In a landmark decision poised to transform residential construction in India's tech capital, the Karnataka government on Monday announced a major overhaul of Bengaluru's building bylaws. The long-debated changes specifically target stringent setback regulations for smaller plots, offering significant relief to property owners and developers.
Key Amendments to Setback Norms
The Urban Development Department (UDD) has officially amended the Revised Master Plan (RMP) 2015. The core reform involves relaxing the mandatory open space or setback rules for residential buildings on plots measuring up to 4,000 square metres. The new framework introduces differentiated measurements based on plot size, moving away from a one-size-fits-all approach.
For the smallest plots of 60 square metres (typically 20x30 feet), the front setback requirement is now reduced to 0.7 metres. The side setbacks are set at 0.6 metres each. In a major concession, the rear setback has been completely eliminated for this category, maximizing usable area.
For larger plots up to 150 square metres (commonly 30x40 feet), the norms stipulate a front setback of 0.9 metres and a rear setback of 0.7 metres. A setback of 0.7 metres is also required on one of the side boundaries.
Height Limits and Environmental Safeguards
The government notification also introduces a cap on building height. For plots up to 250 square metres, the maximum permissible height is now 12 metres, excluding the stilt floor. This measure aims to maintain urban aesthetics and safety.
Importantly, the amendments include a crucial environmental provision. The designated setback areas must not be paved or covered with hard, impermeable surfaces. This mandate ensures these spaces allow for rainwater percolation, directly supporting groundwater recharge practices in the water-stressed city.
Industry Applauds Pragmatic Reforms
Urban planners and civil engineers have widely welcomed the regulatory shift. They argue that the previous uniform rules were rigid and often impractical for smaller land parcels. The new, size-specific norms are seen as a pragmatic move that unlocks valuable buildable space without compromising structural safety or ventilation.
The reforms extend beyond setbacks. The amendments have streamlined provisions for constructing basements and arranging parking, including permitting the use of mechanical parking systems to optimize space. Furthermore, compliance with the National Building Code (NBC) 2016 has been made mandatory to enforce stringent fire and life safety standards across all new constructions.
This decisive policy change is expected to stimulate the real estate market for independent homes and smaller apartment complexes in Bengaluru. It reduces construction complexity and cost for homeowners while encouraging better utilization of urban land.
