BENGALURU: The state government has proposed significant amendments to Bengaluru’s building regulations under the Revised Master Plan (RMP) 2015, with the aim of facilitating legal construction for homeowners with smaller plots without compromising valuable space. The proposed draft simplifies setback requirements, eases basement regulations, and modernizes parking guidelines — changes that officials claim will streamline compliance and curb unauthorized constructions.
“When regulations are overly complicated or impractical, individuals tend to resort to illegal constructions. By simplifying the guidelines, we support small-plot owners who cannot afford to sacrifice buildable space while promoting better ventilation and adherence to legal standards,” stated Tushar Giri Nath, the additional chief secretary of the urban development department (UDD). He noted that many 30×40 homes fail to acquire Occupancy Certificates due to outdated setback regulations.
A draft notification was issued by the UDD on November 11 under the Karnataka Town and Country Planning Act, 1961, inviting public feedback within a 30-day window. The amendments will be applicable to all new constructions, ongoing projects, and existing structures seeking modification approvals in Bengaluru and Greater Bengaluru planning zones.
According to the new regulations, setbacks will now be proportional to the overall building height and plot size. Buildings not exceeding 39.4ft (excluding stilt floors) will adhere to the revised setback guidelines. For plots up to 1,614sqft with a maximum height of 49ft, the same relaxed standards will be in effect. Conversely, larger plots (over 43,055.6sqft) must maintain a minimum setback of 5 metres (16.4ft) on all sides, as stated by a senior town planning official.
Homeowners with small plots will find additional advantages, as the draft specifies that the maximum allowable height for plots not exceeding 1,614.5sqft is 39.4ft, excluding any stilt floors. Open staircases will now be permitted in setback areas for plots up to 8,072.9sqft, and all buildings are required to comply with the National Building Code (NBC) 2016 concerning lighting, ventilation, and fire safety.
Additional Modifications
The regulations around basements have also seen substantial changes. The minimum setback for basements will align with either the building setback or 2m (6.5ft), whichever is lesser. Property owners will be fully responsible for the structural safety of adjacent buildings during excavation activities and must compensate for any damages incurred. Basements will remain prohibited in flood-prone or low-lying areas as defined by the appropriate authorities.
Parking regulations have been modernized to incorporate advanced technologies. Mechanized and hydraulic systems are now allowed in both basements and upper levels. For plots up to 64,583.4sqft, car lifts may replace conventional ramps, while larger plots must maintain at least one 6-metre-wide ramp. Developers are required to provide natural ventilation, power backup systems, and ensure compliance with NBC fire-safety standards.
The draft further stipulates that setback areas must remain permeable to facilitate rainwater percolation, thus discouraging the installation of impermeable surfaces. Public feedback and suggestions can be sent to the additional chief secretary, UDD, at Vikasa Soudha within 30 days of the draft’s release.
