagar, Gavipuram, Srinagar,
Girinagar, Banashankari and Kumaraswamy Layout
as Mainly Residential Zones;
w Develop existing Commercial Axes within
residential zones, along minor and major urban
roads such as Kathreguppe Main Road, Puttenahalli
Main Road and Kumaraswamy Temple Road, and
also along well-connected minor interior streets;
w Promote a Development Street Zone along
Kathregupppe Main Road and Puttanna Chetty
Road;
w Promote a Developmental Street Zone along the
proposed major urban roads of Uttarahalli Main

82
2.11 Banashankari

Road, Puttenahalli Main Road (to the South of Outer Proposed Land Use Analysis
Ring Road) and Ittamadu Main Road so as to focus
and regulate development, define building lines, and
establish strong connection with the Outer Ring
Road and areas to its North;
w Promote development along Pipeline Road and
Bugle Rock Road by applying the Development
Street Zone, in order to increase construction rights
and improve connectivity;
w Propose the entire stretch of the Outer Ring Road
as a Mutation Corridor allowing greater FAR, based
on parcel sizes;
w Promote and develop a Local Centre at the vacant
land along 80 Feet Road (which connects Outer Ring
Road to Vidyapeeta Circle) by applying the
Residential Transformation Zone;
w Promote development along Kanakapura Road by
designating it as a Mutation Corridor;
w Encourage development of parcels along 27th Cross Projects/Urban Management
Road, off Kanakapura Road, by applying the Sub
Central Business Area Zone; w Develop a plan for incorporation of the informal
w Designate the area to the West of Kumaraswamy sector within the public realm;
Layout, linked with Anjanapura Planning District, as w Develop a plan for assessment and augmentation
a Residential Mixed Zone; of urban amenities for Hanumanthnagar, Srinagar,
w Demarcate the area around the proposed Gavipuram, Ittamadu and areas to the West of
Intermediate Ring Road and at Gaundanapalya with Kumaraswamy layout;
Area Improvement Perimeters; w Formulate a plan, accompanied by detail studies,
w Designate the Mainly Residential Zone around the for development of the Intermediate Ring Road
Kempambudhi Tank; along Pipeline Road ;
w Preserve the lake to the West of Kumaraswamy w Reinforce management of public transport, by
Layout; and incorporation of public transport on newly
w Maintain all existing green areas under Park and developed major and minor urban roads;
Green Spaces and preserve the hill along w Re-define and improve road network connectivity
Hosakerehalli Road as a Green Area to be in the planning district; and
protected. w Develop a Parking Management Plan for
Transformation Zones, Intermediate and Outer Ring
Transportation Proposals Roads and commercial axes to:
Ø Provide for limited Pay and Park facilities within
w Promote and develop the proposed Core Ring these areas;
Road along Puttana Chetty Road running along the Ø Reserve parking space along large pockets of
northern boundary of the planning district; vacant lands for bus/truck parking; and
w Promote and develop the proposed Intermediate Ø Mandate parking standards for new
constructions.
Ring Road along Pipeline Road and Bugle Rock
Road;
w Propose a bus station in the vacant land along 80
Feet Road (which connects Outer Ring Road to
Vidyapeeta Circle) to provide public transport
facilities to the proposed Local Centre; and
w Designate Banashankari Temple area, which
includes the existing Banashankari Public Bus Node,
as a Transport and Utility perimeter.

83
2.12 Vijayanagar

A mainly residential area with pockets of mixed use towards the

North, and a large extent of vacant land towards the South, the
Vijayanagar Planning District offers major growth potential for
residential development.

Population: 2,28,956
Area: 10.0 sq. km (1000.2 ha)
Gross density: 228 persons/ha
Net density: 544 persons/ha

Wards/CMC Areas: Vijayanagar (33), RPC Layout (34), Marenahalli

(35), Mudalapalya (38), Chandra Layout (39), Attiguppe (40)

Existing Land Use 2004

84
2.12 Vijayanagar

Location southern tip of the planning district. This campus has

Vijayanagar Planning District, located within the
BMP area, is bound by Herohalli Planning District
towards the North, Kempapura Agrahara Planning
District towards the East and Kengeri towards the
South-West. Towards the North-East, the Bangalore-
Mysore railway line segregates Vijayanagar from
Kempapura Agrahara Planning District. Part of the
Bangalore University Campus is located within the
planning district towards the South-West. The northern
edge of the planning district is defined by the Bangalore
to Mysore railway line.
Vijayanagar Planning District occupies an area
of 1000 ha and has a gross density of 228 persons/ha.
It is comparable to the Rajajinagar Planning District
within the BMP area, which has a gross density of 315
persons/ha and an area of 1351 ha. However, its gross
density is much lower than the adjoining districts of
Kengeri and Kempapura Agrahara.
brought about several new developments around it.
The Vijayanagar Market, Maruti Mandir and
Adichunchunagiri Mutt are significant activity centres in
this planning district. Hosahalli and Marenahalli, the
existing urban villages, are mainly residential in
character. The planning district, in general, has a varying
terrain of hills and valleys, which allows clear views.
The planning district is currently undergoing rapid
changes. Areas located to the South of Nagarbhavi
Main Road and immediately to its North have vacant
lands occupying 21.9% of the planning district’s area.
These vacant parcels offer potential for future
development. Both Chord Road and Mysore Road are
witnessing new commercial building constructions in the
last three years. The residential layouts are witnessing
densification of the built form, i.e. transformations from
single-family dwellings to multi-family dwellings. Most
new constructions do not exceed G+3 in height.

Vijayanagar Planning District is occupied by a

Principal Elements Noted heterogeneous working population mainly involved in
the manufacturing sector. Land price along Chord Road
Planning District Context ranges from Rs.1000 to 2000 per sq.ft. It decreases
towards the West to a range of Rs.500 to 1000 per sq.ft.
Established in the 1960s, Vijayanagar area was This indicates that the planning district has a moderate
envisaged as a residential neighbourhood, an extension economy when compared with another mainly
of Rajajinagar and Basaveshwaranagar, which are both residential planning district, Jayanagar, where land
mainly residential neighbourhoods located towards its prices range from Rs.2000 to 4000 per sq.ft.
North. Even today, residential character is the strength
of this planning district. Mainly residential use occupies
approximately 42% of the entire planning district and is Existing Land Use Analysis
located between the Bangalore-Mysore railway line and
Nagarbhavi Main Road. Most of the residential
developments were established in the late 1900s. RPC
Layout, GKW Layout, and Vinayaka Layout are some of
the important private layouts that constitute Vijayanagar.
Private residential layouts have been planned well, to
accommodate parks and play grounds.

The Primary Urban Road, Chord Road connects

Vijayanagar Planning District with the adjoining
residential areas of Basaveshwaranagar and
Rajajinagar. It is a major determinant for development
in the planning district. The Vijayanagar Bus Station area
forms an important centre, which caters to the
neighbourhoods in this planning district. Chord Road also
hosts a Bus Station which serves as a significant bus
node at the city level.

The Bangalore University Campus, a part of which

occupies a considerable area of this planning district, is
accessed by Mysore Road which runs along the

85
2.12
Social Index
The Vijayanagar Planning District, located within
the BMP area, has a medium-low social level. The area
along Chord Road shows a high social index of 105-117.
The CMC areas of the district display a social index
between 69 and 84. The adjoining planning district of
Rajajinagar shows similar conditions, while Kempapura
Agrahara Planning District displays a low social index.
The Nayandahalli and Ahmed Nagar slums, located
close to Mysore Road, have poor infrastructure
conditions.
Physical Infrastructure
Water and Sanitation
About 30% of the population of the planning district
receives water from the BWSSB. The remaining demand
for water is met by private sources and through private
bore wells. The stretches to the East and the West of
Chord Road are well connected with water supply and it
has 37 to 300.9 connections per 1000 inhabitants. This is
quite high in comparison with the city’s average, which is
approximately 72.9 connections per 1000 inhabitants.
The entire area to the West of Nagarbhavi Main
Road, including areas of Adarshanagar, Kalyannagar,
Byreshwaranagar and Chalukyanagar, is very poorly
served. It is served by about 0.1 to 36.9 BWSSB
connections per 1000 inhabitants. Sanitation levels are
good in all the residential areas. Hygiene levels in
Nayandahalli and Ahmed Nagar slums are low.
Roadways
The Chord Road, designed with service roads
along its length, forms the main connecting spine through
the planning district and links to the Primary Urban Road
Mysore Road. Hierarchy of North-South Major and Minor
Urban Roads is fairly well established by the Chord
Road and Minor Urban Roads, 2nd Cross Road and
Nagarbhavi Main Road. These roads are well
maintained. A Minor Urban Road, Pipeline Road,
connects to the road along the railway line and extends
to the southern part of Vijayanagar to the intersection of
Magadi Road and Chord Road. A Road has been laid
in the easement of the high tension line, with residential
development on both sides. East-West connectivity is
inadequate. Except for Attiguppe Main Road and 80 Feet
Main Road, roadways are discontinuous. Minor Urban
Road, Malathalli Road is the only connector between
Nagarbhavi Road and the Outer Ring Road, which runs
outside this planning district. The pocket of Nayandahalli
adjacent to Mysore Road has very poor road network.
Here, existing roads are un-metalled.
Vijayanagar
Railways
The Bangalore-Mysore railway line, which
passes through a railway station at Nayandahalli, runs
through this planning district, towards the West of Mysore
Road.
Transport and Traffic
Traffic volumes along Chord Road are very high.
Intersection of the Primary Urban Road Magadi Road
and Chord Road is overloaded with traffic volume. Poor
management of intersections, especially the
intersections between Chord Road and Minor Urban
Roads at the existing Vijayanagar Bus Station, are
inadequately managed in terms of traffic routing and
leads to major traffic congestion. The Minor Urban Road,
Pipeline Road, leading to the Magadi Road and
Kempapura Agrahara, is underutilized (due to
inconspicuous entrance from the Chord Road in the
South). Commuter traffic along Nagarbhavi Road, from
neighbouring areas of Rajarajeshwari Nagar and
Padmanabhanagar, is high.
Chord Road provides for parking on its service
roads. Parking provision on other Minor Urban Roads
is inadequate and does not meet the demands of the
increasing density in this planning district. Vijayanagar
Bus Station is the main existing bus station connecting
to the Kempegowda Bus Stand, City Market Bus Station,
Shivajinagar Bus Stand and other significant parts of
the city. The Maruthi Mandir Bus Stand along Chord
Road, RPC Layout Bus Stand and GKW Layout Bus
Stand are smaller bus stations which provide good
connectivity within the district. Except for some areas
along Mysore Road, the entire planning district is well
connected by bus routes.
Urban Amenities
Bangalore University, a regional level
educational amenity is located in this planning district.
The Sports Authority of India is located within the
University premises. The area is generally well served
by neighbourhood level urban amenities for health,
education and active and passive recreation. They
include the Sharavathi Nursing Home, Udaya Education
Society, and parks and playgrounds in the
neighbourhoods.
86
2.12
The planning district has ample education facilities, when compared to other planning districts within the
BMP area. Health facilities also are adequate. The planning district requires an increase in primary health care
unit facility.
Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan designates most residential
areas in this planning district as Mainly Residential
Zones. It promotes the formation of a Local Centre within
the residential pocket by allowing transformation of the
existing residential area. The pocket to the North-West,
along Kempapura Agrahara, is designated as a
Residential Mixed Zone, hence, strengthening the mix
of existing small industries, commercial and residential
use. The Mysore Road corridor is designated as
Industrial, with the objective of supporting the existing
industries along it.
The Plan suggests effective use of the existing
railway line for the Commuter Rail System (CRS), with a
railway station located at Nayandahalli. This would
facilitate convenient daily commute (currently daily
commuting is by a single mode of public transport viz.
the bus transport.), and accommodate future growth and
increase in density. The proposed Metro Rail aligned
along Chord Road with its proposed Metro station at the
Vijayanagar market and existing Public Bus Node is also
considered in the Master Plan.
Planning Recommendations
Land Use Proposals
w Maintain and strengthen residential areas of the
planning district, viz. Hosahalli Extension, RPC
Layout, GKW Layout, Vinayaka Layout, and
Attiguppe Layout by designating them as Mainly
Residential Zones;
Vijayanagar
w Propose Residential Transformation Zone in the
blocks abutting 80 Feet Road (which runs West of
Chord Road) and 2nd Cross Road at Chandra
Layout, and promote the formation of a Local Centre;
w Demarcate the pocket to the South of Magadi Main
Road, along Kempapura Agrahara as a Mixed
Zone;
w Designate Malathalli Road as a Development
Street;
w Promote development and transformations along
Chord Road by applying the Development Street
Zone in the Vijayanagar Bus Station area;
w Designate Mysore Road as a Mutation Corridor and
promote industrial use along it;
w Designate Dr. Ambedkar Nagar slum along Mysore
Road as a Residential Mixed Zone;
w Designate the following as Commercial Axes:
Ø The road parallel to the railway line (southern
extension of Pipeline Road),and
Ø All significant upcoming commercial streets;
w Protect the Nayandahalli Kere as a Green Area;
and
w Demarcate the following areas with an Area
Improvement Perimeter,
Ø Area within the planning district to the South of
Magadi Road and West of Kempapura
Agrahara;
Ø Chandra Layout Extension IInd Stage
(Ahmednagar slum area);
Ø Dr. Ambedkar Nagar slum along Mysore Road,
and
Ø Nayandahalli area.
Transportation Proposals
w Propose a new alignment along Nagarbhavi Road
for the Outer Ring Road along the periphery of
87
2.12 Vijayanagar

Bangalore University to make a more direct

connection to the existing Outer Ring Road which
runs along Mysore Road through the Kengeri
Planning District;
w Develop the proposed Intermediate Ring Road
along the Chord Road;
w Propose roads to be created within Ahmednagar
pocket to improve internal connectivity;
w Define Transport and Utility Perimeters around the
following areas:
Ø Junction of the State Highway Magadi Road and
Intermediate Ring Road (Chord Road),
Ø Vijayanagar Bus Station on Chord Road at the
Vijayanagar market area, and
Ø The intersection of Chord Road and road parallel
to the railway line (extension of Pipeline Road);
w Promote establishment of the CRS along the existing
railway line and strengthen the railway station at
Nayandahalli.

Proposed Land Use Analysis

Projects/Urban Management

w Maintain the existing parks and open spaces, which

are providing good quality neighborhood life;
w Develop green areas along Chord Road; and
w Improve the local road network in the residential
areas to the West of Nagarbhavi Road and to the
West of Mysore Road.

88
2.13 Rajajinagar

Traditionally industrial, the Rajajinagar Planning District reveals

the debate on the necessity of the continuation of residential,
commercial and industrial uses in the context of tertiary
activities development.

Population: 4,25,839 persons

Area: 13.51 sq. km (1351 ha)
Gross density: 315 persons/ha
Net density: 640 persons/ha

Wards: Gelayarabalaga (13), Nagapura (14), Rajajinagar (15), Kamalanagar

(16), Vrishabhavathi Nagar (17), Kamakshipalya (18), Basaveshwaranagar
(19), Shivanagar (20), Industrial town (21), Sriram mandir (22), Govindaraja
Nagar (36)

Existing Land Use 2004

89
2.13
Location
Rajajinagar Planning District covering an area of
13.51 sq. km is located in the urban area, inside the Outer
Ring Road, in the North-West part of the BMP limits. With
an existing population of 4,25,839 and residential area
of 6.65 sq. km, the planning district’s net density is
comparable to the BMP average of 352 persons/ha.
This planning district is located to the West of the
Bangalore City Railway Station and is bordered by:
w Yeshwantpur Industrial Suburb in the North;
w Dr. Rajkumar Road in the East;
w Nagarbhavi Torai river and the Outer Ring Road in
the West; and
w Magadi Road, to the South.
Principal Elements Noted
Planning District Context
The Rajajinagar Planning District has been urbanized
since the mid 20th century. It is mainly a residential area
(49.3%) with industrial pockets around Magadi Road
covering 7.4% of the planning district.
The residential area presents diverse urban fabrics:
w Certain parts of the West of Chord Road layout
covering a major portion of the Planning District have
a well planned grid of streets and include
Basaveshwaranagar and the 1st, 2nd and 5th stages
of West of Chord Road, which are BDA layouts.
w In contrast to this, the urban fabric of other
neighbourhoods, for example, Indira Nagar Colony
or NGO Colony, are dense and disorganized mostly
due to the topography and the presence of the old
street pattern and housing of villages.
On the main commercial axis
of Basaweshwaranagar.
Rajajinagar
w Rajajinagar V and VI blocks, on the East part of
Chord Road, are well planned layouts, with a grid of
streets and large scale infrastructures. Magadi
Chord Road layout to the South of Magadi Road is
also a well planned sector, which includes a few
remnants of traditional fabric.
w Kurubarahalli in the North, bordered by the Pipeline
Road, and Kamakshypalya are sectors more
recently urbanized and include vacant lands and
slums.
In Thimmenahalli, small houses
facing multi-family dwellings.
Magadi Road serves as an industrial axis
surrounded by industrial suburbs. Established about 50
years ago, this dense area houses workers involved in
industrial and manufacturing activities. These activities
include manufacturing of metal works, electronic
components, silk weaving and others that are closely
linked with Cubbonpete from where raw material is
purchased. This area’s economic system is linked with
some major companies, which are currently facing
management and financial difficulties.
The industrial areas include:
w Rajajinagar Industrial Town and Rajajinagar Industrial
Suburb - Located on both sides of the Chord Road,
the Rajajinagar Industrial Town was Karnataka’s first
industrial estate started in 1960. A large set up, it
consists of 2000 small-scale industries specializing
in engineering works, rubber wood furniture,
chemicals, and garments 1 . The Rajajinagar
Industrial Suburb is located between Chord Road
and Dr. Rajkumar Road in the northern part of the
planning district. Today these industrial areas is are
facing financial hardships.
w Kamakshipalya Industrial Estate - Located on both
sides of Magadi Road, the northern area includes
textile and silk weaving activities with about 2000
looms, whereas the southern part consists of small
scale manufacturing industries.
90
2.13
w Other smaller industrial pockets - These pockets
have about 30 to 100 units that are spread along an
East-West axis and include Gobanna Nagar and
SSI Industrial Area. They are involved in plastic,
mechanical and chemical products, printers, and
other production works.
The Nagarbhavi River along the
West border of the Industrial Estate
The area along the North part of Chord Road has
seen recent transformations and a new attraction, the
Iskon Temple, is a major religious and tourist spot. This
sector is at the entrance gate of the city and near major
axes.
Land prices in most parts of the planning district
are low, but are expected to increase with the
implementation of the proposed Metro as this area is in
proximity to the city’s core area.
Existing Land Use
1
Sectorial report no.2 A study of Bangalore Economy, April 2004
Rajajinagar
Social Index
Due to the location of slums in the South-West part of
the planning district, the western portion has a low and
medium social index (90 to 84). The rest of the area, in
The area along the North part of Chord Road has seen
recent transformations and a new attraction, the Iskon
Temple, is a major religious and tourist spot. This sector
is at the entrance gate of the city and near major axes.
Agarbatti activities in Rajaji Nagar
Vth Block
Physical Infrastructure
Water and sanitation
The whole area, except parts around the
Nagarbhavi Torai River, is relatively well served with
water supply pipes and sewers. There are on an
average 80 BWSSB connections per 1000 inhabitants,
however, the western third of the planning district has a
lower ratio. In Basaveshwaranagar, an underground
water pipeline passes through a city-scale treatment
plant in the Rajajinagar Industrial Suburb.
Roadways
The district includes city scale roads such as
Magadi Road which is a Primary Urban Road and State.
Transport and Traffic
The two major North-South axes, Chord Road and
Dr. Rajkumar Road support a large volume of traffic
because they are located between Tumkur Road and
the core of the city. Moreover, Chord Road works as a
thoroughfare. It supports daily commute travels, intercity
and transit trips from the rural areas and the outskirts to
Highway 17E, Chord Road and Dr. Rajkumar Road
which is a North-South Major Urban Road linking Tumkur
Road to Magadi Road. The North-South 1st Cross Road
and Pipeline Road are also Major Urban Roads. The
91
2.13
Outer Ring Road along its western boundary provides
access to the district. The BDA layouts and the industrial
sectors along Chord Road have a good road network
with well-maintained roads. However, the roads are not
in a good condition in Kamakshipalya and along the
pipe line in the northern part of the planning district. In the
industrial area along Magadi Road, the road network is
Urban Amenities
Considering the current population, the provision of urban amenities is more than adequate in the planning
district. The number of primary schools is just sufficient as per the standards. The distribution of primary health units
is less, but it is balanced by the number of hospitals of various sizes. The area also includes large hospitals: ESI
public hospital with capacity of 500 beds and Saint Theresa, which is a private one.
Development Stakes and Major Directions
Issuing from the Master Plan
A key principle of the Master Plan is to promote
Bangalore’s diverse economic background, an impor-
tant asset that will help it in its status as a metropolis. The
plan facilitates the development of traditional activities
mainly in peri-central areas such as the Rajajinagar
Planning District. Its strategy is also to promote transfor-
mation along radiating corridors such as Magadi Road.
The area around the GKW factory is proposed as a Co-
ordinated Planning Scheme(CPS) to encourage a struc-
tured and integrated development. This area is served
by the proposed elevated Metro Rail and its three sta-
tions along Chord Road. Chord Road, developed as a
segment of the proposed Intermediate Ring Road, will
relieve traffic from neighborhood streets.
Planning Recommendations
Land Use Proposals
w Apply the Residential Mixed Zone to a major part of
the planning district, to integrate the varied activities
Rajajinagar
poor and streets are mostly unmettalled, the city center.
The only continuous East-West axis is Magadi Road,
which is congested at its major intersection with Chord
Road on the East and the Ring Road in Beggars Colony
(Herohalli Planning District) in the West part. All the other
roads are used for local trips and service.
in a regulated manner and to provide the lower
income groups accommodation opportunities close
to the city’s core area. This includes Jayachamaraja
Nagar, BEML Layout, Kamakshipalya, KHB Layout,
Priyadarshini Layout, Syndicate Bank Colony,
Sampige Layout, Agarahalli Dasaharhalli and a
portion of Rajajinagar 6th Block.
w Apply the Mainly Residential Zone to the areas in
Maruti Nagar and in the South-West part of Magadi
Road, Basaveshwaranagar, Kamala Nagar and a
portion of NGOs Colony and KHB Colony.
w Maintain industrial activities by applying the
Industrial Zone to the Rajajinagar Industrial Suburb,
Gobbanna Industrial Estate and SSI Industrial Area,
Kamakshipalya Industrial Estate and to the
Rajajinagar Industrial Town.
w Designate Magadi Road which is undergoing
transformation as a Mutation Corridor, to facilitate
development of commercial, offices and group
housing.
w Apply the Residential Transformation Zone along the
following major roads to encourage redevelopment
and densification:
Ø Magadi Road from Kamakshipalya to
Rajajinagar Industrial Town;
92
2.13 Rajajinagar

Ø Chord Road from Yeswantpur to Rajajinagar Proposed Land Use

Industrial Town; and
Ø Dr. Rajkumar Road from St Teresa Hospital until
Minerva Mills.
w Promote Chord Road, Dr.Raj Kumar Road, 1 st Main
Road, 7 th Main Road and 1 st Cross Road
(Rajajinagar), Dr.MC Modi Road, 1st Main Road
(Govindraj Nagar) and 5th Main Road (Vijaynagar)
as Development Street.
w Apply the Commercial Axis Zone along:
- 8th Main Road Basaveshwara Nagar
- 12th Main Road Rajajinagar
- 10 Cross Rajaji Industrial Suburb
- 19th Main Road Rajajinagar
- 12 Main Road Rajajinagar
w Maintain the residential areas between the Chord
Road and Dr.Rajkumar Road within the planning
district and guide commercial activities along the
proposed commercial axes. Projects/Urban management
w Protect the Nagarbhavi Thorai River in the area
around Cauvery Nagar by proposing a Park Zone. w Improve and widen the roadways in the western
w Create parks distributed within the whole area, industrial sector for better accessibility.
especially on the constraints area lands to preserve w Coordinate with concerned agencies to manage
greenery and provide leisure spaces to the industrial hazardous waste and prevent pollution of
inhabitants. open spaces.
w Designate the area of GKW factory undergoing
recent transformation, located at the entrance gate
of the city in the North part of the planning district,
with a Coordinated Planning Scheme Zone to
structure new development as proposed in the
adjoining Srirampuram Planning District .
w Designate the lands along the high tension lines
crossing the planning district as Constraint Areas.

Transportation Proposals

w Develop Chord Road as a segment of the proposed

Electronic components discarded on a vacant
Intermediate Ring Road;
w Develop the Pipeline Road as a Major Urban Road; w Regulate and restrict developments through proper
w Create a Minor Urban Road to the South of Magadi enforcement coming under the high tension lines.
Road in Kamakshipalya Industrial Estate.
w Delineate the following areas as Transport and
Utilities Perimeters with a focus on the topography
and setting of drains:
Ø The West of Pipeline Road where it crosses the
river;
Ø The West of Magadi Road at the crossing with
the Outer Ring Road;
Ø The intersection of the Rajkumar Road and
Magadi Road; and
Ø The intersection of the South part of Chord Road
and Magadi Road.
School below tension lines
in Govindaraja Nagar

w Maintain the green and natural spaces, especially

under the high tension lines and near the
Nargarbhavi Thorai River.
93
2.14 Peenya

Predominantly an industrial area this planning district, which

houses large public sector units, the HMT factory, and the
Peenya and Yeshwantpur Industrial suburbs, is promoted as
the city’s prime industrial hub.

Population: 1,41,187
Area: 12.91 sq. km (1291 ha)
Gross density: 109 persons/ha
Net density: 519 persons/ha

Wards: HMT (1), Mahalakshmipuram (10), Peenya Industrial Estate (11),

Nandini Layout (12)

Existing Land Use 2004

94
2.14 Peenya

Location w The APMC Yard – It is a government yard, which

serves as a market place for farmers.
The Peenya Planning District is located in the w The Mysore Sandal Soap Factory - A large PSU
North-West part of the city within the BMP area. It is bound strategically positioned on Tumkur Road (NH-4),
by some important city roads like Chord Road, Tumkur this factory acts as a gateway to the city. It is on the
Road, a National Highway (NH-4) and MES Road (Outer verge of being defunct and has tremendous
Ring Road) in the South-East and East, part of Outer potential for development.
Ring Road in the South-West, Saraswathipuram Main
Road in the South and Jalahalli Road to the North-East
and North. This planning district is to the North of the
Rajajinagar Planning District and West of Mathikere
Planning District. To its North-East lies the Makali
Planning District and South-East, the Herohalli Planning
District.

The gross density within this planning district is

about 109 persons/ha, which is approximately half the
average gross density within the BMP area, which may
be due to the large percent of industrial land use within
this planning district. HMT, a large Public Sector Unit

Principal Elements Noted

Planning District Context

The Peenya Planning District consists of a large

industrial estate and the APMC Yard, which together
occupy about 35% of the planning district’s area. The
industrial area can be described as follows:

w HMT Area - As one of India’s largest Public Sector

Units (PSU), HMT was started in the mid-20th century Yeshwantpur Industrial Suburb

(1953). It occupies approximately 193 ha, which

accounts for 15% of land area within the planning
district. HMT, with its good infrastructure of parks,
playgrounds, well-maintained roads and a sparse
residential layout, occupies the northern part of the
planning district. This four decade old PSU, like
others in the country, is on the verge of being defunct.
w Peenya Industrial Suburb – Built in 1960, it houses
many small scale industries in a single area. Since
1971-72 this suburb is being developed by the
Karnataka Small Scale Industries Development
Corporation (KSSIDC) to protect and promote the
interests of small scale entrepreneurs. Today, many
of the industries are sick and defunct, largely due to
current policies and change in market structure.
w The Yeshwantpur Industrial Suburb – This
well-designed and well-developed industrial area
is in keeping with the current market trends,
displaying a distinct character with its many modern
buildings. It houses some important apparel
factories such as Gokuldas. Well served with wide
roads, it has great potential for future development.
About 21% of the planning district’s area is
dedicated to residential uses that also support other
complimentary activities such as commercial, urban
amenities and open spaces. Mahalakshmipuram, a
residential area laid out by the City Improvement Trust
Board (CITB) has a mix of religious institutions and open
spaces, which gives it a distinct character. Other
residential layouts include Saraswathipuram and
Nandini Layout (which are recent layouts). The former
has some very congested roads, while the latter is a
quiet neighbourhood with many vacant plots.
Spatially, the industrial area occupies the northern
and the central part, while the residential areas occupy
the southern and southeastern part of the planning
district.
This planning district also has important
landmarks such as the Kanteerava Studios and
Foremen’s Training Institute. The Kanteerava Studios
serve as an important venue for Kannada Cinema. It
also has a large area with green trees and lawns.

95
2.14
Interspersed within this planning district are some
urban villages (Jalahalli, Goreguntepalya, Sidharata
Nagar, Khata Nagar), which act as service zones to the
large PSU and Industrial area. They have an organic
street pattern with an open space adjoining religious
buildings, which act as social and gathering places. In
few areas, next to the industrial suburbs there is a mix of
small industrial workshops in the residential areas.
A village open space adjoining a Chapel
These units produce spare parts for the large automotive
industries.
Social Index
The social index for the whole planning district is
varying in different parts. In the western and southern
part of the planning district, the social index is very low,
between 97 and 69, while in the northern part, it is
comparatively better (97-90). This planning district
displays a fairly low social index in comparison with other
adjoining planning districts within BMP area, such as
Rajajinagar and Srirampuram. There are many slums in
the southern part of the planning district. One such large
slum lies to the North of Nandini Layout and has a
population of approximately 9500.
Existing Land Use Analysis
Peenya
Physical Infrastructure
Water and sanitation
The southeastern part of the planning district, i.e
Mahalakshmipuram,Saraswathipuram,
Goreguntepalya and a part of Yeshwantpur Industrial
Suburb has an average of 101.0-300.9 connections/1000
persons. Comparatively the Peenya Industrial Estate
and the northern areas have poorer service with 0.1-36.9
connections/1000 persons.
Roadways
This planning district is connected by an important
city-level road such as the Outer Ring Road and Chord
Road. It is also crossed by the Primary Urban Road
and National Highway, Tumkur Road (NH-4) and
bordered by the Jalahalli Road, an important connector
to other parts of the city.
Railways
The Tumkur Railway line crosses through the
northern part of this planning district from the North-West
to the South-East.
Transport and Traffic
All city level Primary Urban Roads support
thoroughfare traffic through the planning district
efficiently. The industrial activity in the industrial suburbs
and the presence of the APMC Yard, accounts for the
heavy inter-city traffic on Tumkur Road and the large
volume of truck traffic in this area. The planning district
is constantly facing traffic conflicts between large trucks
and local vehicles (cars and two-wheelers), even on
the service road near the APMC Yard. Trucks are
backed up through the day at the junction between the
MES Road (part of the Outer Ring Road) and Tumkur
Road (NH-4) and traffic moves at a slow pace. The
Jalahalli junction with Tumkur Road is also a crucial
traffic intersection, which faces congestion. These two
junctions of Tumkur Road need to be considered for
improvements to alleviate the congestion problems.
The Tumkur Railway line carries a large part of the
commuting population to Bangalore from different parts
of Karnataka.
96
2.14
Urban Amenities
Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan envisages high-quality compact
regulated development at the junction of Chord Road
and Tumkur Road, by promoting the Mysore Sandal
Soap Factory land and the adjoining area as part of the
larger proposed CPS (Kirloskar) in the Srirampuram Plan-
ning District. The existing industrial areas are to be strength-
ened and their central role in the city is to be enhanced.
Development along major roads such as Tumkur Road
and the Outer Ring Road is promoted. The Master Plan
also considers the proposal of the elevated Metro line
along the Chord Road and Tumkur Road and supports
the development of an Intermediate Ring Road along
Chord Road.
Planning Recommendations
Land use Proposals
w Designate the areas occupied by Mysore Sandal
Soap Factory and its adjacent area (including
Kirloskar) as a part of a larger Coordinated Planning
Scheme (CPS) to promote recycling of old defunct
industrial lands through urban renewal;
w Zone areas along Tumkur Road and Outer Ring
Road as a Mutation Corridor Zone to promote
development;
w Identify HMT area as a large Public Sector Unit;
w Strengthen the industrial activities in the Peenya and
Yeshwantpur Industrial area by applying the
Industrial Zone.
w Designate the following as Large Public and
Semi-Public Infrastructure facilities:
Ø APMC Yard and Kanteerava Studios (under the
others category);
Peenya
Ø Foremen’s Training Institute (under education);
and
Ø Truck terminal proposed near the junction of Outer
Ring Road and Kanteerva Studio Road.
w Maintain the southern residential area as Mainly
Residential and designate specific commercial
axes running through them;
w Zone the existing Urban Villages as Traditional Areas;
w Delineate the large slum next to Nandini Layout with
an Area Improvement Perimeter;
w Promote Residential Mixed Zone for the layout next
to the Jalahalli Urban Village;
w Consider Urban Amenities and Open Spaces
needed to complement the industrial activities in
compliance with the CDP 95 proposal, in the
Yeshwanthpur and Peenya Industrial Suburb;
w Designate the vacant lands in Nandini Layout as
Open Spaces and consider the proposed open
spaces identified in the CDP 95.
Transportation Proposals
w Delineate Transport and Utilities Perimeters for
improving the following:
Ø The junction of Outer Ring Road (MES Road)
with Tumkur Road;
Ø The junction of Jalahalli Road with Tumkur Road;
and
Ø The area around the swimming pool in
Mahalakshmi Layout, where the 8th Main Road
makes a turn.
w Strengthen the existing Truck Terminal at the Outer
Ring Road junction near the Kanteerava Studio.
w Create a Major Urban Road perpendicular to MES
Road along the Platinum City development.
97
2.14 Peenya

Existing truck terminal

Proposed Land Use Analysis

98
2.16 Kaval Byrasandra

Largely an underserved area in terms of infrastructure, this

planning district offers a potential for development on the basis
of its specific economic network and locational aspects.

Population: 3,14,493
Area: 10.9 sq. km (1097 ha)
Gross Density: 286 persons/ha
Net Density: 650 persons/ha

Wards: Sagayapuram (90), Devarajeevanahalli (93), Kadugondanahalli (94),

Kaval Byrasandra (95), Hebbal (96)

Existing Land Use 2004

105
2.16
Location
The Kaval Byrasandra Planning District, with an
existing population of 3,14,493 and a surface area of 10.9
sq. km., is located in the northern part of the BMP area. It
is bordered by:
w Bellary Road which runs along its western edge and
serves as a major access way to the northern area;
w Railway lines to the North, East and South along
Pottery Road; and
w A large L-shaped Unclassified area occupying the
South of Devarajeevanahalli and separating it from
the surroundings.
Principal Elements Noted
Planning District Context
Richard’s Town was the first quarter to be built in
this area in the late 1920s. Tannery activities took root at
the same time, and spread along Shampura Road,
Tannery Road (also called Arabic College Road) and
Devarajeevanahalli Road to the North. Since the 1950s,
development came up along Bellary Road and a railway
line bordering the area in the North was created. The
central and the northern parts of the planning district
remained undeveloped; however, today these areas are
witnessing new developments.
This planning district is mostly residential (44.1%).
The Unclassified lands occupy 10.5% of the area. The
stretch of land, running South-West to North-East, starting
from the Unclassified area, following Arabic College
Road and continuing through the North has a
concentration of industries and commercial activities.
Few activities related to tanneries (a slaughterhouse and
a cow tannery) still remain along Arabic College Road.
The numerous small industries and craft activities
(wooden furniture, agarbathi making etc.) characterise
this planning district as a mixed land use area.
Architecture of the 19th century tannery workshops
Kaval Byrasandra
The planning district houses people of different
religions and there is a high concentration of activities
related to worshiping and teaching.
View of Doddanna Nagar Temple
The urban pattern is diverse with mostly
continuous built up areas. There are distinct sectors of
high density in the South and low density in the North,
which include:
w A high density urbanised area (about 485
persons/ha), on small plots (less than 50 sq.m.) in
the South from Devarajeevanahalli to Bagalur
Layout, which is underserved and has slums and
vattaras surrounded by Defence land;
w A residential area with single family houses
(between 50 sq.m. and 100 sq.m.) in the central area,
around Sultanpalya;
w A residential area of layouts under construction in
the North and the East, following the railway line in
the Hebbal ward, where sizes of plots are between
70 and 150 sq.m. and density is 233 persons/ha;
and
w The well-structured sector of Richard’s Town in the
South, which is residential and includes schools and
churches, and is undergoing densification (density
440 persons/ha).
w Some notable features of the plannin district include:
Ø Arabic College Road, which constitutes the
major axis despite its limited width, and along
which buildings have a maximum of two floors
and the sizes of plots vary between 100 and 600
sq m;
Ø The remnants of tanneries with its own specific
architecture and a slaughter house;
Ø The village pattern around Visvanatha Road,
Kaval Byrasandra and Devarajeevanahalli;
Ø Some natural areas around stone quarries where
slum populations have settled;
Ø Few natural spaces and wetlands,
Kacharakanahalli Kere, the wetlands in Ashok
Nagar; and
Ø The Unclassified area.
Land value is low in most parts of the planning
district as the infrastructure facilities (water and
106
2.16
transportation) are poor. The lowest collection of
property tax in the city is from Devarajeevanahalli, a part
of this planning district, which is a reflection, to some
extent, of the socio-economic condition of this area.
Slums in the former quarries of Deverajeevanahalli
Existing Land Use Analysis
Social Index
Kaval Byrasandra is on the border of the high and
medium social index, but presents very low indicators
specifically in the central part around
Devarajeevanahalli, Periyar Nagar and Ambedkar
Nagar. This area has a concentration of slums and its
synthetic social index lies between 78 and 85, which is
comparable with the Chamarajpet area. The rest of the
area has a social index that is between 85 and 95.
Physical Infrastructure
Water Supply and Sanitation
A major part of the planning district has less than
36 connections per 1000 inhabitants. Only Richard’s
Kaval Byrasandra
Town, the area South of Shampura Road and Tannery
Road have the necessary supply with 37-100
connections per 1000 inhabitants. BWSSB’s proposal
to expand the network is ongoing. Drains are mostly
open in the entire southern and eastern parts.
Roadways
Arabic College Road is the major structural
North-South axis at the city scale. The other main North-
South roads for the area are Shampura Road, KHB
Colony Main Road and Kanaka Nagar Main Road. They
constitute the main road network with two-way streets in
good condition. Bellary Road and Hennuru Road are
Primary Urban roads while KHB Colony Road and
Arabic College Road are Major Urban Roads serving
this planning district.
The road system is deficient in East-West
connections. The only continuous East-West road is the
Visvanatha Main Road running parallel to the Outer Ring
Road. Others are only in segments and include Dinnur
Main Road, Sumangala Main Road and Dr. Ambedkar
Medical College Road. All the layouts in the North and
the West sectors as well as the roads within the layouts
are connected with narrow mud roads.
Devarajeevanahalli is hardly accessible; all streets,
including the main road, are narrow.
Transport and Traffic
Two types of intra-city traffic occur along Arabic
College Road; one coming from HBR Layout to the Core
Business District, and the other one leading to the
Cantonment Railway Station. Other main roads support
traffic in the immediate vicinity. The railway lines, which
border this area to the North and along Pottery Road,
have no stations in this sector.
Public space invaded by commercial
activities on Shampura Road
107
2.16
Urban Amenities
As compared to the BMP average the planning district has ample provision of education and health facilities
to cater to its current population. With regards to education the proportion of private schools is very high as
compared to public which could be a drawback considering the low economic profile of the population. Although
the health care provision is just adequate it is augmented by the Dr. Ambedkar Hospital located within the planning
district limits.
Development Stakes and Major Directions
Issuing from the Master Plan
Kaval Byrasandra has been identified as a major
under served area with a poor road network and
infrastructure facilities. The Master Plan proposes to
promote mixed land uses and improve the infrastructure to
enhance the traditional economy. In this context, a CRS
railway station is proposed around Arabic College Road.
The proposed Intermediate Ring Road running along
the southern boundary of the planning district provides
access to this area. Transformations are recognized in
Richard Town by giving the area higher development
rights. The Master Plan promotes and regulates
development along major roads including Bellary Road
and Hennur Main Road.
Planning Recommendations
Land Use Proposals
w Promote mixed uses by applying the Residential
Mixed Zone to the stretch from Devarajeevanahalli
to the Arabic College Road, to improve employment
in small units within the area;
w Promote the mainly residential function in the northern
area;
w Structure commercial development in the mainly
residential area by designating the main roads as
Commercial Axis;
Kaval Byrasandra
w Regulate redevelopment of Richard‘s Town through
the Residential Transformation zone;
w Designate the area occupied by the tanneries and
slaughterhouse on Arabic College Road with a
Coordinated Planning Scheme (CPS) Zone to
encourage structured urban renewal that will
consider its environmental and hygienic impacts;
w Demarcate Area Improvement Perimeters in two
major places: Gandhi Nagar, and around
Devarajeevanahalli Main Road, including all slum
areas from Periyar Nagar to Doddanna Nagar; and
w Propose Parks and Green Spaces in order to
balance high densities, particularly, Parks around
the Kunti Betta temple, Devarajeevanahalli and the
Doddanna Nagar quarries, and a Playground and
Park facility at the old quarry along Modi Road; and
w Designate Bellary Road as a Mutation Corridor and
Hennur Main Road as a Development Street to
promote and regulate development.
Transportation Proposals
w Develop the segment of the proposed Intermediate
Ring Road parallel to the southern border of the
Unclassifed area and along the edge of the burial
ground, to create a link between RT Nagar and
Tannery Road, connecting further to the future
International Airport;
w Establish a railway station along the Commuter
Railway System (CRS) line close to Arabic College
Road on the border of the planning district, where
about 5000 sq.m. of land is available in front of the
industrial area of HBR Layout;
108
2.16 Kaval Byrasandra

w Allocate land for parking bays on the vacant land to
the West of Arabic College Road;
w Develop an East-West Minor Urban Road leading
to Shampura Main Road, from the South of Kaval
Byrasandra village in order to ensure accessibility;
and
w Demarcate the following junctions as Transport and
Utilities Perimeters:
Ø Shampura Main Road and the railway line;
Ø The stretch of the proposed Intermediate Ring
Road and Arabic College Road; and
Ø KHB Colony Road and Dinnur Main Road.
Ø Preservation of the mixed use nature of the area
(small family economic units), and
Ø Development of public educational facilities.
Ø Accessibility (improvement of main roads
including Devarajeevanahalli Main Road, NP
Road and Modi Road),
Ø Water supply facilities (connections,
maintenance of open drains to improve the living
conditions),
Ø Preservation of the mixed use nature of the area
(small family economic units), and
Ø Development of public educational facilities.

Proposed Land Use Analysis

View of the Arabic College Road

Projects/Urban Management

w Organise the varied uses which impede traffic along

Arabic College Road as it is a Major Urban Road
running parallel to Bellary Road and leading to the
future International Airport;
w Consider discussing the development of the
segment of the proposed Intermediate Ring Road
with the concerned property owners to define an
appropriate alignment;
w Conduct specific studies to estimate the economical
and social impact of the proposal of shifting the
tanneries and slaughter house on Arabic College
Road, and include a study on its environmental and
hygienic impacts;
w Allocate and manage land for parking bays; and
w Manage slum areas especially with respect to:
Ø Accessibility (improvement of main roads
including Devarajeevanahalli Main Road, NP
Road and Modi Road),
Ø Water supply facilities (connections,
maintenance of open drains to improve the living
conditions),

109
2.17 Kammanahalli

A dense residential area, this planning district has high poten-

tial for development as it is bound by prime transportation
streets including the Outer Ring Road, some Major Urban Roads
and a railway network with the Commuter Railway System as a
part of it.

Population: 1,55,108
Area: 8.92 sq. km (892 ha)
Gross density: 174 persons/ha
Net density: 399 persons/ha

Wards: Kacharakanahalli (89), Lingarajapuram (87), Maruthi Sevanagar (86)

Existing Land Use 2004

110
2.17
Location
The Kammanahalli Planning District is located in
the North-East within the BMP area. It is bound by the
Outer Ring Road in the North, and the Dodballapur
Railway line in the East.
Occupying an area of 892 ha, this planning district
has a population of 1,55,108. Gross density of this area
is approximately 174 persons/ha and the net density is
approximately 399 persons/ha, which is less than the
average density inside the BMP.
Principal Elements Noted
Planning District Context
Kammanahalli is a mainly residential area, quite
well served in terms of road network. It has a huge
potential for development, since the percentage of
vacant land is high and as it is devoid of natural features
like valleys and water bodies.
Existing Land Use Analysis
Historically as well as with respect to its urban
fabric, the area may be described by dividing it into
several parts.
w In the South-West, Cooke Town that was laid down
in the late 1920’s was a part of the city’s extension
area that developed in the last century. Today, it
displays a good neighborhood quality with
commercial streets having significant development
along it.
w The West part of the area has a mix of uses with
irregular dense urban fabric. Although primarily
Kammanahalli
Commercial activity along
Kammanahalli Main Road
residential, it has small industrial activities and also
slums and small villages with narrow roads.
w Plot sizes are not very big in these areas.
w The northern part is a well provided area with
significant commercial activity. New layouts have
been developed here.
w The eastern part, up to the Ring Road, is also
undergoing irregular development of layouts. In this
area, the village of Banaswadi has traditional fabric
characteristics and a well known Hanuman temple.
w Unclassified activities occupy 7.8% of the land in
the South.
A partially occupied government
housing located in a lake bed.
The land value is higher in the older part, Cooke
Town, and also in the new layouts coming up in the East.
Commerce and services are major characteristics of
this zone. Service related activities take place in the
South-West part, while commercial activity is significant
along the major axes.
111
2.17 Kammanahalli

Social Index Transport and Traffic

Kammanahalli has a high social level even if it is
not homogeneous in the whole area. The index is
approximately 105 to 117 in the south-western and the
north-eastern part. The slum population in the South of
the area is more than 10,000. Slums are situated in the
southern part of the planning district, in the area where
the social index is good, while a major part of the
population of the planning district lives in the zone North
of the railway line, an enclave where the social level is
low.
The railway lines and the CRS railway passing
through this area form an important network that has an
impact on the area. The flyover being built across the
railway line at two junctions of Banasvadi Road would
ease the present conflict between the roadways and
railways. The lack of maintenance of roads and an
absence of co-ordination between the rail and the road
has led to lack of public transport and traffic confusion.

Physical Infrastructure

Water and Sanitation

The number of BWSSB connections is low in
comparison with the average within BMP limits. The
major water crisis present here is a deterrent for
high-density residential development.

Roadways
The planning district is well serviced by Primary
Urban Roads all along its boundary, with Hennur Main
Road, Outer Ring Road and Major Urban Roads such
as the Banasvadi Road. Neighbourhood roads are well
developed and laid down in a grid pattern. Flyover under construction

Urban Amenities

The area to the North of the railway lines lacks amenities, while the Cooke Town area is better provided in
terms of teachers and schools. The global ratio for education indicates an ample provision of facilities; however,
the whole area is still underserved in primary health facilities, and would need new facilities in view of the expected
increase in development.

112
2.17 Kammanahalli

Development Stakes and Major Directions w Create Transport and Utilities Perimeters to improve
Issuing from the Master Plan the junctions of Banaswadi Road with the Outer Ring
Road and with Wheeler Road.

The Master Plan views this planning district as a

Mainly Residential area in proximity to the Outer Ring Proposed Land Use Analysis
Road. It encourages development and commercial
activities along the Primary Urban Road, Hennur Main
Road; and Major Urban Road, Banasvadi Road and
other major roads such as Kammanahalli Main Road
and 100 Feet Road. It proposes a mixed residential area
towards the western part of the planning district between
the Hennur Main Road and Kammanahalli Main Road
and considers the proposed CRS network passing
through the planning district. The Plan also proposes
an Intermediate Ring Road along the planning district’s
southern edge.

Planning Recommendations

Land Use Proposals

w Designate areas in the extensions and new layouts Projects/Urban Management

as Mainly Residential;
w Apply the Residential Mixed zone to the area w Improve road surfaces and maintain most of the
between Hennur Main Road, Kammanahalli Main existing roads while considering widening them in
Road, the railway line and behind Jal Vayu Vihar to certain parts; and
respond to the specific uses in this area; w Improve Hennur Main Road as a Primary Urban
w Designate the area of Indian Tobacco Company in Road.
the South as a High Tech Zone considering the
existing use;
w Delineate the existing slums in the area with an Area
Improvement Perimeter to upgrade them;
w Create land reserve for Urban Amenities in the
North-East part, and propose a Park and Green
Space reserve next to it;
w Create a specific perimeter for Heritage
Conservation around the Hanuman temple in
Banaswadi;
w Propose Mutation Corridors along the Outer Ring
Road; and
w Promote Banaswadi Road, Kammanahalli Main
Road, Hennur Main Road and 100 Feet Road as
Development Streets.

Transportation Proposals

w Develop the existing Hennur Main Road as a

Primary Urban Road and a potential connector to
the new International Airport;
w Develop the proposed Intermediate Ring Road
along the railway line running along the southern
boundary of the planning district; and

113
2.18 CV Raman Nagar

Primarily residential, with some large institutional land holdings,

this area is strengthened further to support the housing
demands generated by the adjoining Whitefield and Indira Nagar
areas.

Population: 97,876
Area: 16.75 sq. km (1675 ha)
Gross density: 58 persons/ha
Net density: 255 persons/ha

Wards: CV Raman Nagar (83)

CMC areas: KR Puram CMC 20, 21, 22, 23, 24, 25, 27, 28

Existing Land Use 2004

114
2.18
Location
This planning district is located to the East of the
core area and most of it is outside the BMP limits. It is
bound by Old Madras Road and the Southern Railway
Salem Branch line to the North, and the Bangalore Airport
to the South. It lies between the Indira Nagar Planning
District (on the West) and the Mahadevpura Planning
District (on the East) and its southern part belongs to KR
Puram CMC.
The planning district occupies a surface area of
16.75 sq.km. and has a population of 97,876. Gross
density of this area is 58 persons/ha and the net density
is 256 persons/ha, which is more than three times the
average net density outside the BMP area. This is due
to the high concentration of residential development in
this area.
Street view in the dense residential area
Principal Elements Noted
Planning District Context
Generally situated between Indira Nagar, which
is a middle-class residential area, and Whitefield, where
there is a concentration of IT related activities and
high-end housing, this planning district is primarily a
residential area. The residential portion covering about
23% consists of villages, slums and private housing
developments. Recent private developments include
high-end residential complexes, group housing and
multi-storey apartments, which do not meet the needs of
the service sector population. This situation has
sustained the illegal housing market (development of
revenue sites, unauthorized layouts, slums) and the
demand for low and medium-income housing.
The residential areas, served by irregular street
network, have commercial and retail uses along the main
roads. Along Old Madras Road, many large-scale
commercial developments have occurred. The
CV Raman Nagar
Nagavara Market serves the areas in its immediate
vicinity, while the market along Thippasandra Main
Street serves a wider area.
Public Sector Units such as BEML and HAL, which
are 40-60 years old, are located in this planning district.
About 7% of the area comprises of Unclassified land
use. Besides some large institutional land holdings, the
remaining land is under multiple ownerships, which has
led to piecemeal development. Several lakes and
tanks including the Dodda Nekundi Lake and
Kaggaadasapura Lake are located in this area.
Land value of developable lands is increasing
since this area is situated near the Airport and near areas
of IT activities.
Existing Land Use
Social Index
The social index of the planning district is
approximately 105-97, which indicates a moderate
social level in comparison with other areas outside the
BMP area. A few slums housing about 2250 people are
located in the South-Western part of the planning district.
Physical Infrastructure
Water and Sanitation
The water supply system along Old Madras
Road and in the Dodda Nekundi area is inadequate to
serve the up-coming residential development. Many
areas depend on bore-wells. A sewerage system is
non-existent. Since part of the planning district is under
115
2.18 CV Raman Nagar

CMC administration there is less involvement from BDA

in developing the road network.

Roadways
The Primary and Minor Urban Roads though
established are poorly maintained i.e. they have
unmettaled surfaces. The road widths proposed in the
CDP 95 for the Minor Urban Roads have not been
implemented and connectivity between layouts is
lacking, thus having an impact on the housing stock. Lack
of proper roads and drainage has resulted in flooding of
some newly constructed developments on the lake beds. Water clogged plots around the lake

runs along the northern edge and people in this area

Transport and Traffic
This planning district is accessed by Primary
Urban Roads: the Old Madras Road and Airport Road,
which have high traffic volumes. The Salem Railway line
use the Byappanahalli and KR Puram railway stations
which are close by. Suranjandas Road is the only
significant link between the northern and southern parts
of this planning district. There are three bus stations on
the Suranjandas Road that serve the people of the area.

Urban Amenities

The present urban amenities in this planning district are not sufficient to serve the existing population. In
particular, the health facilities are few. There are no maternity homes and nursing homes in this planning district.
Civic amenities such as police stations are also missing. There is a definite need to augment the existing
facilities to cater to the growing population of the area.

Development Stakes and Major Directions CRS and Old Madras Road transport near its northern
Issuing from the Master Plan boundaries in the Byappanahalli Planning District.

The Master Plan recommends that this mainly

residential area be strengthened to support the housing
needs generated by the adjoining Whitefield (focus of
IT activities) and Indira Nagar (proposed extension of
the Central Business Area) areas. It recognises that
development in this area will be influenced by the Primary
Urban Roads (Old Madras Road and Airport Road) and
by its proximity to the proposed Transportation
Interchange Hub which integrates the proposed Metro,
Planning Recommendations
Land Use Proposals
w Apply the Mainly Residential Zone to the existing
residential areas, particularly close to the Salem
Railway line and North of the Bangalore Airport;

116
2.18
Slums in the area
Bagmane Tech Park
w Protect the valleys (Atchucut area), parks (including
the low lying area at South of Nagavarapalya) and
green spaces by assigning them as Protected
Lands;
w Classify the Bagmane Tech Park and Cognizant
Tech Park area located to the North of BEML as a
High-Tech Zone;
w Designate the Nagavarapalya area as a Residential
Mixed Zone;
w Apply the Mutation Corridor zone to parcels along
Old Madras Road to promote high development;
w Promote Commercial Axes in the new residential
areas in order to encourage mixed uses along them;
w Delineate the slums with an Area Improvement
Perimeter; and
w Establish a Constraints Area along the existing high
tension lines.
Transportation Proposals
w Enhance the road network and widen certain roads
to establish good connectivity between the
residential areas, the new urbanized zone, and also
the enclosed island-like village within the
Unclassified areas in the North; and
w Maintain the existing railway along Suranjandas
Road and use it as part of the proposed Commuter
Rail System (CRS).
CV Raman Nagar
Proposed Land Use
Projects/Urban Management
w Prepare detailed designs for the connection
between the Metro and CRS on Old Madras Road;
w Develop a coordinated infrastructure plan for areas
of urbanization with consideration given to the
sewerage and drainage system;
w Improve the existing bus station and develop the
public transport network, especially in the village
areas located within the Unclassified area and in
the areas proposed for new development;
w Enforce regulations for restricting the building
heights around the airport;
w Coodinate the public transport network with the
proposed road network for this area and the existing
city network; and
w Use the existing railway line as a potential connector
between the Domestic and International Airports in
the future.
117
3.01 Kengeri

Kengeri Planning District, a green hinterland of Bangalore which

includes the major economic corridor of Mysore Road is
threatened by disorganized urbanization. Its many vacant
layouts are expected to serve the future housing needs of the
city.

Population: 1,34,242
Area: 126.17 sq. km (12617.2 ha)
Gross density: 11 persons/ha
Net density: 153 persons/ha

Wards: Kengeri TMC (1 to 22), Pattanegere CMC (11 -15, 17, 19, 21-24,
26, 27)
Villages: Alahalli, Ullalu, Gennakal, Ramahalli, Bheemanakuppe

Existing Land Use 2004

118
3.01
Location
Kengeri Planning District, covering an area of
12617.2 ha, is located in the South-West outskirts of the
city with only 886.3 ha dedicated for residential purposes.
This planning district is broadly defined by:
w Green agricultural areas on the West;
w Magadi Road on the North; and
w Kannakapura Road and the southern Ring Road
on the East;
Principal Elements Noted
Planning District Context
The planning district is part of the large area under
rapid and irregular urbanization in the South-West
outskirts of Bangalore. It includes the TMC of Kengeri, a
portion of the CMC of Pattanegere and villages inside
the agricultural area. They are all under the planning
authority of the BDA.
The natural framework in the planning district
consists of a green unurbanised area on the West and
South, green spaces, forests, and rocky areas. Portions
of State forests are included in the planning district, but
they are progressively being encroached upon by
development of new layouts. This landscape is
completed by a rich natural drainage network consisting
of three major North-South valleys and many lakes, and
the junction between two major rivers of the city
(Nagarbhavi Thorai and Vrishbavathi).
Vrishbavathi River among the plantations
in the South of Kengeri city
The area is still largely rural especially in the West
and South. However, urban expansion is occurring
progressively since the 1970’s. Densification has
increased since the 1990’s and is focused in Kengeri
Town, Pattanagere and along Mysore Road. Many new
layouts have developed and transformed the planning
district, bringing in new population.
Kengeri
Agricultural zone landscape
A majority of the residents in the planning district
are involved in rural activities and work in farms,
hatcheries and textile factories. However, people living
in the areas along Mysore Road are involved in
commercial activities. Today new functions such as
offices are also coming up along this road.
Agricultural lands cover 60.9% of the planning
district area. About 18% is vacant whereas residential
land use occupies only 7%. Spatially, the area is
organised into different areas:
w Mysore Road and precincts - It is an industrial area
undergoing transformation with new buildings, public
infrastructures and amenities (colleges and
hospitals) mostly city scale facilities.
w Kengeri area, organized around the core of the old
village and the Satellite Town - It is an already
urbanised sector, which houses a major part of the
population and has varied activities. Mysore Road
and the railway line divide and segregate the area
into two parts, the old village area to the South of the
railway which is a mixed area, and the new Satellite
Town to the North which is mostly residential.
w Pattanagere - As a mainly residential area - which
was recently urbanized, today it is undergoing rapid
densification. This area includes Pattanagere CMC
(Rajarajeshwari Nagar) and is easily accessible
by road.
w The large sector of BDA and private layouts - This
area is under construction and has basic
infrastructure, but very few buildings.
w The natural and rural sector - It includes non-irrigated
lands and orchards interspersed by lakes and
plantations.
Some large scale layouts under construction
have the capacity to serve the housing demands of the
area for the next decades. The different kinds of layouts
that exist are as follows:
w Large BDA layouts (Sir MV Layout, Banashankari
Stage VI, Nagarbhavi Layout);
w KHB housing development (in Kengeri Satellite
Town); and
119
3.01
w Private layouts (Rajarajeshwari Nagar, BEML
Layout, Bedi Karmeka Colony).
Beedi Karmeka Colony, a
private layout for workers
Layout under construction in
Hanumangiri Hill
Existing Land Use Analysis
Kengeri
Social Index
The social index in the planning district varies
according to the location. It is of a medium level (90-97)
along Mysore Road and Nagarbhavi Road (80 Feet
Road) including Kengeri Satellite Town. In
Rajarajeshwari Nagar, Jnana Bharathi (University
Road) and around Nagarbhavi Road it is of a low level,
between 69 and 84.
Physical Infrastructure
Water and Sanitation
Kengeri Satellite Town, Nagarbhavi and
Rajarajeshwari Nagar have high number of water
connections (more than 101 connections/1000
inhabitants). Pattanagere and Jnana Bharathi have less
than 36.9 water connections/ 1000 inhabitants. Data is
not available for other sectors.
The villages do not have adequate access to
potable water; they have less than 10% of individual
connections. Once the newly planned layouts that are
coming up are developed with buildings, it is expected
that the water supply network will reach the sector.
There are two major infrastructures used at the
city-scale: Halagevadeyarahalli Sewage Pumping
Station and the valley Sewage Treatment Plant. A new
sewage pumping station (Mailasandra STP) is under
development near Mysore Road to transfer the
combined overflows of the Kethmaranahalli and
Arkhavati valley in the North and Kathriguppe minor
valley in the East.
Roadways
Mysore Road , a Primary Urban Road and State
Highway (SH-17), which cuts through the planning district,
is currently being widened to six lanes. It linked to
Magadi Road through Nagarbhavi Road, the only
continuous North-South road of the area, and to
Widening of Mysore Road
120
3.01 Kengeri

Kanakapura Road in the East through Uttarahalli Road.
This network is completed by a part of the Outer Ring
Road which serves the Kengeri Satellite Town. These
major roads are well maintained. All the others main
roads, in the new layouts, are still under construction.
Uttarahalli Main Road, Komagatta Road (to Tavarekere)
and Kenchenahalli Road are Major District Roads
crossing this planning district.
Railway
The Mysore-Bangalore railway line runs along
Mysore Road, and creates an easement which divides
the planning district into two parts. Two railway stations
exist: Jnana Bharathi Railway Station near the South entry
to the University and Kengeri Railway Station near the
village.
Transport and Traffic
This area supports different kinds of traffic which:
w Serves the educational institution of the Bangalore
University;
w Caters to commuters going to work from the
residential areas to the core of the city;
w Provides connections to Mysore; and
w Serves the rural population attracted to the city
(market, health facilities).
The University Road connects to Nagarbhavi
Road and the Outer Ring Road. The traffic flows
relatively smoothly during the day; however there is local
congestion on Mysore Road and Nagarbhavi Road in
Kengeri Town because of the specific configuration of
the roads.

Urban Amenities

The planning district has ample provision of educational and health care amenities to serve the current
population. However, the number of maternity and nursing homes is less. Since the planning district contains
inaccessible rural areas, it is difficult for people to access the existing facilities. The area is expected to
accommodate additional growth in the future, hence, the demand for public amenities is expected to increase.

Development Stakes and Main Directions

Issuing from the Master Plan
The Master Paln proposes that the natural
elements be preserved to balance the growing
urbanisation and that urbanisation be limited to the area
within the proposed Peripheral Road. It recognises the
potential of Mysore Road, a Primary Urban Road, to
support development along it and thus contribute to the
city’s economy. The Plan promotes the development of
a Sub-Centre at the Kengeri Satellite Town, which has
good rail and road connections, civic amenities and
commercial areas. The Satellite Town offers an
opportunity to balance the development of the Core area.
The Master Plan proposes a city level road
network to facilitate connections between the BMP area
and its periphery. It also recommends additional
connections to new urbanized areas at the local level.
This hierarchical road network and the extension of the
Commuter Railway System will make most of the area
accessible. The Master Plan proposes the
development of a Transportation Interchange Hub in
the vicinity of the existing railway station. It demarcates
the Kammanaghatta area, to the West of the proposed
Peripheral Ring Road, as a reserve regional park.

121
3.01
Planning Recommendations
Land Use Proposals
w Protect the green rural area for its environmental and
economic aspects, by applying the Agricultural
Lands Zone which allows only agricultural and
agro-industrial constructions, and ensure that
urbanization is limited by the proposed Peripheral
Road;
w Demarcate the Kammanaghatta area, to the West
of the proposed Peripheral Ring Road, as Park and
Green Spaces to serve as a regional park;
w Consider the BMICPA (Nandi Corridor) planning
area;
w Protect the State forests, major valleys, and lakes
and tanks within the whole area and, in future
urbanized areas, strengthen these natural elements
by planning parks and green spaces;
w Develop a green corridor along Vrishbavathi River,
parallel to Mysore Road,and apply the Protected
Land Zone - Valley to this area;
w Protect the land occupied by the Bangalore
University to allow future expansion of educational
activities and to maintain the existing greenery;
w Designate Mysore Road and Nagarbavi Road as
Mutation Corridors to allow industries, offices and
public infrastructures for the plots facing the roads;
w Strengthen the pockets of industrial uses occurring
off Mysore Road through the Industrial Zone;
w Encourage mixed uses in the areas along Outer
Ring Road in continuation of Peenya, in Patnageri
and Kodipur through the Mixed Residential Zone;
w Encourage development in the West part of
Uttarahalli Road bordered by the valley on the West,
as an extension of the Satellite Town by delineating
a Sub Central Business Area Zone;
w Propose the Mainly Residential zoning for the major
part of the planning district which has BDA and
private layouts under development;
SRI MV layout, a residential development
at the edge of the green area
Kengeri
w Focus activities along the main roads of the layouts
(Sir MV Layout, Rajarajeshwari Nagar, BEML Layout
and Banashankari VI Stage) and along other
important connectors by designating them as
Commercial Axes;
w Designate the future landfill (garbage plant) in the
North (Kannehalli) and along Mysore Road, with a
constraint area (non-buildable zone) of 1km radius.
w Zone also the proposed Sewerage Treatment Plant
and pumping station ground level reservoir as
utilities; and
w Consider the BMICPA planning area that occupies
the southern portion of the planning district.
Transportation Proposals
w Develop a Tansportation Interchange Hub by
relocating the Kengeri bus terminal and integrating
it with the existing railway station, proposed CRS
station, and existing bus terminal one kilometer to
the West;
w Develop the Kengeri Railway Station as a
proposed Commuter Railway System station;
w Plan for a road network, with a hierachy of streets
to organize developments in the urban area
delimited by the BMICPA (Nandi Corridor). This
includes:
Ø A Major Urban Road, Uttarahalli Road, to link
Nagarbhavi Road to Kanakapura Road and,
by proposing a road segment as a direct
connection;
Ø Three East-West Major Urban Roads between
the BMICPA (Nandi Corridor) and Nagarbhavi
Road, the northern linking to the proposed
extension of the Outer Ring Road;
Ø A North-South Minor Urban Road running along
the western edge of the BMICPA (Nandi
Corridor);
Ø A grid of main roads along North-South and
East-West directions between the Major Urban
Roads to complete the internal network and
services.
w Propose Transport and Utilities Perimeters for
the following areas:
Ø Intersection of Mysore Road and the extension
of the Outer Ring Road in Pantarapalya;
Ø Connections between the proposed Major
Urban Road and Nagarbhavi Road; and
Ø Junction of Uttarahalli Road and Mysore Road.
linking to the proposed extension of the Outer
Ring Road;
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3.01 Kengeri

Proposed Land Use

Projects/Urban Management

w Establish urban amenities, especially basic

schools, to meet the demands of the increased
population settled in the new layouts. Proposals for
urban amenities in the BDA layouts are taken into
account in the proposed map.
w Protect the natural framework of valleys, lakes, rivers
and forests in coordination with the concerned
authorities.
w Extend the Commuter Railway System line to the
Kengeri Railway Station.

123
3.02 Herohalli

As a peripheral planning district limiting the city’s urbanization

in its western part, Herohali Planning District offers potential
for redevelopment of its old industrial areas. It also establishes
future residential areas while protecting the vast expanse of
green areas.

Population: 2,06,263
Area: 5.81 sq. km (5810 ha)
Gross density: 35 persons/ha
Net density: 299 persons/ha

Wards/CMC Areas: Dasarahalli (23, 25 to 35, and parts of 18, 19 and

22), Pattanagere (1 to 6, and parts of 7 and 8)
Main Villages: Herohalli, Handrahalli, Hosahalli, Gollarapalya, Machohalli,
Kachohalli

Existing Land Use 2004

124
3.02
Location
This planning district lies along the western
periphery of Bangalore. Including a part of the
Dasarahalli and Pattanagere CMCs, it is located along
the State Highway Magadi Road (SH-17E), to the South
of Peenya Industrial Area and to the East of RajajiNagar.
The average density of the district is equivalent to that
of other planning districts in the suburbs. However, the
portion of the planning district closer to the city is
particularly dense, while the western part has a lower
density (less than 20 persons/ha) as it is primarily a rural
area.
Principal Elements Noted
Planning District Context
In the fifties and sixties, the Government of
Karnataka set up the Peenya Industrial Area to address
the developmental demands of the time, and to promote
traditional industrial and manufacturing activities. Within
this area, small-scale industries were developed since
1971-72 by the Karnataka Small Industries Development
Corporation (KSIDC). The Karnataka Industrial Area
Development Board (KIADB) also took up the
development of bigger industrial units in this estate. By
the 1980s, these industrial developments, in turn, led to
development of extensive ancillary units around the
Peenya area. Recently, new residential layouts have
been developed in this area by the BDA (Nagarbhavi
Scheme) and other private developers.
Spatially, the planning district can be described
as follows:
w The North-East part is an industrial area, containing
Peenya Industrial Area IVth Stage and its extension,
including services and housing for the industrial
workers.
w The Central portion and South-East part is an
extension area of the city where several layouts have
developed, most of which are currently vacant.
Vacant Layout in a layout
Herohalli
In the above two parts, the land dedicated for
Public and Semi-public uses and open spaces is
inadequate.
w On the West, covering almost half of the planning
district, are green areas and agricultural lands
consisting of paddy fields and plantations. A few
scattered natural elements such as lakes and
valleys structure this area. The natural features
along Magadi Road are encroached by industrial
and housing developments. The protected area of
the TG Halli reservoir is located in the North-West
part. Traditional villages including Gangondahalli,
Machahalli, Kachohalli, Kodagihalli, Bayandahalli,
Lakkenahalli and Bylakonenahalli are located in
this North-West portion.
Existing Land Use
In all the parts described above the topography
is, on one hand, a strength in terms of the landscape,
while on the other hand, it poses as a major constraint
for development.
Since Peenya Industrial Area is a master
planned Industrial Estate and recognized as an
industrial area, services and infrastructure are provided
for within it. Outside the Peenya Industrial Area are
industrial layouts located on converted and
non-converted revenue lands. Some of them, mainly
the Doddanna Industrial Estate and the
Bhairaveshwara Industrial Estate, which contain each
around 100 industries, have existed for over eight years.
The lack of infrastructure within these industrial layouts
has had a negative effect on the economy of the district.
The small-scale industries of Peenya, especially
the major segment of automobile ancillary units, are
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3.02
impacted by the ongoing process of de-industrialization
and restructuring in this era of liberalization and
globalization. Peenya is less attractive than before.
Certain companies prefer to set up in other areas
because the cost of infrastructure is lesser.
Social Index
Pattanagere and Dasarahalli CMCs have a low
social index (69-84). Compared to the standards in the
CMCs, the social level of this industrially dominant area
is low.
Physical Infrastructure
Water and Sanitation
The water and sanitation networks are not well
developed in this area. Only a stretch of land of 2-2.5
sq.km, situated to the East of the Outer Ring Road has
water supply. The BWSSB doesn’t cover this area; only
a few parts in the South have sewerage facilities, the
average being between 0.1 and 100.9 connections per
1000 inhabitants. Even the converted industrial areas
have no drainage or sewerage facilities. Bore wells are
their only water source. The provision of water and
sanitation network may be hindered due to the
topography. The BWSSB’s water pipeline from the
Cauvery River crosses the planning district from West
to East.
Roadways
The Outer Ring Road and Magadi Road are
major city level axes crossing the Herohalli Planning
District. The Outer Ring Road, which runs in the
North-South direction along the eastern edge of the
planning district, is interrupted by the Magadi Road
(which runs in the East-West direction) creating two major
crossroads. The portion of Magadi Road between the
Urban Amenities
The provision of educational amenities in this planning district is satisfactory as its global ratio (2.88) is more
Herohalli
Magadi Road in bad condition
Outer Ring Road and Sukadakatte village is not in good
condition.
Handrihalli Main Road, a Major District Road,
facilitates North-South connections, but is narrow and
not in good condition. The other main roads of this district
serve the local areas; some of them link the Peenya
Industrial Area to Magadi (Hegganahalli Road and
Laggere Road), while others connect between villages.
Most of these roads aren’t well maintained.
New roads, wide and well maintained, are coming
up in the residential layouts under construction, but their
connectivity isn’t well planned. The local roadways,
often not metalled, do not serve the dense eastern part
of the planning district adequately.
Transport and Traffic
Magadi Road, an important city-level axis, is
congested with traffic in some portions due to its bad
condition. In addition, there is traffic congestion at the
two intersections of the Outer Ring Road with Magadi
Road. The overall road network doesn’t permit other
thoroughfare traffic in this area. Bus routes along Magadi
Road connect up to Sunkadakatte, Hegganahalli Main
Road and Peenya. Public transport provided to this
area is not sufficient. There is no railway line in this area.
126
3.02
than the average ratio of planning districts in the city’s outskirts. The provision of health care is adequate, but is not
at the level of the other planning districts in the outskirts. The primary health centers are insufficient and the other
health amenities are mostly private. There is a lack of police stations in this area occupied by over 200,000
persons.
Development Stakes and Major Directions
Issuing from the Master Plan
According to the Master Plan this planning district
includes the western limit of the city’s proposed
urbanization. The BMICPA (Nandi Corridor) Project, which
runs North-South through the middle of this district, serves
as a barrier for extending the city’s growth. The Plan
advocates the preservation and protection of the natural
features located in the western half of the planning
district, especially the TG Halli non developable area.
The Master Plan insists that the economic
development of Bangalore must not depend only on IT.
It recognizes that it is important to facilitate development
of traditional activities, manufacturing in small-scale
industries or large public sector companies. That is why
it promotes Peenya Industrial Area as an industrial
enclave that would support the city’s economy. It also
promotes mixed land use around Peenya and its
ancillary industrial activities.
A Sub-Centre is proposed along Magadi Road
for the area demarcated as a CPS. Between the dense
area to the East and the BMICPA (Nandi Corridor)
planning area, residential function is promoted with the
development of private and BDA layouts. The Plan
recognizes the alignment of the proposed Peripheral
Road and proposes a new alignment for the segment of
the existing Outer Ring Road which connects to Mysore
Road in order to reduce the North-South connecting
distance (as proposed in the CDP 95) for the segment of
the existing Outer Ring Road which connects to Mysore
Road in order to reduce the North-South connecting
distance.
Planning Recommendations
Land Use Proposals
w Preserve the un-encroached valleys and lakes as
protected areas;
w Retain the TG Halli catchment area within this
planning district as a non developable area;
w Consider the BMICPA (Nandi Corridor) planning
area;
w Maintain an Agricultural Land Zone at the West of
the planning district, ensuring that urbanization is
limited by the BMICPA (Nandi Corridor) alignment;
Herohalli
w Maintain the development of the industrial areas
(Peenya IVth Phase, Stage I and II, Byrashwera
Industrial Estate, Doddanna Industrial Estate and
the industrial area along Magadi Road, close to
Sunkadakatte Village);
w Define an Area Improvement Perimeter for Peenya
IVth Phase, in order to upgrade the infrastructure
and promote its economic value;
w Promote the mixed land use through the Residential
Mixed Zone all around the industrial area in order to
maintain the specific economy, especially in
Karivobanahalli, Handarahalli, portion of Herohalli
Sunkadatte, Kottigepalya, Nagarbhavi IInd Stage,
Chamundi Nagar, Kaveri Nagar, Lakshmi Devi
Nagar, Preety Nagar, Jenakal Siddeshwara Nagar,
Sanjay Gandhi Nagar, Shivpura and
Nalagadderahalli;
w Designate Magadi Road, the existing Primary
Road connecting to Mysore Road and the proposed
stretch of the Outer Ring Road as Mutation Corridors
to allow mixed activities with high FAR and maintain
set-backs along the roads;
w Designate the Handrahalli Main Road, 2nd Main
Road of Herohalli, Hegganahalli Main Road,
Laggere Main Road and Pipe Line Road as
Development Streets;
w Designate the road connecting Handrahalli Main
Road and Hegganahalli Main Road as a
Commercial Axis;
w Promote the development of a Sub-Center at the
unoccupied land in Sunkadakatte village along
Magadi Road by designating the area as a
Coordinated Planning Scheme Zone;
w Consider villages inside the urbanized area as a
Traditional Area Zone to enhance their role as
structuring centers;
w Propose the Mainly Residential zoning for the part
of the district having BDA schemes, such as the
Nagarbhavi Layout, private layouts under
development, and pockets in the North-West and
South-West parts of the planning district;
w Designate the proposed APMC yard in Herohalli
village as Large Public and Semi-public
Infrastructure;
w Promote the commercial activities along the main
roads within the residential areas and layouts by
zoning the areas along them as Commercial Axes;
w Develop the parks and green spaces in the
urbanized areas and use the proposals of the CDP
127
3.02
95, which has identified park areas often linked with
lakes to be protected;
w Reserve land for the development of future urban
amenities as proposed in the CDP 95;
w Consider the landfill proposed by the BMP in the
South-East part of the planning district and designate
a restricted area of 1 km radius around it; and
A lake to be protected
w Reserve land in the Eastern part of the district for a
pumping station as proposed by the BWSSB by
zoning it as a Public Utility.
Transportation Proposals
w Propose a new alignment for the Outer Ring Road,
which avoids connecting to the Mysore Road through
the Kengeri Planning District, by connecting the
Malegalu Main Road with the Main Road of
Nagarbhavi layout.
w Keep the current Outer Ring Road as a Primary
Urban Road, joining Magadi Road and Mysore
Road.
w Reinforce the existing road network and create better
connectivity by improving/extending certain roads,
encouraging set backs, or creating new roads
especially in the new layouts. This includes:
Ø The 2nd Main Road close to Bedarhalli village
connecting to the Main Road of Sir MV Layout.
Ø A Major Urban Road, on the easement of the
water pipeline, from Magadi Road in the West.
This road will connect to the Rajajinagar area
and carry a part of the traffic on the East part of
Magadi Road.
Ø A Major Urban Road in the southern part of the
planning district, between the 2nd Main Road and
the Outer Ring Road.
Ø A North-South Minor Road connection running
between Magadi Road and the proposed Major
Urban Road to the South, located at
approximately equal distances from the 2nd Main
Road and the Outer Ring Road.
Ø A Major Urban Road along the North boundary
of Kachohalli and Lingadeeranahalli villages,
Herohalli
joining Handrihalli Main Road and the corridor
in the BMICPA planning area.
w Consider the proposed Peripheral Road.
w Propose Transport and Utilities Perimeters for the
following areas:
Ø The crossing between the Outer Ring Road
(North part) and the proposed Pipeline Road;
Ø Herohalli village and the area where the Major
Urban Road - Handrihalli Main passes; and
Ø The junction of Malegalu Main Road and the
Main Road of Nagharbavi layout, and the
crossing of the northern part of the Outer Ring
Road and Magadi Road.
w Reserve land for the four proposed BMTC bus
stations, one in Vaddarahalli, one in Leggere and
other two in Srigandhada Kavalu.
Proposed Land Use
BMICAPA and Agricultural zone are not included
Projects/Urban Management
w Develop and improve the existing roads such as
Handrihalli Main Road, Hegganahalli Main Road,
Laggere Main Road, and the connection between
Hegganahalli Main Road and Handrihalli Main
Road, to the South of Peenya Industrial Estate;
w Promote the redevelopment of Peenya Industrial
Area and upgrade the infrastructure (power, water
supply, sewerage) through a specific project;
w Provide urban amenities, such as schools and
health facilities, to support the needs of the existing
population of the dense areas and the increased
population of the new layouts; and
w Coordinate with the concerned authorities to protect
the natural framework of valleys, lakes, rivers and
forests.
128
3.03 Makali

Predominantly agricultural, the Makali Planning District is

experiencing dense residential and pockets of industrial
development in its eastern parts. The TG Halli catchment area is
retained as a non developable area.

Population: 1,70,639
Area: 61.34 sq. km (6134.6 ha)
Gross density: 28 persons/ha
Net density: 292 persons/ha

CMC Areas: Dasasherhalli (2 to 20)

Villages: Chikka Banavara, Malasandra, Madhanayakanahalli, Madhavar,
Bagalkunte

Existing Land Use 2004

129
3.03 Makali

Location w The non developable areas of the TG Halli

catchment area include the following villages:
Makali Planning District is located in the Madhavara, Solerdevanahalli, Gavipalya,
North-West part of the city, with Herohalli and Kadaranhalli, Lakshmipur, Bagalkunte,
Hesarghatta planning districts respectively to its South Thoyadhaguddadhalli, Thammenahalli, Chikka
and North and the Peenya Ward to its East. Banavara, Adikermarahalli, Dasanpur
Heggadevanpur, Makali and Hanumanthasagar.
The planning district, spread over 61.34 sq.kms,
has a population of 1,70,639 and a net density of 292
persons/ha and a gross density of 28 persons/ha, which Existing Land Use Analysis
is quite low compared to the areas outside the BMP
limits (42 persons/ha).

Principal Elements Noted

Planning District Context

Located near the TG Halli reservoir and with vast
parcels of land under TG Halli catchment area, this
planning district has many old villages. Agriculture is its
main activity, which defines its rural character. It covers
about 56% of the planning district’s area. About 17% of
the planning district is vacant. The existing Tumkur
Railway line runs across the planning district in the
East-West direction.

The setting up of the Peenya Industrial area by

KSIDC and large industrial development projects in
Peenya by KIADB has led to development of extensive
ancillary units around Peenya, especially along the
National Highway Tumkur Road or Pune Road (NH-4).
Today along the NH-4 some large industries such as Social Index
Parle, Jindal and Bouraka exist. New layouts have also The Dasarahalli CMC area has the lowest social
been developed in this area by HMT and other index (84-69) when compared with the other ULBs.
developers.

Spatially, the planning district can be described as Physical Infrastructure

follows:
w The eastern part is very densely urbanized with
mixed, residential and pockets of industrial
activities. City level commercial activity occurs
along the NH-4, from Yeshwanthpur Railway Station
to the 8th Mile Road and T Dasharahalli Road
junction.
w The western and major sector of central portion of
the planning district comes under the TG Halli
catchment area. Several layouts with pockets of
industrial activity have already developed here,
however most of the developed layouts are currently
vacant.
w The western part of the planning district consists of
green areas and agricultural lands consisting of
paddy fields and plantations. A few scattered natural
elements i.e. valleys and lakes such as
Dashararhalli Lake and Makali Lake structure this
area.
Water and Sanitation
The water and sanitation networks are inefficient
and not well-developed.The BWSSB covers only the
Unclassified area (Jalahalli West), rest of the area
depends on the groundwater resource. Even the
converted industrial areas have no drainage or
sewerage facilities. Bore wells are their only water
source. The BWSSB’s water pipeline from the Cauvery
River crosses the planning district from West to East.
Roadways
The Jalahalli Road and NH-4 (Tumkur Road) are
major city level connectors into the Makali Planning
District. Jalahalli Road, which forms the Eastern
boundary of the planning district, is interrupted by the
Tumkur Road running East-West. Hessaraghatta Road,

130
3.03
a State Highway (SH-74) cuts through the Eastern part
of the planning district.
The other main roads of this planning district
serve the local areas; some of them link the Peenya
Industrial Area to Magadi (Lake Road) while others
connect between villages. Most of these roads aren’t
well maintained.
New roads, wide and well maintained, are coming
up in the layouts under construction, but their connectivity
isn’t well planned. The local roadways, often not
metalled, do not serve the dense eastern part of the
planning district adequately.
Railways
The existing Tumkur Railway line passes through
the North-East portion of the planning district.
Urban Amenities
The provision of education and health facilities is inadequate. However the planning district calls for
immediate infrastructure investment in the health sector. Maximum contribution is made by the private sector both
in the education and health sectors.
Development Stakes and Major Directions
Issuing from the Master Plan
Since the TG Halli reservoir has the potential for
being one of the major sources of Bangalore’s water
supply, in addition to the Cauvery water, the Master Plan
declares the TG Halli catchment area, occupying 60%
of the planning district, as an ecologically sensitive zone
– a non developable area. The proposed BMICPA
(Nandi Corridor), which runs through the planning district
in the South-North direction overlaps with the TG Halli
catchment area.
Makali
Transport and Traffic
The planning district is not well serviced by public
transport. The existing Tumkur Railway line is not used
for urban transport. Circulation of vehicles is affected by
the few crossovers offered by the Tumkur Road (NH-4).
This road carries high volume of traffic and the trucks
parked along it, especially at Jindal, Kennametal and
Gokaldas Textile Industries, obstruct smooth traffic
movement. This calls for immediate traffic and parking
management plans.
Neither bus terminals nor railway stations present
in Yeshwanthpur help to improve mobility of the
inhabitants. Immediate improvement of road networks
is very important, to ensure better connectivity in future.
The Master Plan promotes mixed land use in the
eastern part, at the entrance of the planning district from
the city’s core area. Between this dense area to the East
and the BMICPA (Nandi Corridor), residential functions
are promoted. The Plan also recommends
improvements to the basic infrastructure and public
transport system. It recognizes the CRS line running
through this planning district and promotes the
development of the existing Chikka Banavara railway
station to accommodate the proposed CRS railway
station. In addition, the Plan promotes the development
of the proposed Peripheral Road.
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3.03 Makali

Planning Recommendations w Implement and manage the BMICPA (Nandi

Land Use Proposals
w Retain the TG Halli catchment area in the South-West
of the planning district as a non developable area;
w Preserve the valleys and, on urbanization of the
surrounding areas, retain them as natural spaces
or public parks;
w Promote mixed uses in the eastern part near the
junction of Tumkur Road and Jalhalli Road through
the Residential Mixed Zone;
w Allow residential uses between the proposed
BMICPA (Nandi Corridor) area and the proposed
mixed use area in the East;
w Consider the proposed BMICPA (Nandi Corridor)
planning area which runs in the North-South direction;
w Promote Tumkur Road as a Mutation Corridor;
w Promote Hesarghatta Road, Pipeline Road and
Lake Road as Development Street;
w Designate the proposed truck terminal along Tumkur
Road (NH-4) at Madhavara village as a Large Public
and Semi-public Infrastructure;
w Promote the proposed sewerage treatment plants
at Doddabidarakallu and Bagalakunte by
designating them as Public Utilities; and
w Promote the proposed sewer pumping stations at
Chikkasandra and Sommashettyhalli by
designating them as Public Utilities.
Corridor) project, overlapping the TG Halli
catchment area, which is designated as a non
developable area;
w Implement the proposed Primary Urban Road of
the BMICPA (Nandi Corridor), which is parallel to
the proposed Peripheral Road;
w Facilitate and manage truck parking along the
Tumkur Road (NH-4) Road;
w Adopt proper maintenance and management
actions for disposal of waste;
w Improve the existing drainage system in the Eastern
part of the planning district;
w Prepare a plan for management of parks, open
spaces and quarries; and
w Implement improvements to the existing valleys and
lakes including the Dasharhalli and Makali lakes.
Proposed Land Use

Transportation Proposals

w Promote the proposed new road network in eastern

part of the planning district for better connectivity;
w Develop the proposed Peripheral Road;
w Develop the existing railway line cutting across the * Agricultural zone are not included
planning district in East-West direction to
accommodate the proposed CRS railway line;
w Develop the existing Chikka Banavara Railway
Station to accommodate the proposed CRS
Railway Station; and
w Designate the following junctions as Transport and
Utility Perimeters:
Ø 8th Mile and T Dasharhalli roads; and
Ø Jalahalli Road and Tumkur Road.

Projects/Urban Management

w Implement and maintain the proposed TG Halli

catchment area as a non developable area;

132
3.04 Byatarayanapura

As an urbanized extension area of the city under high

development and market pressures, the Byatarayanapura
Planning District, with its proposed road network, shows
potential for accommodating future mixed uses, residential uses
and infrastructural facilities. The Kodigehalli Station area serves
as a Local Centre.

Population: 1,45,552
Area: 43.99 sq. km (4399.2 ha)
Gross density: 33 persons/ha
Net density: 245 persons/ha

Wards/CMC Areas: Byatarayanapura CMC (1 to 20 and partly 22 and 27)

Existing Land Use 2004

133
3.04
Location
Located in the northern periphery of the city, this
planning district is bordered by the Outer Ring Road to
the South, the Yelahanka Planning District to the North,
Tannisandra Planning District to the East and Byalakere
to the West. It includes a large part of the Byatrayanapura
CMC. Largely urbanised, it occupies a total area of 43.9
sq.km. with a population of 1,45,552 and a density of 33
persons/ha. This is below the average for the urban
agglomeration outside the BMP area (42 persons/ha).
Principal Elements Noted
Planning District Context
Being a peripheral area close to the BMP area
and served by Bellary Road (NH-7), the Outer Ring
Road, the railway line as well as the Kodigehalli Railway
Station, this planning district has many advantages. Its
urban structure is diversified and includes a mix of uses
which can be described as follows:
w Large parcels of land and campuses: This includes
the BEL complex with its industry, open spaces and
housing located in the South-western part of the
planning district; the GKVK University campus in the
Northern part; and the Jakkuru Aerodrome located
off Bellary Road in the North-Eastern part of the
district.
w Unclassified areas: It consists of Unclassified lands
in the East and North of the Hebbal Lake.
w Diverse residential development: This consists of
some old villages including the Jakkuru,
Kodegehalli, Sanjivini Nagar, Amrutahalli and Tindlu
villages. It also includes continuous dense habitat
areas such as Vidyaranyapura,
Dodabommasandra and Ramachandrapura; new
layouts in the process of formation and other small
private layouts; and a proposed BDA layout called
Arkavathy located to the East of Bellary Road. To
the East of Bellary Road residential complexes and
group housing of standing are developing along with
numerous private educational establishments.
w Pockets of industries: occurring mostly along Bellary
Road and including the Larsen and Toubro, SLV
Industries, Kirloskar and other IT establishments.
w Natural features: The territory of this planning district
is interspersed by many valleys and tanks which
include the Hebbal Valley and its tank along the
Outer Ring Road, Jakkuru Kere Valley to the East
which links Yelahanka Kere to Hebbal Valley,
Kodigehalli Kere and the Tindlu Kere. Despite their
ecological and environmental importance, these are
however threatened by urbanization like in Hebbal
Valley where layouts and diverse functions are
Byatarayanapura
developing. Besides the lakes and valleys the
Jaraka Bande State forest is located along the
western edge of the planning district, the southern
part of which is used by the military.
w Natural features: The territory of this planning district
is interspersed by many valleys and tanks which
include the Hebbal Valley and its tank along the
Outer Ring Road, Jakkuru Kere Valley to the East
which links Yelahanka Kere to Hebbal Valley,
Kodigehalli Kere and the Tindlu Kere. Despite their
ecological and environmental importance, these are
however threatened by urbanisation like in Hebbal
Valley where layouts and diverse functions are
developing. Besides the lakes and valleys the
Jaraka Bande State forest is located along the
western edge of the planning district, the southern
part of which is used by the military.
w Developing areas: Parcels along Bellary Road are
experiencing changes and large-scale city level
industrial and office uses are coming up, while along
the Kodigehalli Road, smaller-scale transformation
is seen in the form of commercial uses and urban
amenities.
w Agricultural lands: Mostly located to the East of
Bellary Road, these areas are identified for future
development in the proposed Arkavathy Layout
plan.
Existing Land Use
Urban development in this planning district is
constrained by the presence of large parcels of land
occupied by the BEL, Unclassified lands, and the GKVK
University which constitutes a vast enclave between
Byatarayanapura and Yelahanka. Most of the
development occurs through densification of existing
fabrics and by development of the vacant terrains. The
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3.04
vacant and agricultural lands with potential for
development cover approximately 45% of the planning
district.
The dynamics created by the presence of
diverse land uses, in addition to its location and easy
accessibility to the city’s core area, has generated
developmental activity within the planning district. Also,
many new developments coming up in the vicinity of this
planning district in the form of the Arkavathy Layout by
the BDA, residential complexes of standing, private IT
projects and the future International Airport are expected
to impact urban development of this planning district.
The Petronet pipeline that links Hassan to Banga-
lore cuts across the northern part of this planning district.
Social Index
The social index in this sector is quite low and
falls within the range of medium to low (84-90). This
illustrates the deficits encountered in the peripheral urban
areas, but when compared with Kengeri, KR Puram, and
Yelahanka, it presents a more favourable index than the
rest of the CMCs.
Physical Infrastructure
Water and Sanitation
There is uneven distribution of water in the
planning district. To the East, close to Bellary Road, the
areas of Sahakara Nagar, Coffee Board Layout,
Kodigehalli and Byatarayanapura are supplied by the
BWSSB network and by the CMC extensions. To the
West of the railway line, tanks as well as groundwater
constitute the principal sources of water supply with the
exception of Sonappa Layout which is served by the
BWSSB.
A BWSSB reservoir is located next to Shingapur Kere,
a treatment facility on Rashtra Kavi Kupemvu Road, and
a water facility on Yelahanka Road in the western part of
the GKVK University. A sewage treatment plant is
located along the Outer Ring Road, but it mostly serves
the BMP area. The sewage sanitation network is not well
developed in this planning district. Community sewers
in the villages and soak pits in residential layouts are
the means most commonly used by the inhabitants.
Existing rainwater drains are often used as open-air
toilets and rubbish dumps.
Roadways
The existing road network of the district is not
adequate enough to meet the demands of the urbanised
Byatarayanapura
areas. The different urban fabrics consisting of the
village, the layouts and other areas are not linked
properly. There’s a lack of Minor Urban Roads, but the
road network has some Primary and Major Urban roads
as follows and they need to be improved.
w Primary Urban Roads include Bellary Road
(National Highway) which crosses the planning
district from the South to the North; and the Outer
Ring Road which borders the Southern edge of the
planning district.
w The Major Urban Roads include the Kodigehalli
Road, Jalahalli Road and the Vidyaranyapura
Road.
The land occupied by GKVK University, Unclassified
areas, and the Jaraka Bande State Forest block all
possibilities of a link to the North between Yelahanka
and Byatarayanapura and to the East towards
Dasarahalli.
Transport and Traffic
As regards transport, many bus routes serve the
area satisfactorily. It is also cut across by the railway
lines of Hindupur-Bangalore and Chikballapur-
Bangalore which serve the Kodigehalli Railway Station.
This railway station supports transport of passengers
towards Bangalore City Railway Station on a modest
scale. This commuting is hampered by several
constraints:
w The intersection of the Hindupur-Bangalore/
Chikballapur-Bangalore railway line with the existing
Primary and Minor Urban Roads and an absence
of protected road level crossings;
w Insufficient numbers of roads, lack of a planned
network and poor access;
w Absence of a service lane in the areas along the
Outer Ring Road; and
w Few Major/Minor Urban Roads that link to Bellary
Road in the East-West direction. Currently only
Kodigehalli Road, a Minor Urban Road, links to
Bellary Road.
Traffic congestions occur along the Bellary and
Kodigehalli roads especially at the intersections of the
railway line, as well as along Kempapura Road where
many educational facilities are located.
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3.04
Urban Amenities
The educational facilities are fairly adequate, especially private schools; however the area is not well-
served with respect to health facilities. There are no maternity homes or nursing homes.
Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan recognises the access advantages
posed by the Primary and Major Urban Roads, the
railway line and the Kodigehalli Railway Station, and the
diversified urban structure of this planning district.
Therefore it views this planning district as a residential
extension area of the city likely to witness development
of private facilities for education and health. It
recommends that the area around the Kodigehalli
Railway Station be developed as a Local Centre, and
that the CRS project reaches this station to connect the
planning district to the city. The Master Plan recommends
that future urban development be structured and
integrated into the city successfully by ensuring
coherence between the urban fabrics of new layouts and
the existing areas, by creating links and necessary
continuities between them and by following the planning
recommendations below.
Planning Recommendations
Land Use Proposals
w Respect and protect the natural framework and
sensitive environmental and ecological sites
(valleys, tanks, forests);
w Promote the residential function in
Doddabommasandra and Devi Nagar areas by
reinforcing mixed land use along the major
commercial axes through the Mixed Residential
Zone;
Byatarayanapura
w Demarcate Kodigehalli Road, to the West of the
railway line and along Yelahanka Road, as
Commercial Axes;
w Develop a Local Centre around the Koddigehalli
Railway Station through the Residential
Transformation Zone;
w Facilitate densification and development along
Bellary Road, by zoning it as a Mutation Corridor;
w Identify the following as Urban Development Areas
to allow densification and increased activities:
- Vidyaranyapura Main Road and Nanjappa
Layout Main Road which are designated as
Development Streets; and
- Areas along Koddigehalli Main Road which is
designated as Residential Transformation
Zone;
w Maintain, as defined in the CDP 95, the land
reserved for large-scale facilities around Jakkuru
Airport on Bellary Road;
w Propose a BMTC Bus Depot at the parcel South of
Lottegollahalli Railway Station by designating it as an
Urban Amenity - Transport; and
w Extend the existing Industrial Zone of activity around
Larsen and Toubro on Bellary Road as mentioned
in the CDP 95.
Transportation Proposals
w Define a hierarchical road network taking into
consideration the priorities and immediate needs
of the planning district and improving access to the
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3.04 Byatarayanapura

BMP area. This would include creating new roads

as follows:
Ø East-West Major Urban Road cutting through
the planning district, passing along the South
side of the GKVK University, and going further
outside the planning district to link to the
proposed Peripheral Road on both sides; and
Ø East-West link across Unclassified terrains
towards Dasarahalli.
w Delineate the area around the Koddigehalli Railway
Station with a Transport and Utilities Perimeter.
w Develop the BMTC Bus Depot at the parcel South of
Lottegollahalli Railway Station;
w Extend the proposed CRS line to the Kodigehalli
Railway Station to link the planning district to the city.

Projects/Urban Management

w Improve the general state of public roads (surface,

pavements, parking, bus stops, and sanitation);
w Enhance, protect and give value to the existing
natural spaces including the Jakkuru Kere valley,
Kodigehalli Kere and Tindlu Kere;
w Improve the quality of facilities and civic amenities
to serve the socio-economic needs of the various
types of populations present in the area;
w Develop the Kodigehalli Railway Station with a view
of promoting rail as a mode of urban transport;
w Organise public transport so that it serves everyone
in all parts of the planning district;
w Improve and extend the basic infrastructure,
especially drinking water, sanitation and roads; and
w Manage and protect the groundwater.

Proposed Land Use

*Agricultural zone are not included

137
3.05 Bavalakere

Bavalakere, a largely un-urbanized area, offers potential for

future growth and development within the limits of the proposed
Peripheral Road, but remains a green agricultural area beyond
it and in the TG Halli catchment area.

Population: 11,667
Area: 27.31 sq. km (2731.9 ha)
Gross density: 4 persons/ha
Net density: 147 persons/ha

Villages: Ganigarahalli, Bavalakere, Vaderahalli, Sommashettihalli

Existing Land Use 2004

138
3.05 Bavalakere

Location Existing Land Use Analysis

Bavalakere is located in the North-West part of

the city, between Dodaballapur Road going through
Yelahanka Planning District and Hesarghatta Main
Road going through Makali Planning District. This area
is mainly linked to the Byataraynapura Planning District
by the Jalahalli East Road. The West part of this planning
district is under the TG Halli catchment area.

Bavalakere, with a gross density of 4 persons/ha,

has the second lowest population within the Bangalore
Metropolitan Area.

Physical Infrastructure

Water and Sanitation

The framework formed by
natural features
Principal Elements Noted
Planning District Context
About 90% of the land in the Bavalakere Planning
District is occupied by agricultural activities related to
paddy and corn fields and large plantations. Besides
agricultural lands, there are a few brick kilns. Valleys
(Kempanahalli in the East, and Chikka Banavar in the
South),lakes and small villages structure this
predominantly agricultural area. A State forest exists in
the northeastern part of the planning district. Villages,
consisting of traditional urban fabric and low density
development, are dispersed in the area. A few layouts
have come up, particularly in the South near
Byataraynapura Planning District, and near the
Hesarghatta Road. Urban development pressures are
expected to impact this area within the next ten years.
This area is not connected by the BWSSB
network. The nearest connection to the water network is
in Yelahanka. Villages depend on pumped ground
water and have a traditional drainage system.
Roadways
The roadways essentially constitute village roads,
which are generally in good condition and maintained
by the PWD. Jalahalli East Main Road is the main access
into this planning district. The road along the petrol oil
pipeline is the main road connecting this planning district
with the adjoining planning districts of Byatarayanapura,
Makali and Yelahanka.
Transport and Traffic
As very little of the area is developed the roads
providing access to the few villages have very low
traffic.

The TG Halli catchment area is a main element

which limits the up coming urban sprawl as it is a non
developable zone.

Commercial activities along

Jalahalli Main Road
139
3.05
Urban Amenities
The urban amenities in this planning district cater to the local needs at the village level. The health and
education facilities match with the existing needs, particularly primary schools and primary health centers. Once
this planning district is available for future development, a higher level of facilities will be required.
Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan views this planning district as an
extension area of the city of Bangalore. This area has a
huge potential to support residential development as
90% of the land is agricultural today and it lies within the
limits of the proposed Peripheral Road. A Sub-Centre
has been identified along Jalahalli Main Road.
Major principles issuing from the Master Plan that
are particularly important for this area focus on structuring
or organising the future development through a larger
framework and infrastructure networks. This network is
proposed to connect especially with the proposed
Peripheral Road and adjoining planning districts of
Byataryanapura in the South, Yelahanka in the East, and
Makali in the South-West. Besides this, the internal
connections within the upcoming urban area, through an
established road network are necessary. Once the
proposed Peripheral Road and a major East-West road
are built, this area will be served better and connected
to the metropolitan area.
Another aspect of importance is respecting the
present framework constituted by the existing valleys,
and villages, and strengthening the TG Halli catchment
area.
Bavalakere
Planning Recommendations
Land Use Proposals
w Promote a Sub-Center along Jalahalli East Main
Road by zoning it as a Sub Central Business
Area;
w Extend the residential development along with
commercial activities within the limits of the
proposed Peripheral Road;
w Promote mixed land uses in Lakshmipura and a
portion of Sommashettihalli, Vaderahalli and Madi
Agrahara by zoning them as Residential Mixed
Zones;
w Maintain the green agricultural areas to the West of
the proposed Peripheral Road as Green Areas –
Agricultural Land Zone;
w Designate the TG Halli catchment area as a
Protected Land Zone;
w Promote Yelahanka Main Road as a Mutation
Corridor;
w Designate the existing Pipe Line Road as a
Development Street;
• Designate the road running through
Kalathammanahalli village, Jalahali Main Road and
the road running through Shamarajapura village as
Commercial Axes;
w Identify space for a Public Bus Node along the
proposed Peripheral Road and zone it as a
proposed Large Transportation infrastructure;
• Promote the proposed BMTC bus station in
Kalathammanahalli village as an Urban Amenity;
140
3.05 Bavalakere

Proposed Land Use

The existing land fill needs some

improvement
with respect to ecological protection

w Improve the existing land fill, and delineate a

Constraint Area (non buildable area) of 1km around
it;
w Recognize the sewer pumping station proposed by
BWSSB near Guddadhahalli, village by designating
it as a Public Utility; and *Agricultural zone is not included
w Protect and enhance the natural spaces such as
lakes and valleys.

Transportation Proposals

w Promote Jalahalli East Main Road as a Primary

Urban Road connecting to the Outer Ring Road;
w Use the easement of the petrol oil pipeline to
develop a major road which connects to Yelahanka,
and the eastern part of this planning district;
w Develop the proposed Peripheral Road; and
w Create a Major Urban Road connecting to
Hesarghatta Road, and thereby to the Makali
Planning District.

Projects/Urban Management

w Coordinate with service providers to detail out the

phasing and extension of infrastructure facilities;
w Propose new urban amenities to support the
expected growth;
w Coordinate with the concerned authorities to improve
and preserve the existing natural spaces (lakes,
tanks and valleys);
w Extend the BMTC bus network up to this area to serve
the new developments; and
w Widen the existing village roads as it serves as the
foundation for new road networks.

141
3.06 Hesarghatta

Located in the TG Halli protected area Hesarghatta Planning

District is primarily agricultural and is envisioned as part of the
proposed Agricultural Land Zone.

Population: 17,707
Area: 42.29 sq. km (4229.2 ha)
Gross density: 4 persons/ha
Net density: 129 persons/ha

Villages: Aivarukandapur, Shivakote, Kodagi Thirumalapura, Huralichikkanhalli,

Alur, Kumbarahalli, Thorenagasandra, Bilijaji, Mylappanahalli, Madappanahalli.

Existing Land Use 2004

142
3.06 Hesarghatta

Location Traditional villages are distributed throughout the

This planning district is located in the northwestern
part of the BMA in the TG Halli protected area. It has
Bettaalasuru Planning District to its North-East,
Yelahanka and Bavalakere planning districts to its East
and Makali Planning District to its South. The planning
district is defined by the Hesarghatta Reservoir in the
North-West.
planning district and constitute the basic rural framework
that supports the planning district’s agriculture-based
economy. The area is not facing many developmental
changes currently, except for a few residential
developments along the main roads next to the old
villages. Brick kilns and poultry farms are the major
industrial activities, while many vineyards exist in the
North-East part.

The planning district occupies an area of 4229.2

ha and has a population of 17,700. The gross density of
this mainly agricultural area is only 4 persons/ha which
is very low, reflecting the mainly agricultural activity of
this area.

Principal Elements Noted

Planning District Context

Located to the North-West, this planning district is
mainly occupied by agricultural land use (about 90.0%).
A major part is covered by the TG Halli protected area.
Two major valleys crossing the planning district and
several lakes and tanks lend to its green environment.
The Arkavathy River valley passing through the western
part of the planning district links to the Hesarghatta Lake
which skirts the planning district in the North.
Farm lands of Indian Institute
of Horticulture Research
Topographically this area has a rolling terrain with
the presence of few lakes interspersed within the green
areas. Two State forests are included in the planning
district, one in the North and the other in the South-West
along the Tumkur railway line.

This planning district has a historical reference Existing Land Use

with respect to water supply to the city of Bangalore. Prior
to 1896 water was being supplied to Bangalore through
the Karanjee (lake) system from a number of tanks
including the Dharmambudi, Sampangi and Ulsoor
among others. This was supplemented by local wells
and Kalyanis or stepped ponds. In the year 1894, when
the first protected water supply scheme was initiated to
serve Bangalore, Hesarghatta Lake on Arkavathi River
was the main source of water. In the year 1925, this lake
started drying up and urgent remedial measures were
taken by building a dam (Chamaraja Sagar) at TG Halli,
downstream of the lake. Even today this area forms a
significant catchment area for the TG Halli reservoir. This
area is vulnerable to urban development and needs to
be protected.

Indian Institute of Horticulture Research,

Hesarghatta, with its residential quarters is located within
the planning district off Hesarghatta Road. This institute
is spread out (3%-4% of the total surface area)
elaborately in the eastern part of the planning district
and consists of mango and other orchards, close to
Hesarghatta Lake. There is also a Veterinary Research
Institute and a fisheries research department in this
planning district. Besides the agricultural activities these
institutes serve as the basis for development in this area.

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3.06
Physical Infrastructure
Water and Sanitation
The BWSSB Pump Stations (TG Halli Pumping
Station) and water pipelines from Hesarghatta Lake form
an important part of the supply infrastructure at the city
level. Villages are using pumped ground water as a
source of water.
Roadways
The main existing roads form a part of the rural
framework that serves the villages. There are no
important Major Urban Roads passing through this area.
Hessaraghata Road, a State Highway (SH-74) going
towards Chikkaballapur runs North-South through this
planning district. There are a few village roads, 4 to 5
meters wide, that are metalled. An oil pipeline crosses
the planning district in the southern part.
Urban Amenities
The existing amenities serve the people at the village level. There are some important research institutes
in the field of Horticulture and Veterinary Science, e.g. Indian Institute of Horticulture Research.
The number of urban amenities is quite less for the current population. In particular there are no high schools
and health care facilities within this planning district.
Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan designates this area as a
protected area. It is an important source of water supply
for the city that is growing fast and with increasing water
supply demands. Important natural features like the
Arkavathy valley and other valleys with lakes are to be
protected.
The plan recognizes that the proposed restriction
area (non-development zone) of 1 km radius around the
proposed garbage plant, located in the adjoining
Hesarghatta
Railways
The Tumkur railway line runs North-West to
South-East through the southwestern part of the planning
district.
Transport and Traffic
The area is mainly agricultural so the traffic is very
low and at the village level. The BMTC bus facility
serves the southern part of the planning district. Bus
services provided by the State are limited, while private
bus transport provides service to some areas.
The Tumkur railway line passes through the
southern part of the planning district. It forms an important
inter-city connector. The Tumkur railway line running
through the South-West part acts as a major barrier
which can be crossed only at two points.
Bavalakere Planning District, will have an impact on
development in the eastern part of the planning district.
Planning Recommendations
Land Use Proposals
w Protect the natural spaces including the valleys
(Arkavathy valley and others) and lakes;
w Classify the whole area as a Green Area -
Agricultural Land Zone;
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3.06 Hesarghatta

w Protect the two State Forests that exist in the North

and South of the planning district;

Low density villages,

part of a local government (Grama Panchayat)

w Respect and maintain a Constraints Area (non-

buildable zone) of 1 km radius around the proposed
garbage plant which is located in the Bavalakere
Planning District;
w Maintain a Constraints Area along the oil pipeline;
and
w Establish a Constraints Area along the Tumkur
railway line.

Poultry farms existing in this area

Projects/Urban Management

w Enforce the Agricultural Land Zone regulations and

ensure that no new developments other than agro-
based industries are allowed.

145
3.07 Yelahanka

Yelahanka is well connected and has a mix of industrial and

residential uses, can be strengthened by developing a major
self-sufficient Sub-Center at the intersection of the two major
urban roads, Bellary Road and Doddaballapur Road.

Population: 98,450
Area: 38.71 sq. km (3871 ha)
Gross density: 25 persons/ha
Net density: 229 persons/ha

CMC Areas: Yelahanka, Byataranyapura (parts of wards 12, 14, 21)

Existing Land Use 2004

146
3.07 Yelahanka

Location

Yelahanka Planning District, located in the

northern outskirts of the city, includes along its outer limits
the Unclassified lands to the North, Bagaluru and
Tanisandra Planning Districts to the East, the Jakkuru
Airport area and the University of Agricultural Sciences
campus to the South, and a small portion of the green
agricultural area to the North-West.

Covering an area of 38.71 sq.km. and supporting

98,450 persons, it is one of the most populated planning The Mother Dairy milk factory in Yelahanka
districts in the northern portion of the city.

Principal Elements Noted

1. Planning District Context

Located about 10 kms from Mekhri Circle and

easily accessible by major roads, this planning district
is segregated into three parts by Bellary Road and the
railway tracks. The original village of Yelahanka
developed close to the crossing of two major roads,
Bellary Road and Doddaballapur Road, leading into Urban fabric and mixed land
the city from the North. Today, the planning district has a use in Yelahanka old city
good economic base because of the presence of
The open/vacant area (B) surrounding the
industries of various sizes, which includes small scale
urbanized area includes:
units and heavy industries.
w Lakes (Yelahanka Kere, Allalasandra Kere,
Puttennahalli Kere) and valleys;
Spatially, the planning district consists of:
w Agricultural lands, plantations and orchards
A. An urbanized area in the vicinity of the two major
scattered with small size layouts under construction
roads; and
including the Ali Estate; and
B. An open area surrounding the urbanized area w Large unclassified areas,and the University of
and undergoing transformation. Agricultural Sciences.
Notable features within the urbanized area (A) of The predominant land use of the planning district is
the planning district include: agricultural, which covers 43.3% of the area. Residential
w The Satellite Town, planned by the KHB for the
uses cover 11.1% and industrial uses 5%. The natural
railway factory, which is mainly residential and drainage system consisting of valleys running North-
interspersed with public lands for colleges, research South between the Yelahanka and Puttenahalli lakes is
institutes and other public amenities; mostly preserved except for an area South of the
w KSSIDC Industrial area consisting of several small Yelahanka Kere which is encroached by residential
and medium scaled industries; development. Areas in the North-West, along
w Residential areas belonging to the railways, and Doddaballapur Road are undergoing major
others developed by the Karnataka Housing Board transformations with the building of large apartments.
(KHB); Within the large plantations beyond the urbanized
w Large industrial units to the North and East between areas, several small residential layouts are cropping
Doddaballapur Road and the railway track, which up.
include the Wheel and Axle factory, an important
element of the area’s economic landscape, and
Escorts company;
w Mother Dairy to the South of the Satellite Town; and
w The dense urban fabric of the Yelahanka old town
to the East of the railway line having mixed land uses.

147
3.07 Yelahanka

Existing Land Use Analysis the highway North of the railway line is widened to four
lanes. It links to the State Highway Doddaballapur Road
(SH-9), which leads to the North-West, to Hindupur. This
major network is completed by Yeswantpur Road on
the West and Arabic College Road on the East.
Yelahanka Satellite Town is laid out in a semi-circular
shape with streets forming a regular pattern of concentric
semi-circles and radiating lines from the centre of the
semi-circle. Yeshwantpur 1 st Main Road, a Major District
Road, connects Yelahanka Satellite Town center to the
West. Roads in the other parts of the planning district in
the newly developed areas are for local uses.

Railways
Two railway lines go through this area and there is
a railway station located close to the junction of Bellary
Road and Doddaballapur Road. The 2003 data
indicates that the Bangalore-Hindupur line supported
605 daily commuters and Bangalore-Chikkaballapur
line had 95 daily commuters.

Social Index
Yelahanka has a social index that is between 90 and
84, which indicates that it has a medium social level,
higher than the neighbouring planning districts.

Physical Infrastructure

Water and Sanitation Incoherent road network interrupted by

The Satellite Town is equipped with a treatment a railway line in Judicial Colony
plant and has good water supply. The main water supply
to the Yelahanka Satellite Town comes via the GKV
Transport and Traffic
Kendra system. Presently the planning district has 4361
BWSSB domestic connections which are not well
The main traffic is on Bellary Road (NH-7) which
distributed. The South-West is well served whereas the
carries 40000 to 65000 PCU a day. The southern part of
North has no connections. The Satellite Town and its
Yelahanka has the largest volume of traffic. Data
environs are well provided with 101 to 602 connections
collected in 2001 shows that Doddaballapur Road
for 1000 persons.
supported traffic of about 50000 PCU a day. A part of
the traffic is transient in nature and is expected to
The Satellite Town has a reservoir in the center of
increase after the development of the new International
the town and a 10 MLD sewer treatment plant located to
Airport further North, beyond the Bettaalasuru Planning
the East, along the 13th A Main Road. It treats the sewage
District.
and recycles the treated sewage in the neighboring
industrial units for purposes such as cooling, washing
Two important bus depots are located in this
and fire fighting. The Cauvery Stage IV, Phase I treatment
planning district: one along the Doddaballapur Road to
plant located in the valley East of the old town will start
the North of the Satellite Town and the other to the South
functioning at the end of 2004. A new treatment plant is
of the Satellite Town along 16th B Cross Road.
under construction to the North of Jakkuru Kere.

Roadways
National Highway Bellary Road (NH-7) is the main
North-South axis running through this area. A portion of

148
3.07
Urban Amenities
The current urban population is well served by educational and health care amenities, especially in the
Satellite Town. Private schools that serve at the citylevel are plenty in this planning district. Post offices and
police stations are also ample.
Development Stakes and Major Directions
Issuing from the Master Plan
The Yelahanka Planning District is located within
the limits of the proposed Peripheral Road. It is expected
to accommodate a large part of future urban
development in the coming years. The central part of
the Yelahanka district, at the crossing of Doddaballapur
and Bellary Road is proposed to be developed as a
Sub-Centre with additional public infrastructure facilities
and amenities. The Master Plan emphasizes the
preservation of the natural assets to balance the
expected growth. Situated on the way to the future
International Airport and having excellent accessibility
this planning district will experience many changes and
will accommodate industrial and logistic zones in
proximity to the proposed Peripheral Road.
Planning Recommendations
Land Use Proposals
w Designate a Logistics Zone and the area between
the Unclassified lands and the proposed Peripheral
Road, bordered by the Chikkaballapur railway line
on the West and Bellary Road on the East;
w Promote the Industrial Zone along the
Doddaballapur Road and NH-7;
w Allow new activities and development along the
segments of Bellary Road and Doddaballapur
Road, up to the proposed Peripheral Road, by
designating them as Mutation Corridors;
w Apply the Sub Central Business Area Zone and allow
development with high FAR to strengthen the area
Yelahanka
around the intersection of NH7 and Doddaballapur
Road as a major focus;
w Maintain CDP ‘95 Conurbation Area boundary as
the limits of urbanization and zone the area to the
North of the proposed Peripheral Road and East
of Doddaballapur Road as a Mainly Residential
Zone;
w Maintain the portion beyond the proposed
Peripheral Road, to the West of Doddaballapur Road
and the Kattigenahalli area to the East of Bellary Road
as Agricultural Land Zones;
w Retain and strengthen the residential areas spread
throughout the planning district by designating them
as Mainly Residential Zones;
w Consider the central part of Yelahanka village on
the East side of the railway line as a mixed Use
area, zoned as Residential Mixed;
w Preserve the major valleys and lakes includingthe
Allalasandra Kere and Puttanahalli Kere, which is
proposed as a natural setting, and protect them from
any urban encroachment;
Undesirable scenario: encroachment of a valley
by residential uses.
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3.07 Yelahanka

w Propose two truck terminals, one along the proposed Projects/Urban Management
Peripheral Road to the West of Doddaballapur
Road, and second, in the proposed Logistics Zone w Prepare a management plan for the natural areas
to the West of Bellary Road, adjoining it, by (valley, lakes and tanks) and consider drainage
designating them as Urban Amenities-Transport; problems in the valley areas between Yelahanka
w Propose a Park in the wetland located to the East of Lake and NH-7 and along the Allalasandra Lake;
Allasandra Kere; and w Develop a coordinated infrastructure plan for the
w Reserve lands to develop large public and semi- areas planned for future urbanization, with special
public infrastructures in the core of the Yelahanka consideration given to sustaining and preserving
Satellite Town. ground water;
w Develop a coordinated plan to allocate and
Transportation Proposals manage urban amenities to serve the future growth;
and
w Delineate the area around the NH-7 bypass meeting w Consider the alignment of the proposed Peripheral
at Venkatala with a Transport and Utilities Perimeter; Road, especially when it runs through existing
w Develop the proposed Peripheral Road; villages.
w Allocate lands for a proposed Public Bus Node at
the junction of the proposed Peripheral Road and
Bellary Road;
w Develop the two proposed truck terminals located
along the proposed Peripheral Road, to the West
of Doddaballapur Road and in the proposed
Logistics Zone, to the West of Bellary Road,
adjoining it;
w Develop a road network keeping in mind the
proposed Peripheral Road, to increase accessibility
to all areas in the planning district;
This would include proposing Major Urban Roads
having:
Ø An East-West connection between the urban
village East of Doddaballapur Road and the
proposed Peripheral Road; and
Ø Connectivity alongside the Unclassified lands to
connect the Logistics area and the Industrial Zone
to the North.

Proposed Land Use

150
3.08 Bettaalasuru

This agricultural area, well-accessed by road and rail and with

proximity to the future International Airport, has potential to
develop as an industrial area, while the remaining space can
be reserved for future urbanisation (after 2015).

Population: 20,553
Area: 35.30 sq. km (3530.8 ha)
Gross density: 6 persons/ha
Net density: 154 persons/ha

Village: Addiganahalli, Rajanakunte, Honnenahalli, Shinganayakanahalli,

Muddarahalli, Gantiganahalli, Lakshmisagara, Nagadasanahalli, Thimmasandra,
Bettalasuru, Nellukunte, Sonnapanhalli, Hunasemaranahalli

Existing Land Use 2004

151
3.08
Location
Located in the northern part of the city, Bettaalasuru
is bound by the Bagaluru Planning District to the East,
the Unclassified areas and the Yelahanka Planning
District to the South, and the Hessaraghatta Planning
District to the West. The northwestern boundary runs
through a green undeveloped area.
This planning district is sparsely populated area
with 20,553 inhabitants dispersed on an area of 35.30
sq.km.
Principal Elements Noted
Planning District Context
The Bettaalasuru Planning District has many
villages, lakes and valleys and two major structuring
roads: National Highway Bellary Road (NH-7) and State
Highway Doddaballapur Road (SH-9). Its natural
features such as the valleys, lakes and tanks are
well-preserved. A significant portion of land (71.6%) in
the planning district is used for agriculture and consists
of vineyards, fruit plantations, fields and poultry farms.
Unclassified areas cover 12.1% of the planning district.
Agricultural landscape of Bettaalasuru
This entire planning district is structured by
North-South railway lines, Bellary Road in the eastern
portion, Doddaballapur Road in the western portion, and
an Unclassified area in the South. These major
Bettaalasuru
infrastructural elements physically divide the planning
district into three sections:
w The green agricultural area on the West side;
w Agricultural areas between the railway tracks and
on the East side of the planning district which
includes Sammy’s Dreamland Park and quarries;
and
w A section that includes few industries along Bellary
Road, an Unclassified area, quarries, and
educational facilities.
The existing large quarries, which include the
biggest in the Bangalore area, serve as employment
centres for the people living in the close by slums and
surrounding areas. Some brick-yards also operate near
the Doddaballapur Road. Most of the recent changes
in development have occurred along Bellary Road and
Doddaballapur Road as they are the most important
access ways to the city from the North. However, this
area has started experiencing the impacts of
Slum linked with quarry activities
Bettalasuru main quarry, a crucial activity
for the area.
urbanization in the form of recently built campuses for
educational institutions and new residential layouts.
152
3.08 Bettaalasuru

Existing Land use Analysis exist, only a Major District Road running West of the
Doddaballapur Road towards Madhure exists. Small
stretches of narrow roads link the major villages to each
other and to the major roads.

Railways
The northern railway lines leading to Hyderabad
and Dodballapur cross the planning district. Railway
stations in Rajanakunte and on the West side of
Bettaalasuru village provide access to this district..

Transport and Traffic

The two major roads(Dodballapur and Bellary)

support traffic of 40000 to 50000 PCU and are mainly
used for travel between the northern cities of the state
and Bangalore. However, once the new International
Airport is built, the volume of traffic is expected to
increase on Bellary Road and the travel pattern will
change to more daily trips from the Core area to the
airport. The other roads are only used for local purposes
Physical Infrastructure

Water and Sanitation

Very little documented data on water supply and
sanitation is available for this planning district, but it may
be noted that a natural drainage system consisting of
valleys and tanks exists.

Roadways
Two major roads, Doddaballapur Road and
Bellary Road run through this area in the North-South
direction and join in Yelahanka to the South of the
planning district. Doddaballapur Road is a well
managed State Highway (SH-9) leading to Hindupur View of Bellary Road
whereas Bellary Road, a National Highway (NH-7)
or to access important sites including an amusement
presently being widened, leads to the future International
park and some important schools.
Airport, and to Bellary. No major East-West connectors

Urban Amenities

153
3.08 Bettaalasuru

Data available for this rural area reveals that the urban amenities provision is in adequate even if the global ratios
are above 1. Higher primary schools, high schools, primary health centres, and maternity homes/nursing homes are
lacking in this area. Only one hospital is providing health care to the sector. While the population is only 20,553,
additional facilities need to be planned for the expected increase in population.

Development Stakes and Major Directions

Issuing from the Master Plan

In Bettaalasuru the Master Plan recommends the

preservation of the agricultural area, the main natural
valleys and hydraulic system. While development of the
area is anticipated, it is expected to occur with the view
of preserving these natural assets and maintaining a
balance between the built and the open areas.
Considering the planning district’s good accessibility and
the potential developments linked with the establishment
of the future airport towards the North, the Master Plan
dedicates certain areas for the setting-up of new
industries.

Planning Recommendations

Land Use Proposals

w Protect the green area to the West of Doddaballapur

Road by applying the Agricultural Land Zone;
w Retain the agricultural area located between the two
railway lines and to the East of Bellary Road through
the Agricultural Land Zone to prevent development
of unplanned residential layouts;
w Promote Bettaalasuru and Nellukunte villages as
Traditional Area Zones;
w Designate the two proposed BMTC bus stations at
Shinganayakananhalli and Addiganahalli village as
Urban Amenities;
w Create an industrial area to the East of the railway
line and North of the Unclassified lands airport so
that it may engage with the logistic area of Yelahanka
in the South and be served by the railway line and
the existing railway station; and
w Preserve the valleys and the significant natural
features of the area.

Transportation Proposals

w Develop the two proposed BMTC bus stations at

Shinganayakananhalli and Addiganahalli village;
w Develop a North-South Major Urban Road along
the railway line to connect the logistics area of
Yelahanka to the industrial area of Bettaalasuru; and
w Design a East-West Major Urban Road to provide
access to Bellary Road.

154
3.09 Tanisandra

Tanisandra Planning District, viewed as a residential extension

of the city located in proximity to the future International
Airport, is expected to support an industrial area as well as a
large public and semi-public facility. It will play an important
role in the city’s future urbanization during the next 20 years.

Population: 32,258
Area: 45.83 sq. km (4583.8 ha)
Gross density: 7 persons/ha
Net density: 105 persons/ha

Wards/CMC Areas: Yelahanka (18 and 19) and Byatarayanapura (20)

Existing Land Use 2004

155
3.09 Tanisandra

Location these, other smaller private/public layouts that are under

Tanisandra Planning District is located in the
northern outskirts of the city to the East of Yelahanka
and Byataryanapura planning districts and to the North
of the Horamavu Planning District. To its North and East
lies the Bagaluru Planning District.
The planning district, spread over 45.80 sq. km,
has a population of 32,258, which is quite low compared
to other planning districts in the outskirts of the city such
as Begur, Byatarayanapura or Varthur. However, as
many residential developments are coming up, its
population is expected to increase in the next few years.
Principal Elements Noted
construction include the Railway Association Layout and
Regency Layout. In the face of such rapid development,
within the last five years, the land price has risen from a
mere Rs.60 per sq.ft. to Rs.350 per sq.ft, which is still low
when compared with the city’s average.
The existing developments present a varied
urban image with respect to their heights and built form.
A few old villages such as the Tanisandra Village have
a traditional urban structure. New developments coming
up, around this village, comprise of small buildings or
group housing of G+2. Group housing with 3-4 floors are
coming up along Hennuru-Bagalur Road. Around
Hegde Nagar, new developments are quite similar to
the urban fabric of this public layout and consist of small
single storey low-income housing.

Planning District Context

Existing Land Use Analysis
Tanisandra Planning District is characterized by
agricultural lands (about 60%), traditional villages and a
few established layouts including the Hegde Nagar
Layout and the Agrara Layout planned in the 1970’s by
the Karnataka Housing Board. The Hindupur-KR Puram
railway line runs across the South-West part of the
planning district through the newly proposed Arkavathy
Layout. The area South of the railway line is denser and
more urbanized than the rest of the planning district. The
northern area comprises of a few villages scattered
among agricultural lands, and a large quarry called
Bande Hosur located close to the planning district’s
northern boundary. Besides this, new high-end
residential developments are coming up and they are
mainly accessed from Tanisandra Main Road (a Major
Urban Road) and Hennuru-Bagalur Main Road (a
Primary Urban Road). These roads also support a few
small commercial establishments, particularly along the
lower half of Tanisandra Main Road.
Since the available vacant land is considerable,
Villages, which are outside the CMC limits and the
it highlights the potential for future development within
BMP area and are administered by the Panchayats, are
the planning district. Many large scale public and private
encouraging new residential development in the form of
educational institutions, including colleges and
gated communities, residential complexes or layouts.
engineering campuses have been responsible for
Most of these new residential layouts are not facilitated
pockets of urbanization. They are scattered around in
with good commercial and service activities.
the planning district and a few are concentrated along
the two main roads.
The public and private layouts coming up at a
fast pace are creating developmental pressure and
Social Index
have had a significant impact on the real estate market
The social index for this planning district is quite
and land values in this area. The Arkavathy Layout
low, as it is between 84 and 90, and illustrates the deficits
which is currently being developed in the South-West
encountered in peripheral urban areas. However, when
part of the planning district offers around 20,000 plots to
compared with rest of the CMC areas such as Kengeri,
the public. The Asha Township, Venkatadri Estates and
KR Puram and Yelahanka, it presents a more favourable
Manyata Project are some of the larger private layouts
position. Moreover the expected future development
under construction, together offering 10,000 plots.
may impact the social index in the next 10 years.
However not all of them are approved layouts. Besides

156
3.09
Physical Infrastructure
Water and Sanitation
Only the part South of the railway track along
Tanisandra Main Road has been connected to the
BWSSB water supply network. Tanisandra village with
its surrounding new development and the Ministry of
Communication’s Layout are well connected to the water
supply line coming from the BMP area. New
developments along Hennuru-Bagalur Main Road are
not connected to the BWSSB network. An extension of
the water supply line from Yelahanka is serving the
extreme northern areas of this planning district up to
Agrahara Layout. Most of the new layouts currently
depend on pumped ground water.
The Cauvey Stage IV, Phase I sewage treatment
plant facility located to the South of this planning district
in the Hebbal valley was built in 2002 with a capacity of
40 MLD for the next two years. This project costing Rs.361
million is one the main infrastructure projects of the city.
A few new treatment plants have been proposed within
the framework of the Arkavathy Layout.
Roadways
The Hennuru-Bagalur Main Road, a Primary
Urban Road, and Tanisandra Main Road, a Major Urban
Road, run North-South through this planning district
almost parallel to each other within 1km distance.
Hennuru-Bagalur Main Road is in good condition and
Tanisandra Main Road is under Public Works
Department maintenance. There are no East-West
connections between these two roads besides the road
Urban Amenities
Many large scale public and private educational institutions, including colleges and engineering campuses
serve this planning district. According to the current population 2001, the health facilities meet the demand, but as
this area is under development, the need in terms of amenities will increase.
Tanisandra
coming from Yelahanka in the North and going to
Bagalur Planning District through Kannur village.
The new layouts have good roads, but they are
not connected to the existing road network and do not
follow any hierarchy. The village roads are few and
serve the local areas, while some areas do not have
any good access.
Railways
The Hindupur-KR Puram Railway line runs
across the South-West part of the planning district
through the newly proposed Arkavathy Layout.
Transport and Traffic
A major part of the traffic runs on the Tanisandra
and Hennuru-Bagalur Major District Roads especially
in the South part which is urbanized. Beyond the
urbanized parts, these roads are less congested, in
better condition, and wider. They both could be potential
access ways to the future International Airport.
The BMTC buses provide relatively good
service to this planning district, especially to areas along
the two main roads, with many bus stands near the
educational facilities.
The railway line passing through the area does
not have any stations located in the planning district and
is not used for urban transport. The closest station is in
Yelahanka. Circulation of vehicles is effected by a few
crossovers offered by the railway line.
157
3.09 Tanisandra

Development Stakes and Major Directions Transportation Proposals

Issuing from the Master Plan
The Master Plan considers this planning district
as a residential extension of the city through which runs
the proposed Peripheral Road. Most of the development
is expected to take place within the limits of the proposed
Peripheral Road. Some development is expected
beyond this road, which is an exception in the Master
Plan, as it is the only planning district that does not restrict
development within the limits of the proposed Peripheral
Road. The Master Plan encourages residential uses in
most parts except for an area North of the proposed
Peripheral Road and East of the Tanisandra Main Road,
which is reserved for heavy industries. A Sub-Center is
to be developed along Hennuru-Bagalur Main Road to
promote mixed uses at the city evel. Besides, space for
large public and semi public facilities near Yelahanka
has been identified.
The Master Plan also proposes improvements
to the road network and development of a hierarchical
system that will serve as a framework for future
residential, industrial and other activities. The CRS
project is to be extended until Tanisandra village by
creating a new railway station on the Bangalore-Guntakal
railway line. A Public Bus Node is identified along the
proposed Peripheral Road.
w Propose a new road network hierarchy for better
connectivity in the future:
Ø Link all the proposed roads to the proposed
Peripheral Road in the North and to the roads
proposed in Hormavu Planning District in the
South to improve connectivity; and
Ø Propose a Major Urban Road from the
Horamavu Planning District going North of the
Bilishivale Village and linking to the East-West
road coming from Yelahanka and going to
Bagaluru Planning District through Kannur village.
w Consider the area along the oil pipe line as a
Constraints Area to develop a Major Urban Road.
w Propose a Public Bus Node in the area near the
proposed Peripheral Road as a Large Public and
Semi-public Infrastructure for transportation;
w Develop New Airport Link Road as connector to
the International Airport.
Proposed Land Use

Planning Recommendations

Land Use Proposals

w Promote the planning district as a Mainly Residential

Zone with commercial axes along the main roads;
w Designate the Sub Central Business Area Zone for
the area in the heart of the planning district along
Hennuru-Bagalur Main Road;
w Protect the natural spaces, both lakes and valleys
using them as natural boundaries for development of
this planning district;
w Plan for a railway station near Tanisandra village
Projects/Urban Management
by zoning it as a proposed Urban Amenity -
Transport; w Coordinate with the service providers and the
villages to detail out the phasing and extension of
w Promote development along Tanisandra Main
infrastructure facilities;
Road and Hennuru-Bagalur Main Road by
designating them as Development Streets; w Adopt SWM practices for effective management
w Allocate space for industrial development to the w Propose new urban amenities to support the
North of the proposed Peripheral Road and East of expected growth of population by coordinating with
the Tanisandra Main Road through the Industrial the several stakeholders involved in provision of
Zone; and educational and health facilities.
w Reserve space for a large scale Public and Semi- w Implement a management plan for the open drains
public facility to the South of the proposed Peripheral running through the planning district.
Road, near Yelahanka.

158
3.10 Bagaluru

Largely un-urbanized, Bagaluru continues as an agricultural

area, but offers potential for future growth and development
post 2015.

Population: 20,642
Area: 48.44 sq. km (4844.3 ha)
Gross density: 4 persons/ha
Net density: 176 persons/ha

Villages: Adur, Anagalapura, Bommasandra, Bidarahalli, Bayappanahalli,

Doddenahalli, Huvinane, Kadu Agrahara, Kadosonappanahalli,
Nadugowdanagollahalli, Rampura, Vaderahalli, Yarappanahalli, Byappanahalli,
Dasanayakanahalli, Marenahalli, Sathanuru, Bagaluru and Kadiganahalli.

Existing Land Use 2004

159
3.10 Bagaluru

Location Existing Land Use Analysis

Bagaluru Planning District is located to the

North-East of the agglomeration, on the way to the future
International Airport. It is defined in the South by the
Rampur valley and Avalahalli Planning District and in
the North by the Bagaluru valley. Old Madras Road
(NH-4) and the Tanisandra Planning District define the
western and South-western edges of the planning district.

Principal Elements Noted

Planning District Context

About 88% of the land in the Bagaluru Planning

District is occupied by agricultural activities related to
paddy and corn fields and plantations. Besides
agricultural lands, there are quarries, brick kilns, poultry
farms and agro-industries that have developed recently.
Valleys (Doddagubbi in the West, Rampur in the South
and Bagaluru in the North), lakes and small villages
structure this predominantly agricultural area. A State
forest exists in the North-eastern part of the planning
district. The villages are dispersed and the density is
very low. Some villages are under pressure to develop,
and unsanctioned layouts are coming up especially in
the North-East, near NH-4, and in the South part, near
the Arkavathy Layout along Hennur Main Road. (The
tanks, lakes and residential uses together cover about
5% of the land area).
Physical Infrastructure
Water and Sanitation
This area is not connected to the BWSSB
network. Villages depend on pumped ground water. The
nearest connection to the water network is in Yelahanka.
Roadways
The roadways are essentially village roads.
Hennur Main Road is potentially the main access to the
future International Airport. The proposed Peripheral
Road runs through the southern part of the district along
the Rampur valley. Hennur Main Road is a Major District
Road connecting to the North of the Bangalore
Metropolitan area.

An vacant layout planned in 1994

A quarry: main economic component of the

area
Transport and Traffic

As very little of the area is developed the roads

providing access to the few villages have very low
traffic.
An illegal layout under development
in the green agricultural area

160
3.10 Bagaluru

Urban Amenities

The distribution of amenities is at the village level. Few big educational facilities, including the Delhi Public
School, which serves the urban population of the northern part of Bangalore, are present; but there is a lack of
small education facilities, particularly higher primary and high schools to meet the needs of the population. In
terms of health facilities, the situation is not satisfactory, as there are no maternity homes or hospitals.

Development Stakes and Major Directions Proposed Land Use

Issuing from the Master Plan

In the Master Plan this planning district is reserved

for future urbanization (post 2015). This area was
previously zoned as agricultural in the CDP 95 and is
proposed to remain agricultural, while protecting the
natural components which are the valleys, lakes and
forest. The proposed Peripheral Road running through
the southern part of this planning district will provide
access to future developments in this district.

Planning Recommendations

Land Use Proposals

w Maintain this area as a primarily Agricultural Land

Zone and encourage agriculture related activities;
w Protect the valleys, lakes and forests by zoning them
as Green Areas;
w Develop portions of Rampur and Adur villages
adjacent to the proposed valley as a Regional Park,
under the Parks and Green Spaces land use; and
w Promote the proposed DMA land fill in the vicinity of
the Bidarahalli and Byappanahalli villages, by
designating it as Utilities - Garbage Facility.
Projects/Urban Management
w Enforce the Agricultural Land Zone regulations;
w Develop incentives to promote agricultural practice;
and
w Facilitate public health and educational facilities at
the village level.

Transportation Proposals

w Promote Hennur Road as a Primary Urban Road

leading to the future international airport and modify
the stretch of the road from Kadasonahalli in the
South to the Bagalur Kere in the North; and
w Develop the proposed Peripheral Road.

161
3.11 Horamavu

Horamavu is characteristic of peripheral extension areas beyond

the Outer Ring Road with fringe developments and interiors that
are predominantly residential. This planning district has the
potential to supplement the housing needs generated by the
economic improvements of its neighbouring planning districts.

Population: 1,23,507
Area: 37.56 sq. km (3756 ha)
Gross density: 32 persons/ha
Net density: 178 persons/ha

CMC Areas: 22 to 27, 29 to 31, 34 (part), 6, 8 to 12, 19

Major Villages: Hennur, Chellakere, Horamavu Agrahara, Kallakere, Medihalli,
Battarahalli, Maragondanahalli, Nagavara, Byrathikhane, Channasandra

Existing Land Use 2004

162
3.11 Horamavu

Location

Horamavu Planning District is flanked by the

Tanisandra and Bagaluru planning districts to the North;
and Kammanahalli and Kavalbyrasandra, a dense
neighbourhood surviving on local economy, in the
South-West. KR Puram, a transport hub, and Whitefield,
the IT hub of Bangalore are located to the South and
South-East; and Avalahalli and Sadar Mangala planning
districts to the East. The proposed International Airport
is located to the North, beyond the Bagaluru Planning
District. Development of layouts in Low lying areas

The planning district spread over 37.56 sq.kms
has a population of 1,23,507 and a gross density of 32
persons/ha which is quite low compared to the average
density in the BMP area (200 persons/ha) and a net
density of 178 persons/ha.
Principal Elements Noted
educational institutions and employment areas at the
EPIP in Whitefield which is in its proximity.
Due to the physical barrier created by the railways
and few road connectors, the land price within this
planning district has been retained within the Rs.250-350
per sq.ft. range, while similar areas in other parts of
Bangalore fall within the Rs.650-750 per sq.ft. range.

Planning District Context Existing Land Use Analysis

Located near the site of the proposed International

Airport and EPIP in Whitefield, this planning district has
many old villages beyond the Outer Ring Road which
defines its rural character. The Outer Ring Road and
Salem railway line which cut through the planning district
divide it into two areas distinctly different in their
morphology. The portion closer to the city is more dense
and urbanized as compared to the other which has many
lakes, villages and vacant land.

Agriculture, the predominant land use in

Horamavu, occupies about 23% of the land area, and is
primarily concentrated in the North of the planning district,
while residential use occupies about 16%. Campus style
developments by Christian institutions and pockets of
large scale educational institutions are scattered
around the planning district. The existing large numbers
of Christian missionaries are catalysts for pockets of
urbanization. These urban areas have narrow, winding
roads and dense habitation is restricted as the planning
district is not serviced by proper road network or good Social Index
public transport. Horamavu Planning District has a low social level
as about 63% of the land is either vacant or in agricultural
The ITI Colony is located to the South of the use and only about 16% is in residential use.
planning district. Fringe developments are seen along
Hennur Road, Banaswadi Road, Nagavara Road, Old
Madras Road and the Outer Ring Road. Most of the Physical Infrastructure
interior land is an accumulation of urban villages,
agricultural land or vacant areas. Water and Sanitation
The existing activities presently depend on
About 40% of the land in the planning district is ground water for water supply. The drains are inefficient,
vacant. This planning district has the potential to provide and undersized, clogged with garbage and slit. The
for the affordable housing needs generated by the problem is complicated by poor planning of roads, water

163
3.11 Horamavu

supply and sewerage pipeline crossing a stream or Transport and Traffic

natural drainage channel.
The planning district is not well serviced by public
Roadways transport. The Salem railway line cuts through the area,
Hennur Banaswadi Road and Nagavara Main but is not used for urban transport. Circulation of vehicles
Road, both Major Urban Roads, connect the planning is effected by the few crossovers offered by the railway
district to the proposed International Airport. The Outer line. Neither bus terminals nor railway stations are
Ring Road, which runs through this planning district on present to improve mobility of inhabitants. Apart from
the West and the Old Madras Road, a National Highway these fringe connectors the interior of the planning
(NH-4) which runs through it on the East, connects this
planning district to the rest of the city. Hennur/Bagalur
Road and Kallakere/Rampur Road are Major District
Roads passing through this planning district.

Inefficient traffic management

district has a poor network of roads that make

accessibility an issue. Immediate improvement of road
Lack of road infrastructure
networks is very important, to ensure better connectivity
in future. The ITI Colony located to the south of the
Railways planning district restricts thoroughfare traffic.
The Salem railway line running North-South acts
as a physical barrier restricting entry into the planning
district.

Urban Amenities

Compared to other planning districts in the city’s peripheral areas, the Horamavu Planning District has
sufficient educational facilities; however there is a need for better management and infrastructure development.
The planning district does not house any public health care facilities, which is an issue of concern.

164
3.11
Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan promotes this planning district
as a Residential (Main) Area to support the neighboring
economic developments. It also recommends
improvements to the basic infrastructure and public urban
transport system. The existing villages are retained as
Residential (Main). The Plan promotes a Sub Center,
at the intersection of Rampur Road and
Maragondanahalli Road. It also proposes developing
the existing railway line for the CRS and a proposed
CRS railway station at the Hennur Cross Road junction.
Planning Recommendations
Protection and Preservation of Natural features
Land Use Proposals
w Promote the planning district as a residential area
by applying the Residential (Main) in these areas;
Ø Hormavu Agrahara, Hennur, Kallakere,
Kithiganur, Varanasi etc ;
w Promote as Residential (Mixed) areas such as
Govindpura, part of Raghavendra Extension;
w Preserve the valleys, and on urbanization of the
surrounding areas, retain them as natural spaces or
public parks to create an eco-friendly environment.
w Designate the Outer Ring Road, and Old Madras
Road (NH-4) as Mutation Corridors.
w Designate as Commercial Axis Kallakere Main
Road,Hormavu Agrahara Main Road, Kithiganur
Main Road and Kaudenahalli Main Road;
w Develop BWSSB’s proposed sewerage treatment
plants at Ammani Byrathikane village and
Horamavu Agrahara village in the North, and
Krishnarajpura village in the South by designating
them as Public Utilities.
Transportation Proposals
w Propose a new road network for better future
connectivity within the planning district;
Horamavu
w Extend the proposed roads within the planning
district to connect to the proposed Peripheral Road,
beyond this planning district, to improve mobility;
w Consider the existing Salem railway line for the
proposed CRS;
w Develop a new CRS railway station at the Hennur
Cross Road junction;
w Designate the proposed roads in valley areas like
Channasandra to Rampura and Kithigangur to
Bidarahalli as Transport and Utility Perimeters to
preserve the natural drainage through the valley
(valleys consist of the Nagavara Kere, Kallakere
and Yellamallappa Chetty Kere lakes);
w Designate the following road junctions as Transport
and Utility Perimeters:
Ø Old Madras Road and Garden City College
Road,
Ø Outer Ring Road and Old Madras Road,
Ø Railway crossing and Govindpura Road,
Ø New proposed road running along the railway
line and the proposed road along the Horamavu
Agrahara,
Ø Horamavu Road and Kaudenahalli Road,
Ø Ramamurthy Nagar Road and Horamavu Main
Road, and
Ø Road junction at the Kalkere village.
Proposed Land Use
Projects/Urban Management
w Improve the drainage system;
w
w Prepare a plan for management of parks, open
spaces and quarries;
w Implement improvements to the lakes and valleys;
and
165
3.12 Avalahalli

Predominantly a rural area, the Avalahalli Planning District has

economic assets that give it a potential to become an important
logistics area and also will serve as a Commercial (Business)
area with the improvement of infrastructure facilities. z

Population: 25,889 persons

Area: 37.70 sq. km (3770.1 ha)
Gross density: 7 persons/ha
Net density: 171 persons/ha

Main Villages: Avalahalli, Konadasapura, Cheemasandra, Seegehalli,

Mallasandra

Existing Land Use 2004

166
3.12 Avalahalli

Location w Industries located in the northern portion along

Devanahalli Road and Whitefield Station Road,
This planning district is located on the eastern and other mainly agro-industries that are scattered
border of the agglomeration to the North of the Whitefield in the rural areas.
Planning District. The western boundary is defined by a
major valley and by the Yellamallapa Chetty Kere. The
eastern edge is the limit of the BMA area.

The planning district covers an area of 3770.1 ha

and has a population of 25,889 inhabitants. The gross
density of this mainly agricultural area is only 7
persons/ha and the net density 171 persons/ha, which
is low in comparison with the Horamavu Planning District
to its West (net density: 204 persons/ha), and
comparable to another peripheral planning district,
Bettaalasuru, which has a net density of 152 persons/ha.
Meeting in the public space in
Khaji Sonnenahalli village
Principal Elements Noted

1. Planning District Context

Mainly rural, this planning district supports
agricultural activity as well as large-scale industries. In
2000, the BDA decided, with the cooperation of the Iron
and Steel Merchants Association (BISMA), to develop a
wholesale market in Kondasapura between Old Madras
Road and Whitefield Station Road. The planning district
offers advantages such as availability of lands for
development, good accessibility and possibilities for
easy interaction with Hoskote, an economic centre Urban pattern of Hirandahalli Village
located a few kilometers to the East on Old Madras
Road. w A network of villages with dense traditional urban
fabrics dotting the planning district, particularly along
This planning district is emerging as an important the valleys used as agricultural lands.
location in the city’s economic scene. It is experiencing
similar investments as Whitefield, but they are specific
to the wholesale market, unlike Whitefield that focuses Existing Land Use Analysis
on IT related activities.

The land use patterns vary and the planning

district consists of the following features:
w Natural elements with green valleys (Dakshina
Pinakini) along the West and East, including the large
lake of Yellamallappa Chetty.
w Concentration of activities and developments along
two major axes:
Ø Old Madras Road, a National Highway (NH-4),
which cuts through the area and focuses
urbanization, with commercial and residential
cores as well as industries; and
Ø Hoskote Main Road, a State Highway (SH-35)
running North-South, which supports economic
(Safal Auction Market) and housing
developments.

167
3.12
This planning district was zoned as agricultural in
the CDP 95 and remains an agricultural area since 76.8%
of the lands are occupied by plantations or fields. Mostly
a rural landscape, some industrial land uses (7.5 %)
and a few recent residential developments (4%) also
exist. In the planning district’s southern portion,
residential layouts enclosed by walls are under
construction offering a different choice for housing. The
changes from agricultural to industrial and residential
uses are mainly occurring along Hoskote Main Road.
Housing project and tents of
the workers in Shigehalli
Besides agriculture and related industries such
as poultry farms and brick kilns, other industrial activities
were established here from 1980 to 2000. Large pockets
of industries dealing with manufacturing of electrical
transformers, plastic, steel work, sand paper and
Mud quarry used as a dumping site,
with a factory in the background
Glass recycling activity in Hirandahalli
Avalahalli
Glass recycling factory in Hirandahalli
grinding wells are located along Old Madras Road and
also around the lake. They generate waste products
and pollute the air.
The other main spots of activities are the BDA’s
Iron, Steel and Allied Market, which remains vacant, and
the Safal Auction Market. The former, although
proposed, has been stalled, while the latter, a wholesale
market, commenced functioning in October 2003. It is a
60 acres project operated by the National Dairy
Development Board (NDDB), which provides and
facilitates a common business platform for growers and
wholesale buyers. For the first time in India, it is
introducing efficient and computerized marketing for
various products of horticultural produce. It is designed
to handle 1,600 metric tonnes of produce per day.
Notable structures in the planning district include
the East Point College of Technology to the North of
Yellamallappa, and major industries such as the BPL
Factory, Saint Gobain, Grindwell and the Sai Lakshmi
Industry.
Social Index
No official data is available on the social index
for this area. However, as it is a predominantly rural
area, with villages and industrial development located
along the periphery of the BMA limits, the social level is
low.
Physical Infrastructure
Water and sanitation
The existing activities presently depend on
ground water. There is no water supply network in the
planning district.
Power lines
Power lines (66KV, 220KV and 400KV) run across
the planning district serving the area and its
surroundings. These lines have an easement on both
sides, which is non-buildable.
168
3.12
High tension line crossing
agricultural land in the valley
Roadways
Old Madras Road (NH-4), a Primary Urban Road,
connects Bangalore to Kolar. Hoskote Main Road
(SH-35), a Major Urban Road, connects the planning
district to the BMP area (8 km from the Outer Ring Road)
Urban Amenities
The provision of education and health care amenities is inadequate. Except East Point College of
Technology, there are very few public amenities. The existing civic amenities currently serve the needs of the
villages, but they don’t have the capacity to fulfill the requirements of the future residential areas.
Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan stipulates that Bangalore’s
economy needs to be diversified and should not depend
only on information technology. To create an integrated
economic system, the Master Plan identifies this
peripheral planning district as an area dedicated to
Transport (logistics), commercial and industrial activities.
It recognizes that Bangalore needs a zone to organize
exchanges of merchandise. Avalahalli and Sadara
Mangala with the proposed Peripheral Road and the
Avalahalli
and to Whitefield and Hoskote. A portion of the NH-207
leading to Devanahalli crosses the district in its eastern
part.
Apart from these main connectors, the interior of
the planning district has an adequate North-South
network connecting to Old Madras Road serving the
industrial areas in the North and connecting the villages
to the South. However, the network is poor in the central
part and the villages are connected by badly maintained
North-South roads.
Transport and Traffic
Old Madras Road, one of the prime arteries of
the city leading to Kolar toward the East, is a national
highway (NH-4) which supports around 50,000 pcu. The
planning district is not well served by public transport
and there is no bus terminal or railway line/station.
possibility of a future railway line could offer lands for
this kind of activity. The Master Plan reserves the lands
towards the North East of the Planning District for future
commercial activities.
Planning Recommendations
Land Use Proposals
w Promote the setting-up of logistic activities through
the development a Transport (Logistics) Area of
169
3.12 Avalahalli

about 460 hectares, taking advantage of the junction w Promote the extension of the railway line from the
of the Old Madras Road and the proposed Peripheral goods terminal of Sadara Mangala to the Iron and
Road. It would be complementary to the Whitefield Steel Market in the planning district, and
Transport (Logistics) area; development of a proposed railway station, for
w Consider a Coordinated Planning Scheme (CPS) better management of logistic activities; and
for the area to the North of the Transport (Logistics) w Build a Minor Urban Road along the North bank of
along Old Madras Road, including the Iron, Steel the valley to the South of Yellamalappa Chetty Kere,
and Allied Market that offers a major redevelopment connecting to Hoskote Main Road.
opportunity;
w Define an Industrial Area to the North of Old Madras Proposed Land Use
Road, complementing the Transport (Logistics)
Area;
w Designate the residential development along
Whitefield Railway Station Road and on the East
side of Yellamallapa Chetty Kere as a Mainly
Residential Zone;
w Protect the valleys and lakes, through the
corresponding zoning and develop parks and green
spaces in some portions along the West valley;
w Maintain a large Agricultural Land on the East side
of Hoskote Main Road;
w Establish a Constraints Area along the power line;
w Designate the Old Madars Road, a Primary Urban
Road, as a Mutation Corridor;
w Designate the Hoskote Main Road as a Mutation
Corridor;
w Promote a truck terminal at the intersection of
Hoskote and Old Madras Road by designating it as
a Large Public and Semi-public Infrastructure; Project/Urban Management
w Designate villages under the Residential (Mixed)
Use: w Plan for and coordinate provision of infrastructure
facilities in accordance with expected economic
Transportation Proposals developments, particularly for water supply network,
and waste and pollution management; and
w Develop the proposed Peripheral Road; w Improve and manage the natural assets, especially
w Develop a Public Bus Node (bus depot) in the of the valleys, when considering future development
Residential Zone along Hoskote Main Road to the of industries.
North of the lake at the junction of the proposed
Peripheral road by designating this area as a Public
Amenity;
w Promote transport facilities along the Proposed
Peripheral Ring Road ;
w Promote the junction of the proposed Peripheral
Road and Old Madras Road for intercity commutes
through a Transport and Utilities Perimeter, which
would give specific attention to good road
connectivity, and allocation of lands for public
transportation purpose;
w Develop a truck terminal in the area between Old
Madras Road and Hoskote Main Road within the
CPS area to the North of the Transport (Logistics)
Area;

170
3.13 K R Puram

The KR Puram Planning District, with its railway station and

well distributed city level functions, is in proximity to Whitefield,
the IT hub and Sadara Mangala, a major logistics zone. Hence
it is promoted as a Transportation Interchange Hub.

Population: 1,31,955
Area: 17.26 sq. km (1726.4 ha)
Gross density: 77 persons/ha
Net density: 375 persons/ha

CMC Areas: KR Puram (0 to 5,14,15,17, 29 to 35), Mahadevpura (1 to

11, 13, 18, 29)

Existing Land Use 2004

171
3.13 K R Puram

Location around Pai Layout (near Benngengahalli flyover) is

undergoing rapid transformation, but it lacks physical
The KR Puram Planning District, located in the and social infrastructure facilities to support the existing
North-East part of the city, is surrounded by Banaswadi, trend of high rise apartments. The KR Puram market,
Benninganhalli and CV Raman Nagar wards in the West, located near the BMTC Bus Stop, at the junction of
Ramamurthy Nagar, Chellakere and Mahadevpura
wards in the North and Whitefield and Sadar Mangala
Planning Districts in the South-East.

The planning district is spread over 17.26 sq.km

and has a population of 1,31,955. It displays a gross
density of 77 persons/ha which is quite low compared to
the average density in the BMP area (200 persons/ha)
and a net density of 375 persons/ha which is equivalent
to Richmond Town – the city’s proposed Central
Business Area (CBA). Inefficient solid waste management
–KR Puram Market

Principal Elements Noted

Planning District Context

The KR Puram Planning District, known for its

agricultural and industrial activities in the past, has
transformed into an area with low rise modern buildings
along the main roads. It comprises of dense traditional and
affordable residential areas with pockets of high-end
residential development. Residential development Dense Urban fabric
occupies about 19% of the area and about 13% is occupied
by industrial uses. Besides, residential uses, today 39.2% Kodigehalli Road and KR Puram Road, is not very
organized. The planning district has the KR Puram
Railway station and a cable-stay bridge as added
features.

Existing Land Use Analysis

KR Puram Railway Station and the Cable Stay

of the area is vacant land, which offers a strong scope for

increased urbanization.

This planning district houses the ITI – Indian

Telephone Industry, a public sector unit, which owns
large parcels of land on both sides of Old Madras Road.
ITI has been a catalyst for urbanization in neighbouring
areas like Ramamurthy Nagar, Lakshmisagar Layout
and KR Puram ward.

The part of Ramamurthy Nagar falling under the

KR Puram Planning District displays mixed land uses
with residential being predominant. The area in and

172
3.13 K R Puram

Social Index
The KR Puram Planning District displays a low
social i ndex of 84 - 69, which is equal to the rest of the
CMC areas, but high when compared with the
neighbouring planning districts like Whitefield and Sadar
Mangala.

Physical Infrastructure

Water and Sanitation Lack of parking facilities at

The planning district does not have sufficient water
and sanitation infrastructure facilities (potable water,
sewage system). BWSSB supplies water for the ITI,
however, the rest of the area is under-served and mainly
depends on ground water or private sources. Due to the
rate of urbanization, increase in demand for water supply
and the level of sanitation, calls for better management
of the existing facilities and creation of alternative
resources.
Roadways
KR Puram is equipped with the Bennganhalli
flyover, a Cable Stay Bridge and important roads such
as the Outer Ring Road, Primary Urban Road, Whitefield
Road, and Old Madras Road (NH-4), which provide
efficient road connectivity at the city level. However, the
road network at the neighbourhood level is very poor.
Lack of Public Bus Nodes
KR Puram Railway Station
problems for its users. There are limitations in terms of
space for further development.
The area around the junction at Kodagehalli and
KR Puram Road is chaotic as one cannot define the
boundaries of the KR Puram market or the limits of the
existing BMTC Public Bus Node, or where the road ends
and the pedestrian path starts. The poor state of roads,
which carry high volumes of traffic, adds to the
congestion and chaos. Neither the bus terminals at KR
Puram, nor the railway station serve to improve the
mobility of inhabitants.
Due to the ever-increasing traffic on the
Bangalore–Kolar–Chennai Road (NH-4 - Old Madras
Road), the Cable Stay Bridge was built across the
railway track, which solves the traffic problem on the
NH-4, but places restriction on the number of road
crossovers. The few road crossings offered by the
railway line and the newly developed flyovers effect
circulation of vehicles. Because of the existing dense
urbanization, there are few alternative options or
proposals for improving connectivity in the planning
district. Though the ITI Colony located to the North of the
planning district acts as a lung space, it restricts
thoroughfare traffic. Immediate improvement of road
networks is very essential to ensure better connectivity
in the future.

Railways
The Chennai railway line crosses this planning
district East-West and enters the Whitefield Planning
District on the East. The KR Puram Railway Station is
one of the four major stations of the city.

Transport and Traffic

The planning district is not well served by public

transport. The existing railway line that cuts through the
area is used for inter city transport. The KR Puram
Railway Station is very small and has serious parking

173
3.13 K R Puram

Urban Amenities

The KR Puram Planning District enjoys adequate tertiary level health and education facilities, but calls for
better management of the existing facilities and infrastructure. Additional public primary health centres and post
offices may be necessary to accommodate future demand.

Development Stakes and Major Directions Transportation Proposals

Issuing from the Master Plan
w Develop a Transportation Interchange Hub at the
A Transportation Interchange Hub in this planning KR Puram Railway Station and zone it as a Large
district is promoted at the KR Puram railway station and Transportation Facility;
recognizes the potential of developing it’s station as a w Develop a proposed Public Bus Node and a
proposed CRS station. It also maintains a Residential proposed CRS station at the existing railway station;
areas to support the neighbouring economic w Develop the proposed new road network for better
developments and recommends improvements to the connectivity in the future; and
basic infrastructure and public urban transport system. w Designate the following junctions under the
Transport and Utility Perimeters:
Ø Old Madras Road and Kodagihalli Road
Planning Recommendations junction,
Ø KR Puram Railway station junction.
Land Use Proposals
Proposed Land Use
w Promote this planning district as a residential area
by applying the Residential (Main) in areas such as
Uday Nagar, Basavanapura etc ;
w Designate as Residential (Mixed) areaa such as
Vignanapura, Krishnarajapura, Devasandra, and part
of Mahdevpura.
w Consider the BWSSB’s proposal for a Sewer
Treatment Plant located in the North of the planning
district by zoning it as a Public Utility;
w Preserve the valleys and, with new urbanization of
the surrounding areas, retain them as Parks and
Open Spaces;
w Promote the Outer Ring Road, Whitefield Road and
Old Madras road as Mutation Corridors; and
w Develop the following areas by designating them
under an Area Improvement Perimeter:
Ø The area around KR Puram Market,
Ø The lake near the Rail Diesel Shed Road.

174
3.13 K R Puram

Projects/Urban Management

w Improve the drainage system;

w Adopt proper maintenance and management
actions for disposal of waste;
w Prepare a plan for management of parks, open
spaces and quarries;
w Adopt proper maintenance and management
actions for the proposed Transportation Interchange
Hub.

175
3.14 Sadar Mangala

As urban extensions of Bangalore, the planning districts of Sadar

Mangala and Whitefield house high-end industrial, residential,
religious and logistics related activities. Developing rapidly, these
planning districts contribute to the city’s economy and offer
excellent opportunities for integrated development of the “live,
work and play” concept.

Population: 28,978
Area: 20.1 sq. km (2010.1 ha)
Gross density: 14 persons/ha
Net density: 242 persons/ha

CMC area wards: KR Puram North (12 to 16, 19 and 20)

Villages: Sonnanhalli, Belathur, Shigehalli, Korallur

Existing Land Use 2004

176
3.15 Whitefield

As urban extensions of Bangalore, the planning districts of Sadar

Mangala and Whitefield house high-end industrial, residential,
religious and logistics related activities. Developing rapidly, these
planning districts contribute to the city’s economy and offer
excellent opportunities for integrated development of the “live,
work and play” concept.

Population: 90,780
Area: 38.84 sq. km (3884 ha)
Gross density: 23 persons/ha
Net density: 167 persons/ha

CMC area wards: Mahadevpura (13, 14, 16, 17, 18, 21 to 27, 29, parts of
2 and 30)
Villages: Thirmuala Settihalli, Whitefield, Ramagondanahalli, Kundalahalli,
Nagondanahalli

Existing Land Use 2004

177
3.15
Location
These planning districts are located in the green
areas in the East quadrant of the city. Both districts are
near important roads; the Outer Ring Road and National
Highway Hosur Road (NH-7) in the South, Airport Road
in the West and NH-4 (Old Madras Road) in the North.
The Sadar Mangala Planning District is located
to the North of the Whitefield Planning District and South
of the Avalahalli Planning District. It is situated between
the logistic activities in the North and BDA’s proposed
iron and steel market and the EPIP in the South. To its
West lies the KR Puram Planning District.
Whitefield Road running East-West forms the
boundary between the Sadar Mangala and Whitefield
planning districts. To the South of the Whitefield Planning
District lies the Varthur Planning District and to its West
are the KR Puram and CV Raman Nagar planning
districts.
The existing gross density of Whitefield is 23
persons/ha and Sadar Mangala is 14 persons/ha. Both
are very low compared to the areas outside the BMP,
which has an average of 42 persons/ha gross density.
CONCOR, one of seven depots of India, located at
Sadar Mangala to provide logistic infrastructure
support in domestic and international trade.
ITPL – A park known for its international standards
and world class infrastructure facilities
Whitefield
Principal Elements Noted
Planning District Context
The planning districts occupy a prime area and
comprise of infrastructure facilities that support IT and
IT related activities and promote export based
industries. The Karnataka Industrial Areas Development
Board (KIADB) in the 1980’s promoted 288 acres of EPIP
(Export Promotion Industrial Park) in this area. With the
establishment of International Tech Park (ITPL), located
in Whitefield, the IT business in the city began to thrive.
To facilitate export and import activity, the EPIP is
strategically located between the two cargo nodes;
Inland Rail Container Depot (CONCOR) and the Joint
Air Cargo Complex of the Airport.
The EPIP zone, set-up as the “IT hub of the nation’,
has large parcels of land housing campus type
developments of global corporate offices including
HSBC, Dell, Microsoft, GE and Hewlett Packard. Several
other Indian multi-national firms like Infosys
Technologies, Wipro, and Microland offices are also
located here. These corporate campuses are
accommodated over floor plates of around 40,000 to
50,000 square feet.
The existing growth rate and pattern in both
planning districts is not uniform. Linear development
along the main roads and some large constructions
abutting the Primary Urban Roads have come up without
sufficient set backs. The areas off the main roads have
lower rate of urbanization as they lack road connectivity
and infrastructure facilities. About 30-33% of the area in
the planning districts is undergoing urbanization and
there is sufficient vacant land for comprehensive and
integrated layout planning. Therefore, apart from
industrial activity, the area is also attracting high-end
residential activity. Due to the lack of affordable housing
facilities, most of the employees of the industries and IT
offices live in neighbourhoods such as Indiranagar and
Koramangala which necessitates a commute of 25 kms
a day.
Most of Sardar Mangala consists of agricultural
land and villages, but the planning district is undergoing
rapid transformation. Sardar Mangala today handles
million visitors per year; as it caters to people visiting
the Satya Sai Baba Ashram located at the intersection
of Whitefield Road (N-S) and the railway crossing. It also
houses the Container Corporation of India (CONCOR)
the only public sector enterprise to provide logistic
infrastructure support for domestic and international
trade. Thus, Sadar Mangala is poised to become a
primary support for the future metropolis of Bangalore
178
3.15 Whitefield

irregular plots which create impediments when

organizing land parcels for better use. A few villages
with traditional urban fabric, and several small lakes and
valleys are scattered around in both the planning
districts.

Existing Land Use Analysis

3.14 Sadara Mangala

Satya Sai High Tech Hospital –

a well equipped hospital in South India

Palm Meadows, a prestigious group housing

development

given that it houses a major logistics zone, a spot for

tourist attraction and support activities to the EPIP.
3.15 Whitefield
The planning districts are equipped with a modern
multi-specialty hospital, the Sri Satya Sai Institute of
Higher Medical Sciences, and international schools such
as the Ryan International and Gopalan International
schools. Marathahalli, with its link to Whitefield and the
Airport, has modified into an area with high-end
commercial activity in the fringes with residential activity
in the interior, but is lacking in infrastructure facilities.
There is a general lack of sufficient retail, recreational
activities and hotel accommodation in these districts to
cater to the tourist and general population visiting the
Sathya Sai Ashram, the medical and educational
institutions and the IT offices.

The Primary Urban Roads running through both

planning districts are important connectors at the city
level, which are undergoing rapid transformation. The
stretch of Primary Urban Road of Vartur has a trend of
supporting high-end residential developments (Palm
Meadows, Laughing Waters, Regent Place etc.). Areas
along Hudi Main Road and the Outer Ring Road are Social Index
seeing a trend of high-end commercial activity coupled
with IT related offices. Primary Urban Road Whitefield Both Sadar Mangala and Whitefield Planning dis-
Road has the ITPL and IT related parks and offices. tricts have low social indices between the range of 84-69.
The existing infrastructure facilities are under developed
The planning districts are crossed by several to handle the existing and anticipated extent of devel-
high tension lines, dividing the land parcels into several opment.
179
3.15
Physical Infrastructure
Water and Sanitation
The existing population and industries presently
depend on ground water for water supply. Both the
planning districts have good terrain, best suited for
gravity drainage system, but the existing drainage
system is inefficient, as it is undersized and clogged
with garbage and slit. The problem is complicated by
poorly planned roads and the water supply and
sewerage pipelines crossing streams or natural
drainage channels. Some of the existing surface water
bodies are currently being used for agricultural irrigation
as well as for flood retention purposes
Roadways
The planning districts are connected by major
roads. They include the Whitefield Road (Sarjapur to
Devanahalli) - a State Highway (SH-37) and the Outer
Ring Road which are the main connectors of the planning
district. Accessibility to the highways facilitates road
mobility for intercity travels. Other Major District Roads
include Whitefield Road (ITPL) Hudi Road, Varthur
Road, and Kodagihalli Road which cut across the area.
Railways
There are two railway lines cutting through these
districts ensuring excellent connectivity. One leads to
Salem and the other to the Tamil Nadu State capital,
Chennai, via Chittor. The Chennai line is sided by the
satellite goods terminal and the Inland Container Depot
(CONCOR) facilitating rail import and export freight traffic
to the Chennai Port. The industries and the logistic
centers benefit from the location of the Inland Container
Depot at Sadar Mangala and the proximity to the Outer
Ring Road and the highways facilitates easy dispersion
of trucks.
Urban Amenities
3.14 Sadaramangala
Whitefield
Transport and Traffic
The planning districts have easy access to
international and domestic travel due to proximity to the
HAL Airport and the KR Puram Railway station. The
BMTC bus terminal also plays an important role in
providing access to these planning districts. Projects
such as the cable stay bridge at KR Puram and the
extension of the BMTC bus services to Whitefield have
improved the network and connectivity to the city center.
In Marathalli, the Munnekollal Main Road and Varthur
Road junction; near Varthur Kere, the Varthur Road and
Whitefield Road junction; and near the Sathya Sai
Ashram, the Whitefield Road and the railway line
junction; all handle large volumes of vehicular traffic and
witness heavy traffic congestion.
A floating population of 25,000, accessing the IT
activities, and the Sathya Sai Ashram and Hospital,
enters and leaves these planning districts on a daily
basis. Parking within these planning districts is
managed well by the individual developments, with
exception of certain pockets like the Ashram and the
Kodegehalli village where traffic congestion occurs. The
Railway Over Bridge at the gate the Sathya Sai Ashram,
which is currently under construction, is causing
inconvenience to traffic entering Whitefield.
Traffic at Marathahalli Road and Outer Ring Road
junction needs to be organized and managed
180
3.15
3.15 Whitefield
The existing population enjoys adequate urban amenities. However taking into account the rate of urbanization
the management and distribution of the facilities have to be reinforced. The planning districts also have good tertiary
level health and educational facilities such as the Satya Sai Hospital, Ryan International School, CMRIT and the MVJ
Engineering College among others.
Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan promotes the Whitefield
Planning District as a High-Tech Zone to encourage
economic clusters that will support Bangalore as a future
Metropolis. Whitefield and its surroundings are
recognized as an area that will provide quality spaces
with good infrastructure and road network connectivity
for IT companies as well as affordable housing for the
working population.
Sadar Mangala is viewed in the Master Plan
as a Transport (Logistics) – which is an exchange point
of merchandise and goods, related to all economic
activities at the city level.
The Plan promotes two Sub-Centers, one at the
Munnekollal Main Road and Varthur Road junction, and
the other at Channasandra Main Road and Whitefield
Road junction. A proposed Transport facility on the
proposed Peripheral Road, a BMTC Bus Depot at
Kodigehalli Village and a Public Bus Node at Marathhalli
Road are also promoted.
Planning Recommendations
Land Use Proposals
• Promote Whitefield as a High-Tech Zone;
• Promote the area in Sadar Mangala adjacent to the
goods terminal as a Transport (Logistics) Hub, to
facilitate warehousing activities spurred off from the
Whitefield
High-Tech Zone and Iron and Steel Market
activities;
• Designate the six city level connectors running
through these planning districts namely Vartur Road,
Outer Ring Road, ITPL Whitefield Road, Whitefield
Road, Hudi Village Road and Bhattacharyya Road
as Mutation Corridors;
• Encourage affordable housing along with high-end
residences by designating them as Residential
(Main);
• Consider the new Central Government GANGAN
project;
• Promote Open Spaces along the lakes and Public
and Semi-public areas to support the industries and
high end residential activity;
• Designate the area around Channappahalli and
Ashwant Nagar, and a major portion of Whitefield
area along Whitefield Road (running North-South)
as a Residential (Main);
• Develop the proposed Sewerage Treatment Plants
at BEML Layout in Whitefield Planning District and
Koralur in Sadar Mangala Planning District by
designating them as Public Utilities;
• Promote the portion of Kodigehalli Road falling under
the Residential Zone as a Commercial Axis;
• Designate the Marathalli area as Residential (Main);
• Promote the Residential Mixed Zone in Kadugodi
village part of Hoodi and VS Reddy Colony in the
Sadar Mangala Planning District;
• Designate the Hoskote Main Road (State Highway)
as a Mutation Corridor;
181
3.15 Whitefield

Transportation Proposals Proposed Land Use - PD 315

w Facilitate the planning districts with proposed high

speed Primary and Major Urban Roads, for
promotion of the IT sector and for comprehensive
and the integrated layout planning;
w Promote the proposed railway station in the
Whitefield Planning District to support urban
transport;
w Develop the proposed Peripheral Road;
w Delineate the following areas with a Transport and
Utility Perimeter with the objective of restructuring
the junctions and supporting free flow of traffic:
Ø The road junction of the rail crossing and the PU
Bhattacharyya Road in Sadar Mangala;
Ø Marathalli Road junction with the existing railway
line;
Ø Varthur Kere junction – Varthur Road and
Whitefield Road junction; * The UC area has increased as the extents have
Ø The junctions of the proposed roads and been mapped and agricultural zone is not in-
proposed railway line in the Transport(Logistics) cluded
Centre of Sadar Mangala; and
Ø The junction of the railway line and Whitefield
Road close to the Satya Sai Ashram.
Projects/Urban Management

w Improve and maintain the existing drainage system;

Proposed Land Use - PD 314 w Organize and manage traffic at the junction of the Outer
Ring Road and Varthur Road;
w Adopt proper maintenance and management actions
for disposal of waste, and management of parks and
open spaces;
w Improve the existing lakes and valleys;
w Develop the proposed railway station and railway
line; and

182
3.16 Varthur

Varthur Planning District offers opportunities for planning new

development within vast expanse of agricultural land and
furthering the growth of high tech and residential development.

Population: 35,330
Area: 52 sq. km (5200 ha)
Gross density: 7 persons/ha
Net density: 127 persons/ha

CMC Areas: Mahadevapura (Part of wards 23, 26, 30, 31)

Villages: Varthur, Gunjuru, Sorahunase, Doddakanahalli, Panathur

Existing Land Use 2004

© SCE-CREOCEAN India

183
3.16 Varthur

Location

Varthur Planning District is located in the

South-eastern part of the city, to the East of the Bellandur
Tank and between Varthur Road and Sarjapur Road. A
part of the planning district comes under the
Mahadevapura CMC. The gross density (7 persons/ha)
is considerably lower than the average density outside
the BMP area (42 persons/ha), as it is a primarily rural
area.

MelRose Apartments under construction

Principal Elements Noted
Wipro Technologies is located on Sarjapur Road since
Planning District Context the late 90’s.

Largely an agricultural zone, this area is structured
by valleys, lakes, paddy fields, plantations and villages.
Major activities in this area are related to agriculture,
clay quarries, brick kilns and several warehouses. Other
functions include small trading and weaving activities
linked to village life. An increasing number of marble
shops are being set up along Sarjapur Road, to the East
of the railway line.
Since most of this area was zoned as agricultural
(green belt) in the CDP 95, about 77% of the land still
remains predominantly agricultural. A few isolated
religious facilities and private schools (Gear Innovative
International School, Carmel Convent) are located within
this agricultural area. Villages and new residential
development occupy 5.3% of the territory. Most of the
population is concentrated in the few villages situated
along the State Highway Whitefield Road to the West of
the planning district. The Varthur and Sorahunase
villages to the West together house close to 40% of the
population of the planning district; and Gunjuru village
houses 13% of the population. The development of
residential layouts is limited to the extensions of the
villages and is not a very common occurrence.

Existing Land Use Analysis

Brick kilns and quarry, near Boggenahalli

The Outer Ring Road, which runs through the

North-western part of the planning district, and the Major
District Road, Sarjapur Road, passing through the
southern portion, have an impact on the development of
the area. Because the areas to the North of the planning
district along Varthur Road and in the Whitefield area,
and the areas to the West of the planning district along
Hosur Road and in the Koramangala area are getting
saturated with development, there is an increased
demand for lands for future development. This pressure
has brought about construction of new high quality
building complexes (residential buildings, gated
communities and offices) along the Outer Ring Road
and the western part of Sarjapur Road. The campus of

184
3.16
Social Index
The social index of the Mahadevapura CMC is
low (69-84). This CMC occupies a small part of the
planning district, but its social level is a good indicator to
evaluate the overall level of the entire planning district.
Physical Infrastructure
Water and Sanitation
The water and sanitation networks are not well-
developed in this area. Water supply at a local level is
facilitated through pumping from groundwater. Waste
water and sewage is dumped back into the lakes and
open areas without appropriate treatment.
Roadways
The main roads that service this planning district
are the Outer Ring Road to the West, Sarjapur Road (a
Major District Road) to the South and Whitefield Road
(a State Highway SH-35) to the East. Some roads form
important links between villages, such as Bellandur
Road, an East-West road, that serves the chain of
Urban Amenities
This planning district is served with only primary educational and health amenities. The lack of higher level
facilities is significant in comparison with other CMCs, but understandable considering the rural characteristics of
this area.
Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan views the Varthur Planning
District as one of the extension areas of the city. Major
principles issuing from the Master Plan that are
particularly important for the Varthur area focus on
structuring or organising development through a larger
framework and infrastructure networks. It also
recommends respecting the present framework
constituted by the existing valleys, large natural elements
(Bellandur Tank and Varthur Kere) and villages.
Varthur
villages situated in the North (Varthur, Balageri, Panathur,
Kadabeesanahalli) and Dodakkanehalli Road, a
North-South road, which links Kadabeesanahalli to
Rodosiddapura going via Doddakannenahalli.
Besides these major roads the others are narrow in
certain sections, mostly un-metalled. Those that provide
access to the villages and to agricultural plots are
nothing but service roads. The current road network
cannot support a significant increase in urban traffic.
Transport and Traffic
Road traffic is essentially concentrated on the
main roads: the Outer Ring Road, Sarjapur Road and
Whitefield Road. In the interior part of the planning district,
traffic is low and is limited to providing access to the
villages. The Salem railway line that links KR Puram to
the South of Bangalore passes through this planning
district. The Bellundur Road Railway Station situated
close to Panathur village is currently not in use. The
Karmelaram Station near Sarjapur Road is largely
underutilised as there are only two train stops per day.
The BMTC does not service this area.
Placed between Electronic City to the South and
Whitefield to the North, this planning district is
recommended as a priority area for information
technology related activities mixed with Residential
developments, Parks and Open spaces. A High-tech
Zone is proposed to allow setting up of IT related
activities (software, electronics, telecommunications and
other emerging knowledge-based industries) and high
quality housing. Such developments are expected to
integrate the live, work and play concept and create a
balance between built form and the environment.
185
3.16 Varthur

Sorahunase, a typical traditionnal village Valley linking Varthur Kere

and Bellandur Tank

A Sub-centre is promoted along Sarjapur Road

Transportation Proposals
close to the proposed Peripheral Road, close to the
Karmelaram Railway Station. In addition, the Varthur
w Create a road network constituting primary, major
village area and surrounding area is to be developed
and minor urban roads to organize the expected
as a Local Center with mixed activities and high density,
development. This would include:
as it offers high potential for development due to its
Ø A Primary Road about 50 meters wide, located
proximity to Whitefield Road.
between Varthur Road and Sarjapur Road, and
connecting to the Outer Ring Road and to the
Peripheral Road to serve the new urbanized
Planning Recommendations
areas;
Land Use Proposals Ø Major Urban Roads providing North-South
connections; and
w Designate the valleys and tanks as protected area Ø Tentative Minor Urban Roads proposed at
under the Green (Parks and Open Spaces); intervals of 500-700 meters.
w Promote the conditions necessary for IT activities w Develop the proposed Peripheral Ring Road.
and high quality housing, such as the “campus” w Extend the CRS line up to Karmelaram Railway
type development, along both sides of the Outer Station.
Ring Road and the area on the East up to Panathur
and Bhoganahalli villages (but not including them),
by designating it as a High-tech Zone; Proposed Land Use
w Encourage development with high FAR along the
Outer Ring Road, Whitefield Main Road by
designating them as a Mutation Corridors;
w Promote a Local Center with mixed activities and
high density in the Varthur village area, by applying
Residential (Mixed) Area in the village;
w Promote the villages in the area as Residential
(Mixed) to serve as smaller centers;
w Promote the Residential (Main) in the rest of the area,
to the West of the Peripheral Road;
w Maintain the Agricultural Land Zone to the East of
the proposed Peripheral Road;
w Consider the BWSSB’s proposed water treatment
plants located along the northern boundaries of the
planning district by zoning them as Public
Utilities;and
w Designate areas in Mullur on Sarjapur road as a
Commercial (Business) to promote the Commercial
activities.

186
3.16 Varthur

Projects/Urban Management

w Plan the crossings between the proposed primary,

major and minor urban roads, especially with the
railway lines;
w Extend the CRS project up to Karmelaram Railway
Station and develop the station itself to
accommodate the CRS;
w Extend the BMTC bus network up to this area in order
to serve the new developments;
w Coordinate with the service providers to detail out
the phasing and extension of infrastructure facilities;
w Develop new urban amenities to support the
expected growth;
w Propose Large Public and Semi-public facilities (for
instance a university) to provide for the educational
needs of the added population;
w Coordinate with the concerned authorities to improve
and preserve the existing natural spaces (lakes,
tanks and valleys); and
w Apply height restrictions to buildings in the area
close to the airport, while issuing building permits.

187
3.17 Dommasandra

Dommasandra, an agricultural planning district in the South-

East of the BMA area, this land is reserved for future
development .

Population: 20,348
Area: 41.69 sq. km (4169 ha)
Gross density: 5 persons/ha
Net density: 111 persons/ha

Main Villages: Dommassandra, Kammassandra, Sulakunte, Harohalli,

Hosahalli, Thigala choudenahalli, Kachamaranahalli, Halasahalli, Thippasandra,
Chikkanekkundi, Valepura

Existing Land Use 2004

188
3.17
Location
This planning district is located to the South-East
of the agglomeration, East of Electronic City and the
Varthur Planning District and South of the Whitefield
Planning District. The boundaries of the area to the East
are the limits of the BMA area, and to the West, it follows
the limits of villages near the railway line and the
proposed Peripheral Road.
The planning district occupies an area of 4169.5
ha and has a population of 20,348. The gross density of
this mainly agricultural area is only 5 persons/ha which
is very low when compared with the average gross
density of the BMP area (42 persons/ha), whereas the
net density is quite high: 111 persons/ha (when
compared with 74 persons/ha in the BMP).
Principal Elements Noted
Planning District Context
Major components of this planning district are
valleys and lakes, villages, and agricultural lands. The
rural framework structures the landscape and there are
no new residential developments, except a few gated
communities.
This area is zoned as agricultural in the CDP 95
and still remains a mainly agricultural area since 90% of
the land is occupied by plantations or fields. Besides
agriculture, other recent activities include those related
to poultry farms and brick kilns.
Bricks kilns activity
Agricultural activities
Dommasandra
Existing Land Use Analysis
The villages distributed throughout the planning
district have a diverse population which ranges from
300 to 2500 persons. Some of the villages have
traditional fabrics. The main one, Dommasandra with a
population of 9165, shows mixed activity. This village is
experiencing the pressures of recent developments as
it is located along Sarjapur Road. Certain villages are
poorly maintained, while others have good housing
stock. There are no slums in this area.
Since the international school, a development
authorized by BDA and located near Whitefield Road
and Sarjapur Road crossing, is the only major
infrastructure in the planning district, this area is a potential
attractor for other new facilities. For example, the
Bangalore West Lions Eye Hospital has envisaged
starting a major rural project called the ‘Shushrutha Eye
Hospital’ at Dommasandra, and a residential School of
Optometry.
Physical Infrastructure
Water and Sanitation
This area is not connected to the BWSSB
network, the nearest connection being in the Begur
Planning District. Villages are using pumped ground
water.
Roadways
The main existing roads are part of the rural
framework. They serve the villages, and some of them
are used by the bus routes even if their physical
condition is very bad. Two major roads running through
189
3.17
Sarjapur and Whitefield roads
intersection of, two major roads of
development
A cart track in the agricultural area
Urban Amenities
The existing amenities serve the people at the village level. The educational facilities are still inadequate,
even if the number of primary schools is significant; while the health infrastructures do not serve the population
adequately.
One big educational facility, the TISB international school which has around 6000 students, serves the urban
population of the southern part of the agglomeration.
Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan designates this area as a land
reserve for future urbanization. The land use is proposed
to remain agricultural while the natural features like
valleys and lakes are to be protected. The Plan
Dommasandra
the area are Sarjapur Road, a Major District Road and
Primary Urban Road, and Whitefield Road, a State
Highway (SH-35) and Major Urban Road. They cross
through the center of the planning district and serve as
the main axes of transportation and attractors of
potential development.
Railways
The Salem railway line is crossing the planning
district in the western part and there is a small unmanned
level railway crossing near Huskur village.
Transport and Traffic
The area is still agricultural oriented so the traffic
is very low and at a village level. The traffic on Sarjapur
Road and Whitefield State Highway will be impacted in
the future as they face developmental pressures in their
western part.
recommends that future development should follow the
rural framework of the area, especially in terms of the
road network.
190
3.17 Dommasandra

Planning Recommendations

Land Use Proposals

w Protect the Agricultural Land including the valleys

and lakes; and
w Maintain the mainly agricultural use of this area
through the Agricultural Land Use to promote
agricultural activities.

Projects/Urban Management

w Plan for the future development;

w Ensure the development of the road network; and
w Enforce Agricultural land use regulations.

191
3.18 Begur

As a significant extension area of the city experiencing rapid

changes, this planning district is proposed to be developed along
the Hi-Tech city proposed by the Authority, and structured by
a road network.

Population: 1,62,733
Area: 73.316 sq. km (7331.6 ha)
Net density: 242 persons/ha
Gross density: 22 persons/ha

Wards in BCC: South Madivala (66)

CMC areas: Bommanahalli CMC 1 to 18, 20, 21, 31
Villages: Begur, Bellandur, Mallasandra, Kaikondanahalli, Basavanapura,
Bettadasanapura

Existing Land Use 2004

192
3.18 Begur

Location development in the form of unprecedented building

This planning district is located along the
South-East periphery of the BMP area, partly within the
CMC limits of Bommanahalli. It is bordered by the Outer
Ring Road in the North and Sarjapur Road in the
North-East. The National Highway, Hosur Road (NH-7)
crosses it in the North-South direction.
types. These are in the form of gated communities,
residential complexes or layouts (both authorized and
unauthorized). The areas along the Ring Road and
Sarjapur Road also have recently seen high-end
residential developments.

The planning district’s gross density is 22

persons\ha, which is approximately half of the average
gross density out of the BMP area (42 persons/ha). The
net density is around 242 persons/ha, which is much
more than the average net density of the BMP (74
persons/ha).

Principal Elements Noted New residential buildings near

Planning District Context
Begur, an ancient village with historic value, was
received by Kempegowda I, the builder of Bangalore,
as a revenue grant from the emperor of Vijayanagar.
The Karnataka State Bangalore District Gazetteer
considers this place and its temple as a pre-historic
site. Today, the Begur Planning District, a part of a large
residential area in the south eastern outskirts of
Bangalore, is undergoing rapid but irregular
urbanization. It is influenced by the demand posed by
IT-related developments occurring in its vicinity.
This planning district contains Unclassified areas
in the North which pose constraints for future
development. The northern boundary of this planning
district is close to the airport area, so the area above
Bellandur Tank is occupied by aeronautic activities.
Valleys and tanks are main elements of the landscape,
while open spaces and agricultural lands occupy a high
percentage of the land (about 37%).
Devara Chikkanahalli
The new residential layouts are not facilitated with
good commercial and service activities. Few
commercial activities take place along the main roads
such as Begur Road or 27th Cross in HSR Layout.
Industrial activity is a major function of this area, since
Hosur Road is a corridor supporting industrial and IT-
related development. There are few pockets of mixed
land uses on the western side of Hosur Road, South of
the Outer Ring Road.
Land prices in this area are quite low in
comparison to areas within the BMP, which is
encouraging new developments to come up rapidly in
response to the growing demands.
Existing Land Use Analysis

Bellandur Tank

Many villages, (Gramathanas, which are outside

the administrative limits of the CMC and BMP) existing in
the southern part of the planning district and administered
by the Panchayats are encouraging new residential

193
3.18 Begur

Social Index
Bommanahalli area of this planning district has a
low social index (69-90). Compared to the standards in
CMC’s, the social level of this agricultural area is low,
but the high level residential development that will come
up here may improve it in the future. A few slums, linked
to construction activities, exist in the new residential
areas.
the villages. The local road network does not correlate
to the residential development taking place in the area.
This existing network is not adequate to support future
transportation needs, since there is a lack of transverse
roads linking the different portions under urbanization.
Transport and Traffic

The high traffic congestion on the major axis,

Physical Infrastructure Hosur Road, is a critical issue. The public transport
service to this area is not sufficient. In addition, the
Water and sanitation development of peripheral layouts has encouraged the
Considering the low number of BWSSB use of private vehicles.
connections (the average being between 0.1 and 36.9
connections per 1000 inhabitants where the data are
available), the area is under-served. The present trend
of high-end residential and IT related development
requires large scale infrastructure facilities, and the
existing individual private network of water supply and
sanitation cannot respond to the future needs. A
sewerage treatment plant with a pumping station is
located to the North of the Bellandur Tank.

Roadways
Hosur National Highway (NH-7), Sarjapur Major
District Road and the Outer Ring Road are the main Traffic congestion on Hosur Road at the
axes, at the city level. Several narrow roads within the Bommanahalli junction
agricultural area are used as service roads between

Urban Amenities

A large portion of this planning district is a part of the CMC and is generally under-served as far as urban
amenities are concerned. The primary health facilities are few. The existing amenities at the village level and the
few private institutions will not be able to meet the future demand generated by the expected increase in population,
therefore they need to be augmented.

194
3.18 Begur

Development Stakes and Major Directions w Plan the intersections of major roads to improve the
Issuing from the Master Plan efficiency of the network by delineating them with a
Transport and Utilities Perimeter, as in the case of
In the Begur Planning District, the Master Plan, the Bommanahalli junction on Hosur Road.
plans development of IT activities between Whitefield
and Electronic City. This area is proposed for develop-
ment keeping in mind the salient features of the natural Proposed Land Use
system of lakes and valleys and of the existing rural
framework. An integrated road network is proposed for
a coherent transportation system. The whole network of
services and infrastructure is to be developed to ac-
commodate the needs of IT activities.

Planning Recommendations

Land Use Proposals

w Designate valleys and tanks, as Green (Parks and

Open Spaces) ;
w Designate major part of the area to the East of Hosur
Road, HAL layout, Hongasandra as a Residential
(Mixed);
w Maintain Agricultural Land Use in the South part of
the planning district;
w Designate the Begur temple with a Heritage
Conservation Perimeter; Projects/ Urban Management
w Consider the development of two BWSSB proposed
ground level reservoirs by zoning them as Public
w Support the projects already taken up by the Lake
Utilities;
Development Authority for preserving and
w Consider the BMICAPA (Nandi Corridor) planning
improving the Melinakere Amblipura, Doddabegur
area;
Kere and Ibbalur Lake;
w Designate the Hi-Tech corridor project proposed
w Provide urban amenities, such as schools and
by the Authority as a HighTech Use ;
health facilities, to support the needs of the
w Classify Sarjapur Road, Outer Ring Road as well additional population expected in the area;
as Hosur Road as Mutation Corridors to encourage
w Consider the BMICAPA (Nandi Corridor) Project on
development;
the road network and the development of a
w Designate the area around Bellendur Lake as Transportation Interchange Hub along Hosur Road
Green Area - Valley and consider utilizing this area in the South of the district;and
as a park;and
w Consider the proposed road in the Hi-Tech City
w Designate Begur Main Road, Devar Chikkanahalli proposed by the Authority and ensure appropriate
Main Road, and Mangammanapalya Main Road infrastructure facilities within this area.
etc as Commercial Axes.

Transportation Proposals

w Establish a complete road network with strong

hierarchy to serve this district taking into
consideration the development of layouts. This
would include:
Ø Two Primary Urban Roads on each side of
Hosur Road,
Ø Major Urban Roads to link the different sectors
of urbanization, and
Ø Main roads following the existing rural framework.

195
3.19 Electronic City

An IT and industrial area located in the agricultural southern

periphery of the agglomeration, this planning district offers a
potential for development along Hosur Road, a major artery of
the city. Development relates to the IT dominant activities
occurring along the stretch from Whitefield to Electronic City.

Population: 46,570
Area: 36.60 sq. km (3660.7 ha)
Gross density: 13 persons/ha
Net density: 235 persons/ha

Main villages: Hebbagodi, Konappana Agarahara, Dodda Thogur,

Maragondanahalli, Thirupalya, Chikka Madivala, Huskuru, Dodda Nagamangala

Existing Land Use 2004

196
3.19 Electronic City

Location Existing Land Use Analysis

This planning district is located in the

South-eastern part of the agglomeration, on both sides
of Hosur Road (NH-7). The Salem railway line limits the
planning district at the East, while the Western and
Southern limits are defined by the Bannerghatta Planning
District and the limit of the BMA respectively with the
Electronic City industrial area being in the center.

The planning district’s gross density is

approximately 13 persons\ha, which is lesser than the
average gross density of the BMP area (42 persons/ha).
However, the net density is around 235 persons/ha, which
is more than the average net density of the BMP (74
persons/ha), and closer to an urban density inside the
BMP area.

Principal Elements Noted

Planning District Context
The primary city-level radial axis, Hosur Road
(NH-7), has traditionally been an attractor for industrial
activities. This industrial axis, with an IT emphasis, runs
through the planning district and divides the area into
two distinctive zones:
1. The whole West part and a small part along the
East side of the road, which are experiencing
developments linked to the activity of Electronic
City and other industries concentrated along it;
and
2. The Eastern part of the planning district, which
remains agricultural with a traditional land
pattern made of rural tracks and villages with
traditional structure.
In the West part of the planning district, the
industrial area of Electronic City was established in 1977
and since then several phases have come up. The
entire industrial park is spread over about 320 acres
and is exclusively meant for electronic industries. It
houses more than a hundred industries, including IT
industry leaders such as Motorola, Infosys, Siemens,
ITI, Wipro etc. A few educational institutions are also
located in this industrial park. The area is well
maintained and equipped with secondary infrastructure,
and has good tarred roads. Additional land of 122 acres
is acquired by the KIADB for formation of the 3rd Phase
which is currently under development.

Currently the predominant land use is still

agricultural (about 60%) while the industrial land use
occupies approximately 10% of the area. Commercial
activity has developed along Hosur Road. Residential
zones are still less, but many parcels of land are being
developed, as indicated by the percentage of vacant
lands (14.5%).

New un-organized residential development

Rapid development of IT uses has created a

pressure on availability of land in the entire stretch
between Whitefield and Electronic City and along
Sarjapur Road. Because of this pressure, residential
developments have come up in an un-organized way.
Good residential localities are in proximity to the
industries and include many gated communities.

The Electronic City industrial area

197
3.19 Electronic City

In the eastern part of the planning district, a few Road) because the local road network does not
villages structure the land, with a few brick kilns and correlate with the residential development coming in the
poultry farms. Lakes and tanks, which still occupy a
significant part of the land (about 5%), contribute to the
natural character of the area and are linked to the
agricultural activity. The notable landmarks include
mainly temples, religious buildings, an Ashram,
meditation centers, and the APMC Yard fruit market.

Social Index
Data concerning the social index for this area is
unavailable, but one can say that the social level of this
mainly agricultural area is low and similar to that of the
Begur Planning District. The development of high-end A rural road
residential linked to the IT activities is expected to
improve the index in the future. A few slums, linked to area. There is a specific good road network in the
construction activities, exist in the areas under different phases of the Electronic City industrial park and
development. in the Bommasandra industrial zone, providing good
access within those areas.

Physical Infrastructure Railways

Water and Sanitation
The area is outside the BWSSB water supply
network. The agricultural part does not have a good water
supply network and people use pumped ground water.
The areas inside Electronic City are provided with a
better infrastructure system. Many of the IT companies
have a captive power plant to meet their requirements.
The present trend of high-end residential and IT related
development requires large scale infrastructure facilities.
Roadways
National Highway Hosur Road is the major city
level axis while several narrow unmetalled roads exist
within the agricultural area, mostly in the eastern part.
They are used as service roads between the villages.
here is a lack of transverse roads linking the different
portions under urbanization (in the northern part, East of
Hosur Road, and also in the southern part, West of Hosur
The Salem Railway line crosses the planning
district North-South along its eastern boundary.
Transport and Traffic
The high traffic congestion on the Hosur Road
(NH-7) is a critical issue. There is neither a truck terminal
nor a logistics center to help the traffic and the distribution
of goods. A service road almost all along Hosur Road
provides connections to the adjoining areas. A bus
depot is located in the East part of Hosur Road, along
the main road of Electronic City’s third phase. However,
the public transport provided to this area is not
adequate. A large number of unauthorized private buses
operate between the Electronic City industrial area and
other parts of the city.

Urban Amenities

198
3.19 Electronic City

The health facilities are quite ample in this area, compared to the surrounding Planning Districts, especially
with respect to hospitals. But there are no maternity homes or post offices. The existing educational amenities are
adequate at the village level, however they may need to be augmented meet the future demand generated by the
expected increase in population.

Development Stakes and Major Directions Transportation Proposals

Issuing from the Master Plan
w Create a road network that follows the rural
The Master Plan designates this area as an IT framework and caters to the current and future
and industrial zone, especially along Hosur Road and developments;
adjacent to the High Tech Zone proposed by the BDA w Develop the proposed BMTC Bus Station in
and the BMICAPA (Nandi Corridor) area. It recognizes Chikkanagamangala village; and
the need for additional space for IT related activities w Develop the proposed Peripheral Ring Road.
and allocates areas dedicated to this activity, thereby
strengthening the trend of IT developments occurring in Proposed Land Use
the stretch from Whitefield to Electronic City industrial
area. The Master Plan proposes that the areas to be
urbanized have to be planned, restricted to sectors
situated between valleys, and should respect the
boundaries of the Green Areas in the West. It
recommends implementation of a new street network to
serve this area. It also considers the alignment of the
proposed Peripheral Ring Road.

Planning Recommendations

Land Use Proposals

w Reinforce the industrial area in the South by

allocating a larger area with Industrial Zoning;
w Develop an IT dominant zone around Electronic City
on both sides of Hosur Road;
w Delineate the area in the Doddatheguru village as
Green (Parks and Open Spaces);
w Designate the area to the East of the planning district
as an Agricultural Land Use;
w Protect natural spaces, including the valleys and
tanks, by designating them as Green (Parks and
Open Spaces);
w Consider locating a ground level reservoir proposed
by the BWSSB to the West of Hosur Road by
designating it as a Public Utility;
w Designate Hosur Road as a Mutation Corridor;
w Consider the BMICAPA (Nandi Corridor) planning
area;
w Promote the development of the KIADB delineated
areas as Industrial Use and integrate them with the
surrounding areas;
w Designate the proposed BMTC Bus Station in
Chikkanagamangala village as an Urban Amenity –
Transport;
Projects/Urban Management
w Promote IT by offering state-of-the-art facilities for
IT companies in terms of infrastructure, housing,
public amenities, public transport, training and
education;
w Organize the new layouts coming adjacent to the IT
areas, especially with respect to street network and
public facilities;
w Provide urban amenities such as schools and
health facilities to support the needs of the additional
population expected in the area;
w Improve the infrastructure and management of
Bommasandra Industrial Estate in order to
strengthen the area;
w Propose measures to reduce traffic congestion on
Hosur Road;
w Strengthen the public transport services, and
w Consider developing the intersection between
Hosur Road and the proposed Peripheral Road
as a Transportation Interchange Hub.
199
3.20 Bannerghatta

Currently structured by villages sustained by agricultural

activities, brick making industries and quarrying, Bannerghatta
Planning District faces the challenge of maintaining its dominant
agricultural use.

Population: 41,129
Area: 117 sq. km (11709 ha)
Gross density: 4 persons/ha
Net density: 128 persons/ha

Main Villages: Bannerghatta, Agara, Hullahalli, Hulimangala, Kannaikana

Agrahara

Existing Land Use 2004

200
3.20
Location
The Bannerghatta Planning District is located
outside of the BMP and CMC limits, in the existing green
agricultural areas to the South of the city. To its North is
the Anjanapura Planning District and to its West is the
Kumbalagodu Planning District. The Electronic City
Industrial Area falls to its East. The Bannerghatta National
Park is in this planning district towards the South.
This planning district occupies an area of 11709
ha and has a net density of 128 persons/ha, which is
very low in comparison to the average BMP density of
200 persons/ha.
Principal Elements Noted
Planning District Context
Bannerghatta Planning District is predominantly
an agricultural area, with agriculture related activities and
permitted industries like poultry farms, brick kilns and
quarrying. Agricultural lands, including poultry farms,
occupy approximately 87% of the land area. Industries
linked to agricultural activities amount to about 2% of the
planning district’s land area. Trade and commerce uses
are negligible. Residential use also occupies only 2.7%
of the entire planning district.
Agricultural land
Traditional house in a village
Bannerghatta
The entire planning district has several villages
whose economies are sustained by agricultural related
activities and industries. Kumbalagodu-Gollahalli,
Bannerghatta, Gudimavu, Devagere, Chinnakurchi and
Gangasandra are some of the prominent villages in the
western segment. Most of them have a traditional
network of streets.
The Khoday Factory located between
Kanakapura Road and Bannerghatta Road, was
established in 1906. It also provides employment for
the village population. The Bannerghatta National Park,
which spans 104 sq.kms and includes ten reserve
forests of Anekal Range of the Bangalore Forest
Division, was established in the year 1971. As the most
significant landmark in this planning district, it is located
to the West of the Bannerghatta village running
North-South and covers the southern most tip of the
planning district.
The Bannerghatta Planning District could be
spatially and geographically divided into three sections:
w The area towards the West of the Bannerghatta
National Park comprising mainly of forests and
low-lying areas;
w The Bannerghatta Park area consisting of a
system of granite hills, forests and valleys; and
w The area to the East of the National Park which
has undulating topography, with micro-systems
of valleys, low-lying areas and tanks.
There are several granite rock formations
scattered in the planning district, mostly concentrated in
the eastern part, which are being quarried.
Existing Land Use Analysis
201
3.20 Bannerghatta

The areas along Kanakapura Road are
witnessing development, in the form of residential layouts
(gated communities), commercial/office use and
institutional establishments. New constructions, mainly
along Bannerghatta Road and some towards the interior,
are institutional or residential in nature. Developed
largely by a single developer, they occupy large parcels
of land.
The planning district consists of a garbage
recycling unit, Terra Firma Biotechnologies Ltd., a
compost factory which separates organic waste from
inorganic and packages them as fuel/fertilizers. Other
notable amenities located in Bannerghatta West include
Sarala Birla Academy, KVG Bangalore Hospital and
Research Centre, Sri Venkateshwara Dental College
and Hospital, Bannerghatta Rehabilitation Center,
Karnataka Forest Department and Sakalawara Rural
Mental Health Center-NIMHANS. The Ashram of Sri Sri
Ravishankar, Art of Living International Center, is located
along Kanakapura Road.
Social Index
Since this planning district is an agriculturally
dominant area supporting livelihood of villages its Social
Index is generally low.
Physical Infrastructure
this planning district is not connected to the BWSSB
network. Villages depend on wells or pumped ground
water for drinking and agricultural uses. Anjanapura
Planning District located to the North of Bannerghatta
Planning District has BWSSB water supply.
Roadways
Kanakapura Road, a National Highway (NH-209),
and Bannerghatta Road, a State Highway (SH-86A), are
the Primary Urban Roads in this planning district. The
BWSSB Pipeline Road, currently unmetalled, runs
parallel to Kanakapura Road. A Major District Road
connects Mysore Road to Kanakapura Road across
this area. Minor rural tracks inter-connect villages in the
area.
Transport and Traffic
Both Kanakapura and Bannerghatta roads have
heavy vehicular traffic including truck traffic. Both roads
support KSRTC Transport services. The BMTC bus
service does not extend to these areas. Internal areas
and villages are serviced by KSRTC buses, although
their frequency is low. The Primary Urban Roads,
Kanakapura Road and Bannerghatta Road, do not have
any provisions for truck/bus parking. The main road of
Bannerghatta Village, leading to the Bannerghatta
National Park, forms an important intersection with
Bannerghatta Road.

Water and Sanitation

The BWSSB pipeline, which serves areas within
the city limits, runs along Kanakapura Road. However

Urban Amenities

The western part of the Bannerghatta Planning District consists of several educational institutions. BGS
International School, Vivekananda Institute of Technology, Institute of Journalism and New Media, Indian Business
Academy, AMC Engineering College and Valley School are the notable ones.

In comparison to the rest of the city, the level of urban amenities is very low as most of the existing facilities
(mentioned above) serve at the city level and do not cater to the local population. However, the more populated
villages have anganwadis and primary schools that are often shared by several villages.
202
3.20 Bannerghatta

Development Stakes and Major Directions

Issuing from the Master Plan

The Master Plan designates most of the

Bannerghatta Planning District area as a Agricultural
Land Use, which includes areas abutting Kanakapura
Road and Bannerghatta Road. It also takes into account
the proposed BMICAPA (Nandi Corridor) planning area,
which occupies a large portion of Bannerghatta West.
The proposed Peripheral Road, which lies within the
BMICPA perimeter, is also taken into account by the
Master Plan. Preservation of the system of valleys, lakes
and tanks is given prime importance. Further, the State
Forest Reserves and Bannerghatta National Park have Lake as an important element for the
been delineated as Natural Areas to be protected. environment context

Planning Recommendations Proposed Land Use

Land Use Proposals

w Consider the BMICAPA (Nandi Corridor) planning

area;
w Demarcate valley systems, tanks and lakes as
areas to be protected by designating them as Green
(Parks and Open Spaces);
w Protect the existing State Forests by designating
them as Protected Areas;
w Promote development of a small area to the
South-West of the Electronic City industrial park by
applying the Residential (Main);
w Reserve land for the setting up two ground level
reservoirs proposed by the BWSSB and designate
them as Public Utility;
w Maintain all other areas, including areas along
Kanakapura Road and Bannerghatta Road and
areas to the Southof the Electronic City industrial Projects/Urban Management
park, as an Agricultural Land Use; and
w Demarcate the DMA landfill area at Bommanahalli, w Prepare an Environmental Protection Plan for
North of Hullahalli Gate as a Utility. existing hills, tanks and proposed Green Areas to
be protected, along the low lying areas and in the
Bannerghatta National Park Area.

The BMICAPA (Nandi corridor) Road

under construction

203
3.21 Anjanapura

An extension area of the city, the Anjanapura Planning District

is crossed by main roads in an unsystematic manner leading to
haphazard development. A new hierarchical network of roads
is planned to organize future development.

Population: 2,20,513
Area: 71.08 sq. km (7108 ha)
Gross density: 31 persons/ha
Net density: 262 persons/ha

CMC: Pattanagere (wards 25, 28 to 31), Bommanahalli (wards 18 to 31)

Villages: Kottanuru, Konanakunte, Gottigere, Uttarahalli, Anjanapura,
Alahalli, Kammanahalli

Existing Land Use 2004

© SCE-CREOCEAN India

204
3.21 Anjanapura

Location A major part of the planning district is covered by

Bordered by the Outer Ring Road on the North,
the Anjanapura Planning District is close to the BMP area
and easily accessible from the rest of the city.
Kanakapura and Bannerghatta roads which are
important roads leading to the city’s core area cross this
planning district. The Kengeri Planning District and its
proposed layout lies to its West, the Begur Planning
District to its East and the Bannerghatta Planning District
lies to its South.
layouts of various sizes. Legal or not, they have
proliferated in this immediate periphery of the city.
Occupying a large extent, these layouts are currently
vacant and devoid of services and infrastructure
facilities. The main layouts are Anjanapura Township,
BTM 6th Phase, JP Nagar 8th Phase and Balaji House
Building Co-op Society. Located adjacent to existing
villages these developments tend to impinge on their

The planning district covers 71.08 sq.km and has

a population of 2,20,513 inhabitants. It has a gross density
of 31 persons/ha, which is quite high for a CMC area and
is comparable to the density of Byataranyapura, another
CMC area located to the North of the city beyond the
Outer Ring Road.

Principal Elements Noted

Ranka Apartmernts, a group housing
Planning District Context project on Bannerghatta Road

Kanakapura and Bannerghatta roads, two Primary
Urban Roads, which connect Bangalore to other cities
in the South cross this planning district. The major strength
of the area is its potential for housing development and
economic activities along these Primary Urban Roads.
The low land values and its proximity to the BMP area
are complementary assets. Consequently, both of these
roads have attracted industrial and service activities.
activities. Group housing projects are also coming up
in the planning district close to the Major Urban Roads.
The hilly green non-urbanized area in the South presents
topographical constraints for buildings or creation of
roads and consists of quarries in activity. Gottigere

Kanakapura Road has continuous buildings and

pockets of commercial activities along with large-scale
industrial units such as the Khoday breweries. It has
attracted new kinds of activities such as the Metro Cash
and Carry outlet and some call centers.

On the other hand, the stretch of Bannerghatta

Road passing through this planning district supports a
lesser level of development than the portion of this road Hullimavu, a dense village on a rocky hill
that is outside the planning district, to its North. This
portion has denser development focusing on IT related
uses. The portion of the road within the planning district
has development focused in the area to the North of the
Hulimavu Lake. It includes pockets of industries, offices,
large educational and health institutions, community halls
(Kalyana Mantapas), marble and granite dealers and
also well-established residential accommodation
mainly located at the major intersections. Many large
sites along the road are still vacant. As this road leads
to the famous Bannerghatta National Park, a major
tourist attractor, its southern stretch that is lined with trees
presents a potential for further enhancement through
A layout with its road framework, ready for
landscaping. construction

205
3.21
Village located in the South of the planning district is a
well-laid out mixed area that is economically strong
because of the weaving activity it supports.
In terms of distribution of land uses within the
planning district,residential and vacant are the
predominant uses together covering about 48% of the
area. The area’s natural features are also notable and
include a significant forest area, and important lakes and
tanks (2.8%) such as Hullimavu and Puttenahalli along
with their valleys. They contribute to the natural drainage
and support the greenery.
Proposed location of the BMICAPA
Existing Land use Analysis
Social Index
JP Nagar 8th Phase area in the North of the
planning district has a low social index (69-84) which is
comparable to the standards within the CMCs. But the
high level residential developments that are coming up
may improve this index in the future. Some slums, linked
to activities of construction, appear in the new residential
areas.
Anjanapura
Physical Infrastructure
Water and Sanitation
The planning district had 1861 BWSSB
connections as per 2002 data. They are focused in the
northern fringe and have low service compared to the
service of the BMP area, mainly between 0.1 and 36.9
connections for 1000 inhabitants. There are no
reservoirs or pumping stations, and no water and
sanitation networks in the new developments. There are
two water treatment plants; one is located close to
Madivala Tank, and the other is in Kottanuru. There is a
water pipeline running parallel to Kanakapura Road.
Roadways
The planning district is served by Kanakapura
and Banerghatta Roads, both Primary Urban Roads,
which converge towards the city’s core area.
Kanakapura Road is a national highway (NH209) which
leads to Salem. Bannerghatta Road (state highway,
SH86A) goes to Jigni, KIADB Industrial Estate and to
the Bannerghatta National Park a few kilometres to the
South of the planning district. Between these roads there
are other North-South roads such as Amruth Nagar Main
Road, Chunchgatta Main Road and Kotnur Road. They
are not continuous towards the South. Generally the
roads are in bad condition with impediments that make
travel difficult. The few roads that run in the East-West
direction are not continuous; they run only in segments.
Uttarahalli Main Road is the only significant East-West
Bad condition of Bannerghatta Road
Major District Road. There is no railway line in the
planning district.
Transport and Traffic
The lack of proper East-West connectivity
creates an overload of traffic on the two Primary Urban
Roads. Transport movements constitute intercity travels
as well as work and education related trips since the
planning district is between Electronic City and the
Bangalore University. Congestion is significant at the
junction of the Outer Ring Road and Bannerghatta Road.
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3.21 Anjanapura

Numerous trucks ply on the major roads

accessing the industrial and commercial activities. Each
of the two Primary Urban Roads support traffic ranging
between 5000 and 17000 PCUs and the volume is higher
in their northern portions closer to the Outer Ring Road.
However, they support less traffic than Hosur Road, few
kilometers to the East.

Kanakapura Road is one of the six main roads of

the city supporting truck traffic, but as a comparison, it
carries ten times lesser traffic than Mysore Road. A bus
network exists, but is inadequate because of lack of The BWSSB Pipeline Road - an opportunity for
connectivity and bad roads. developing a Minor Urban Road

Urban Amenities

The provision of education and health care amenities is adequate for the existing population. This planning
district will house new residential developments in the next few years which would make it necessary to supplement
the urban amenities.

Development Stakes and Major Directions encouraged for development. The Master Plan also
Issuing from the Master Plan considers the BMICAPA (Nandi Corridor) proposed in
the South of the planning district.
In the context of accommodating growth within the
limits of the proposed Peripheral Road, the Anjanapura
Planning District is considered in the Master Plan as one
of the extension areas of Bangalore. The Master Plan
stipulates that development should consider the
preservation and protection of natural features,
especially where they are currently untouched by
urbanization. New development must also give
importance to road connectivity especially in the East-
West direction. Development is proposed to be
organized around a Local Centre around Allalhalli.
Developmental changes occurring along the
Kanakapura and Bannerghatta roads are to be focused
and regulated. The areas along two major longitudinal Construction of the Nandi Corridor through
Anjanapura BDA layout
connectors, Amruth Nagar Main Road and Kotnur Main
Road running across the planning district, are

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3.21 Anjanapura

Planning Recommendations Proposed Land Use

Land Use Proposals

w Designate a part of the Northern area of the planning

district and the existing villages, which are important
catalysts for development, as Residential (Mixed);
w Designate the part of the planning district with
residential layouts under construction as a
Residential (Mainly);
w Develop the key roads located in the central part of
the district, which includes Amruth Nagar Main Road,
Kotnur Road and a proposed East-West road
crossing Anjanapura and JP Nagar layouts etc, as
Commercial Axes;
w Consider Kanakapura and Bannerghatta Roads as
Mutation Corridors to boost economic changes;
w Preserve natural elements, such as the valleys,
forests and the open green areas, when they are not
already built up by designating them as Green Projects/Urban Management
(Parks and Open Spaces);
w Enhance development along Kanakapura Road by w Reinforce the network of main roads;
applying the High-Tech Use; w Coordinate with the concerned authorities to protect
w Take into consideration the main existing industries the un-encroached valleys, lakes, rivers and forests;
along Bannerghattha Road by applying the Industrial w Establish urban amenities to meet the demands of
Use; the increased population in the planning district.
w Consider the development of the sewer pumping
stations and other facilities proposed by the BWSSB
by designating them as Public Utilities; and
w Consider the BMICAPA planning area.

Transportation Proposals

w Create a continuous Major Urban Road using

existing stretches of the road running East-West
through the Bank Officers Official House Building
Co-op Society Layout to connect Kanakapura
Road and Bannerghatta Road;
w Develop the proposed Peripheral Road;
w Develop a Major North-South Road across the
planning district connecting to the proposed
Peripheral Road;
w Develop the road along the BWSSB pipeline as a
Minor Urban Road to serve the layouts;
w Outline Transport and Utility Perimeters at:
Ø The congested junction of the Ring Road and
Bannerghatta Road; and
Ø On Kotnur Main Road at the junction with Gottigere
Main Road.

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3.22 Kumbalagodu

Mainly occupied by agricultural lands, Kumbalagodu Planning

District has the State Highway Mysore Road running through as
the main spine with industrial uses along it. Promotion of industrial
use along Mysore Road and encouraging urbanization in a
restricted manner constitutes the vision for this planning district.

Population: 10,595
Area: 19.5 sq. km (1952 ha)
Gross density: 5 persons/ha
Net density: 125 persons/ha

Villages: Kumbalagodu, Thagachakuppe, Kaniminike, Challaghatta

Existing Land Use 2004

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3.22 Kumbalagodu

Location Existing Land Use

Kumbalagodu Planning District is located to the

South of Kengeri Planning District and West of the
Bannerghatta Planning District. The village boundary of
Kumbalagodu defines the western extent of the planning
district. Mysore Road, a State Highway (SH-17)
connects this area to Kengeri Village.

This planning district comprises of the

Kumbalgodu, Thagachakuppe, Kaniminike, and
Challaghatta villages and has a population of 10,595
within an area of 1952 ha. The net and gross densities
are lower in comparison to the adjoining Kengeri
Planning District, which has a gross density of 5
persons/ha and net density of 125 persons/ha.

Principal Elements Noted

Planning District Context
The Kumbalagodu Planning District is mainly
occupied by agricultural lands (78.9%). A belt of
industrial uses covering 4.5% of the land area is
concentrated along Mysore Road, which structures this
area.
Agrarian villages including Challaghatta village,
Kumbalagodu Village and the Kaniminike Village are
located along Mysore Road. These villages have
maintained a traditional network of streets, but they are
susceptible to urbanization and are supported by the
industries in the vicinity. Their built form has transformed
gradually over time, especially along the main roads.
Kambipura Village is located towards the East, away
from Mysore Road, therefore it is less susceptible to
urbanization. Most of the villages generally have single
storied or G+1 buildings.

Agricultural land with industrial development

The KIADB Industrial area occupies

approximately 100 ha of land and is located in two
pockets, one to the West of Bangalore-Mysore Railway
and the other to the East of Mysore Road, which is well
developed. The Vrishabhavathi River runs parallel to
Mysore Road towards the East, in the low lying area
and determines the extent of the industrial area.
Residential uses occupy 4.3% of the planning
district. Vacant, planned layouts along minor roads
cover about 4.5% of the area and they are expected to
develop later.
A traditional village
Large Infrastructures, including educational
institutions and hospitals are located along Mysore
Road. Factory complexes and buildings are major
landmarks. PepsiCo India, McDowell India, Vintage
Cheese factory, the Asirvanam Church Meditation and
Retreat Center and the Department of Youth and Sports
are important landmarks.
Topographically the planning district consists of
low-lying areas, tanks/streams and valleys adjoining
the streams.

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3.22 Kumbalagodu

Roadways
Roadways are essentially village roads. State
Highway 17, Mysore Road, is a Primary Urban Road
crossing this area and linking to the citycore. Road
networks within the industrial areas are well organized
and maintained privately. Main Roads of Challaghatta
and Kaniminike villages are Major District Roads,
connecting Mysore Road to the villages.

The Pepsi Company in Kumbalagodu Industrial Estate
Social Index
No official data is available on the social index of
this area. As it is an agriculturally dominant area, with
spotted industrial development, the social index could
be of medium level.
Physical Infrastructure
Water and Sanitation
This area is not connected to the BWSSB water
supply network. Villages depend on well water/pumped
ground water. The industrial developments of KIADB
have their private supply of ground water. The nearest
connection to the BWSSB water network is in the Kengeri
Planning District.
Railways
The Bangalore-Mysore Railway line runs parallel
to Mysore Road and through this planning district. The
closest railway stations are located towards the North,
at Kengeri, and towards the South, outside the BMA
boundary.
Transport and Traffic
Mysore Road, a State Highway and a Primary
Urban Road, has a high volume of traffic, mainly bus
and truck. Trucks are parked along Mysore Road
adding to the traffic problems. Roads providing access
to the interior villages have very low volume of traffic.
The Minor Urban Roads support public transport.
Intercity KRSTC buses and intracity BMTC buses of are
means of public transport. In this planning district,
Mysore Road is currently being widened in this planning
district, to accommodate four lanes. Interior villages are
also connected by public transport, although service is
infrequent.

Urban Amenities

Kumbalagodu Planning District hosts regional level health and educational institutions. Don Bosco Institute
of Technology, and Rajarajeshwari Dental College and Hospital are located in this planning district. Generally the
number of urban amenities serving this planning district is inadequate. Villages are provided with primary health
care units and Anganwadi centres. They also have some primary/higher primary school facilities. Additional
amenities need to be provided to meet the demands of the future population.

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3.22 Kumbalagodu

Development Stakes and Major Directions
Issuing from the Master Plan
The Master Plan designates a major part of the
Kumbalagodu Planning District as an Agricultural Land
Zone. The main object of the Master Plan proposal is to
maintain the agricultural and rural character of this plan-
ning district while selectively allowing future develop-
ment. The areas along the Mysore Road Corridor are
designated as an Industrial Area, with Residential Use
adjoining it. A Local Center served by the CRS line and
a proposed railway station, is proposed close to the
Kumbalagodu village. The Plan recognizes the pro-
posed Peripheral Road that runs through the northern
part of the planning district. Parts of the planning district,
to the South of the proposed Peripheral Road have also
been demarcated as Residential (Main).
Planning Recommendations
Land Use Proposals
w Set up a new railway station close to Kumbalagodu
village (Local Centre) and extend the CRS line up to
it;
w Consider the proposed Peripheral Road;
w Strengthen existing well connected road networks
as Minor Urban Roads;
w Strengthen connectivity between Mysore Road and
Kambipura village by designating the existing road
as a Minor Urban Road;
w Improve connectivity between Kumbalagodu
village and Thagachaguppe Village by
designating the existing connection as a Minor
Urban Road;
w Designate as Transport and Utility Perimeters:
Ø Mysore Road at PepsiCo;
Ø Intersection of the proposed Major Urban Road
which runs North of the railway track; and
Ø Crossing between the proposed and existing
roads in the eastern residential part.
Proposed Land Use

w Protect naturally low lying areas along

drains/streams and rivers (Vrishabhavathi River) as
Green (Parks and Open Spaces);
w Maintain the Agricultural Land Zone in the Southern,
Western and Eastern limits of the planning district in
order to limit urbanization and protect these areas;
w Promote industrial development by designating
areas along Mysore Road between Kumbalgodu
and Kaniminike Village area as Industrial Use;
w Promote industrial development by designating the
area between the Bangalore-Mysore Railway line
and the village boundary towards the western end
of the planning district, as an Industrial Area;
w Protect Kumbalagodu, Thagachaguppa, etc as
Residential (Mixed), especially the Kumbalagodu
village which is in proximity to the KIADB land and is
expected to face rapid urbanization; Projects/Urban Management
w Propose BMTC Bus Depots at Challaghatta village
and along Mysore Road at Kambipura village and w Protect the low-lying Green Areas along West of
designate it as an Transport; Mysore Road as a specific project;
w Develop an Environment Protection Plan for
Transportation Proposals treatment of polluted Vrishabhavathi River and for
prevention of future discharge of pollutants from the
w Develop a Transportation Interchange Hub between
factories into the river;
Mysore Road and the proposed railway station to
w Improve public transport linkages in the planning
provide the Local Centre with public transport
district to Challaghatta, Thagachaguppe and
services;
Kambipura villages.
w Develop BMTC Bus Depots at Challaghatta village
and along Mysore Road at Kambipura village;

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2.14 Appendices

I. Urban Amenities

Urban Amenities are civic amenities that include parks and play grounds, schools, colleges, dispensaries and
hospitals, religious buildings, community halls, post and telegraph offices, police station, libraries, and the like.
For the development of the Revised Master Plan 2015, an evaluation of the existing provisions of urban amenities
was conducted. The following information provides an overview of the process of data collection carried out to
determine the adequacy of such facilities.

Process and Sources

The data collection on urban amenities started with interviews and collection of information from different public
departments in order to have an overview of the situation. For statistics an internal survey was launched by the
Consultant between December 2003 and November 2004. This survey covered the urban areas and identified all
the civic amenities, their size and type of management. The information on rural areas was sourced from the NRSA
data and it focused only on the location of the amenities without considering their size or management.

The data collected was used to conduct an analysis of the level of amenities in a given planning district and it
focused on the primary and secondary local facilities. In each Planning District Report (PDR) an Urban Amenities
table presents the statistics and ratios at the planning district level.

Planning District Report Analysis

The table presented in the PDR takes into account three parameters:
- The type of basic urban amenities necessary at the PD scale in education and health care fields, and also
post offices and police stations;
- The standards for such amenities as considered in the previous CDP and in the Urban Development
Plans Formulation and Implementation Guidelines (UDPFI); and
- The population of the planning district.

Categories and Standards used for calculations

Education
Primary school = 1 to 4 standard
Higher primary school = 5 to 7 standard
High school = 8 to 10 standard
Calculation of the standards are according to the UDPFI.

Primary Health Facilities

Health center, dispensary, clinic, medical center, and Urban Family Welfare Centre
Calculation of the standards are according to the Health Department’s (BMP) recommendations.

Maternity/Nursing home/Polyclinic
All these units have bed facilities so they have been clubbed together. They are considered as secondary health
care facilities. Calculation of the standard is according to the UDPFI.

Hospitals
All hospitals of less than 100 beds are presented in the table. They are considered as urban amenities whereas
Hospitals with more than 100 beds are considered as large infrastructures and should not be counted for the ratio.

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2.14 Appendices

Bigger hospitals are included for calculation at the scale of the city. Calculation of the standards are according to
the UDPFI.

Post Offices
Calculation of the standard is according to the CDP 95.

Police Stations
Calculation of the standard is according to the CDP 95.

Analysis
The data on Urban Amenities presents the current situation according to the current population. The analysis is
based on the comparison at the scale of the city through a global ratio for Education as well as for Health Care
facilities. The comments made in the PDR are at two levels:
- the comparison at the city scale (Core/ Outskirts)
- the distribution of the amenities in the PD.

Figures indicate only the number of health and education units without considerations given to their sizes.
A ratio less than 1 indicates inadequacy of health and education facilities.

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2.14 Appendices

II. Synthetic Social Index

The synthetic social index has been used to provide a snapshot of the social situation and the social disparity
between the different sectors of the city. It has been developed at ward level by considering 3 indicators: 0-6 years
old distribution index + female literacy index + sex distribution index in Bangalore. The synthetic social index has
been defined using the average indices determined for each indicator (mean index is 100 with inferior and superior
variations).

The social index map reveals important territorial disparities which are spatially distributed in a concentric form.
The social index also varies by sectors. The map brings out a very sharp contrast between the index within the
BMP area and the CMCs/TMC areas.

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2.14 Appendices

III. Abbreviations

BDA Bangalore Development Authority

BMA Bangalore Metropolitan Area
BMICPA Bangalore Mysore Infrastructure Corridor Planning Authority
BMP Bangalore Mahanagara Palike
BMTC Bangalore Metropoliotan Transport Corporation
BWSSB Bangalore Water Supply and Sewerage Sanitation Board.
CBA Central Business Area
CDP 95 Comprehensive Development Plan 1995
CMC City Municipal Council

CPS Coordinated Planning Scheme

CRS Commuter Rail Service
FAR Floor Area Ratio

G+1/2/3 Ground + 1/2/3 Floors

HMT Hindustan Machine Tools
IISc Indian Institute of Science

KIADB Karnataka Industry Areas Development Board

KPTCL Karnataka Power Transmission Corporation Ltd.

KSRTC Karnataka State Road Transport Corporation

KTCP Act Karnataka Town and Country Planning Act
KUIDFC Karnataka Urban Infrastructure Development Finance Corporation

LPA Local Planning Authority

NH National Highway
OFC Optical Fiber Cable
PCU Passenger Car Units
PD Planning District
RMP 2015 Revised Master Plan Plan -2015

ROW Right of Way

SCE Strategie, Conseil, Etudes (Planning Consultants to the BDA)
SH State Highway

TG Halli Tippe Gondana Halli

TGR Tippe Gondana Halli Reservoir
TMC Town Municipal Council

ULB Urban Local Body

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2.14 Appendices

IV. Glossary of Terms

Central Business Area (CBA) is the city’s business and commercial core which contains the highest
concentration of retail, business offices, theaters, hotels and other services. It has the highest land values and is
often supported by various modes of transportation. It includes the Eastern part of MG Road, Richmond Road and
Brunton Road areas in Bangalore.

Core Ring Road in the RCDP 2015 is the inner most concentric ring road that loops around the city’s core area
and connects it to the rest of the city. It is proposed in order to decongest the present heavy vehicular concentration
and limit thoroughfare traffic within the city’s core area. In the RCDP 2015 the existing Puttanna Chetty Road,
Chamarajpet 9th Cross, Tank Bund Road, Old Mysore Road, Sheshadri Road, Loop Road, Race Course Road,
Millers Road, St. John’s Church Road, Meane Avenue Road, Kensington Road, Richmond Road, Lal Bagh Road,
Kengal Hanumanthaiah Road, Marigowda Road, and the Lal Bagh Fort Road are proposed to be strengthened
as the proposed Core Ring Road.

Densification is the process of increasing the density of a given area. It is commonly used as a planning
strategy to make good use of developable urban land and avoid or limit urban sprawl.

Local Centres are defined, in the RCDP 2015 Master Plan, as compact centres with a mix of commercial, retail
and service activities that cater to the surrounding neighborhoods and districts. They are often accessed by more
than one mode of transportation.

Floating population in a given area is that part of the population which visits/uses a particular place for, say,
working or entertainment, but does not reside in the same area.

Floor Area Ratio is the maximum permissible buildable area in a given plot. It is the ratio of total built-up area
(including balconies, sit outs) above plinth to the plot area.

Formal Market is that kind of market which is recognized as an authorized mode of trade and commerce and is
often long-term based and permanently located in a given place.

Gated Communities are fenced residential colonies that include various community facilities such as civic
amenities and retail shops, etc. within an enclosed compound wall.

Gross Density is the ratio of the total resident population of the area to the total surface area. Civic Amenities,
open spaces, roads, and other circulation spaces are included in the calculation of the surface area.

Heritage Buildings are buildings having historical value and worth preserving or conserving. In Bangalore,
they tend to include historic pre-colonial/colonial buildings of various types i.e. residential, commercial or public
buildings.

Heritage Protection Plan is a plan that identifies existing heritage and cultural value determinants (buildings/
cultural events) with the aim of preserving them and highlighting the value they would add to the heritage of the city.
Often a Heritage Protection Committee is formed to determine criteria for selecting heritage buildings/events and
develop a plan for preserving them for posterity.

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2.14 Appendices

High-end commercial/residential are commercial or residential uses that cater to the upper socio economic
strata.

High rise buildings are defined in the Land Use and Zonal Regulations of the RCDP 2015 as buildings of a
height of 24.0 m or more above the average surrounding ground level. The minimum size of a high rise building is
1000sq.m unless exempted by the Authority.

Informal Market is a kind of retail/service sector market which involves exchange of goods and services on a
temporary basis often by unregulated or unauthorized businesses. It includes road side vending using stationery
or mobile units.
Informal Economy is the portion of an economy generated by exchange of goods and services not accurately
recorded in government figures and accounting. It is generally untaxed and often generated by illegal or unregulated
businesses.

Infrastructure Management Plan is a plan that identifies infrastructure deficiencies in a given area and prepares
funding mechanisms to implement projects/schemes that would address these deficiencies. In the RCDP 2015
such, plans is necessary for areas with inadequate existing infrastructure such as roads, drainage, sewerage etc.
and are facing developmental pressures.

Inter-city Transport is the means of transportation that connects one city to another. It could be through a rail,
road or air network.

Intra-city Transport is the means of transportation that connects various neighborhoods within the city. It could
be through a road, or rail network.

Land use is the predominant/major use for which a plot of land is being used on any specified date.

Live-work is a situation where people have opportunities to have their living environment in the same area as the
working environment or in proximity to each other. Such a situation occurs in an area with mixed land uses and
helps in reducing commute time, thereby improving the quality of life.
Lot/Plot means parcel of land occupied or capable of being occupied by a building and the accessory buildings
or uses customarily incidental to it, including such open spaces as are required by zonal regulations.

Lung Space is an open space located in a considerably dense urban area. It acts as a breathing place or a
place providing relief to people from the hectic urban life. They are often in the form of parks or recreational areas.

Major Urban Roads, also called Sub-Arterial Roads are important connectors between the various
neighborhoods of the city.

Minor Urban Roads are main roads of the neighborhoods, which connect to Major Urban Roads/Sub-Arterial
Roads.

Net density is the ratio of the total resident population to the existing residential surface area (excludes Civic
Amenities, open spaces, roads, etc.).

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2.14 Appendices

Outer Ring Road is one of the concentric ring roads proposed by the BDA to connect the various neighborhoods
of the Bangalore City. This road helps in inter-connecting the neighborhoods without entering the city core, implies
reducing congestion at the city core.

Parking Management Plan is a plan developed to address parking problems and deficiencies in a given
area through the involvement of private and public partners.

Pedestrianisation means making an area completely free from vehicles and allowing pedestrian movement
only. This is an effective tool typically used for certain crowded streets in the old urban areas to ease the high rate
of conflict between the pedestrian activity and traffic.

Primary Urban Roads, also known as Arterial Roads, are the 12 radiating corridors of Bangalore connecting at
the regional level. They include Bellary Road, Tumkur Road, Old Madras Road, Varthur Road, Sarjapur Road,
Hosur Road, Bannerghatta Road, Kanakapura Road, Mysore Road and Magadi Road.

Slum areas broadly constitute of:

i All specified areas in a town or city notified as ‘Slum’ by State/Local Government and UT Administration
under any Act including a ‘Slum Act’;
ii All areas recognized as ‘Slum’ by State/Local Government and UT Administration, Housing and Slum Boards,
which may have not been formally notified as slum under any Act;
iii A compact area with a population of at least 300 or with about 60-70 households of poorly built congested
tenements, in unhygienic environment usually with inadequate infrastructure and lacking in proper sanitary
and drinking water facilities.
[Census of India 2001 definition]

Social Index is a statistical tool for measuring the social level of a given place. In the RCDP 2015, the social
index is developed by considering three indicators: 0-6 years age old distribution index + female literacy index +
sex distribution in Bangalore index. (Refer to the Appendix I).

Sub-Centres are secondary centres located outside the core area at key intersections or along major roads.
They are often accessed by more than one mode of transportation. They support high density compact urban
development with a concentration of mixed use activities that include commercial, retail, services at the core,
which is supported by housing and urban amenities. These centres serve people at the city as well as district
levels.

Transportation Interchange Hubs are the places of interchange for people and goods between different
modes of existing and proposed transportation means such as railway, road and air. Interchange hubs become
locations of public gathering especially when they are consciously designed in relation to the natural environment
and with public services and amenities.

Urban Design Plan is a plan that develops a framework for the design of buildings, groups of buildings, spaces
and landscapes. Such a plan facilitates development with a view to enhance built form and the area’s quality of life.

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2.14 Appendices

Urban Management involves management of specific works, such as upgrading and maintenance of
infrastructure and development works, which are undertaken by the local authorities in a given area.

Urban renewal involves large scale rebuilding or redevelopment of areas that are dilapidated or in need of
improvements in terms of services, infrastructure and quality of life. It often includes renovation or reconstruction of
housing and public works.
Urban Amenities are civic amenities that include parks and play grounds, schools, colleges, dispensaries and
hospitals, religious buildings, community halls, post and telegraph offices, police station, libraries, and the like.
(Refer to the Appendix II for details on the calculations for determining the level of Urban Amenities in Bangalore.)

Zoning is meant for the division of a planning area for the purpose of regulating land use. The number and kind of
zone will vary with local conditions.

Zoning regulations are mandates that define the use and built form in a given area. Typical zoning regulations
prescribe the building height, bulk, lot area, setbacks, parking, signage, and density.

220