State government issues revised setback regulations, aiming for clarity, safety, and improved urban planning in Bengaluru’s rapidly growing skyline.

In a move aimed at bringing order to the city’s vertical growth, the Karnataka government has amended Bengaluru’s zonal regulations under the Revised Master Plan (RMP) 2015, introducing fresh setback norms for new constructions. The notification, effective from August 1, lays out height- and plot-size-based requirements to ensure better light, ventilation, and emergency access in the fast-expanding city.

Setback, the mandatory open space between a building and the property boundary, has long been a contentious subject in Bengaluru’s urban planning. With developers frequently pushing for maximum built-up area, the lack of clear, enforceable rules had led to inconsistent implementation. The updated regulations seek to end this ambiguity by detailing how setbacks will change with building height and the inclusion of stilt floors.

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For plots up to 4,000 sqm, buildings must now maintain at least 1.5 metres in the front and 1 metre on each side and rear. For larger plots above 4,000 sqm, a uniform 5-metre setback is required on all sides. Buildings rising between 12 and 15 floors without a stilt floor must leave a 5-metre setback, while taller constructions will need additional space as height increases.

The rules also clarify that stilt parking floors, up to 3 metres in height, will not be counted towards the building’s total height if the overall structure remains under 15 metres. This concession applies to ongoing projects as well, allowing existing ground floors to be converted into stilt parking through approved modifications, provided the 3-metre cap is not breached.

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Officials say the codified approach will not only help improve safety but also enhance the liveability of high-rise neighbourhoods. “These rules are designed to give Bengaluru room to breathe,” a senior urban planning officer remarked, stressing that better ventilation and open spaces would benefit residents and first responders alike.

The revised norms are expected to impact project designs across the city’s booming real estate market, especially in dense zones where land utilisation is pushed to its limits.

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