Karnataka government notifies revised setback rules for buildings in Bengaluru
The amendment, in effect from Aug 1, lays down clear and updated setback norms for buildings across the city, particularly focusing on structures taller than 12 metres.
Setback, which refers to the minimum open space required between a building and the property's boundary, has been a long-contested urban planning issue in the city, where rapid vertical growth has outpaced regulatory clarity. The new norms aim to address ambiguities by specifying setback requirements based on building height and whether a stilt floor (typically used for parking) is included.
According to the new regulations, all types of buildings on a plot size of up to 4,000sqm are supposed to leave a minimum setback area of 1.5m in the front and 1m each on the sides and the rear. For buildings on a plot size of more than 4,000sqm, the minimum setback area on the front, rear, and sides is 5m. For buildings with 12 to 15 floors but without a stilt floor, the setback area mandated is 5m. However, the setback requirement increases for buildings with 15-plus floors, depending on height (see box).
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This codified gradation aims to ensure that taller buildings allow more open space around them, contributing to better light, ventilation, and emergency access.
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The amendment also throws more clarity on stilt floors. When stilt parking is provided, the height of the stilt floor shall be up to 3m, measured from floor to floor. Crucially, this floor's height will not be counted towards the building's total height, provided the overall height remains below 15m.
The new regulations apply to all new constructions, including ongoing work for which plan approvals and modified plan approvals have been granted. In case of existing structures and buildings under construction, the ground floor may be converted into stilt parking and height of the stilt floor shall not be considered for computing the total height of the building. In such cases, a modified plan or sanction for alteration may be approved accordingly.
However, the height of stilt floor shouldn't exceed 3m in any case," the final notification adds.
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