New setback rules for buildings in Bengaluru on plots up to 150 sqm
The draft notification issued by the Karnataka Urban Development Department (UDD) on November 11 covers setback norms for buildings and mechanized parking in Bengaluru | Photo Credit: Murali Kumar K
The Karnataka Urban Development Department (UDD) changed the negative norms for buildings constructed on plots up to 150 sq m in Bengaluru and issued a draft notification on November 11.
Revised Master Zoning Plan – Changes made to the 2015 Zoning Regulations were presented to the public for review. Objections, if any, can be made within the next 30 days.
The draft notification reduces the setback area for buildings on plots up to 150 sq m (up to 1,600 sq m). Previously, these buildings were required to set back 12% of the pitch depth at the front, 8% of the pitch depth at the rear and 8% of the pitch width on each side. The new draft notification now brings gradual disruptions depending on the size of the land.
Throwback norms in Bengaluru
Up to 60 m2 pitch area — 0.7 m in front, 0.6 m behind on all sides
Pitch area from 60 m2 to 150 m2 — 0.9 m at the front, 0.7 m behind and 0.7 m behind on each side
Construction site area from 150 m2 to 4,000 m2 – 12% of the front field depth, 8% of the back field depth, 8% setback of the field width on both sides
Facility area over 4,000 m2 – 5 m setback on all sides
Buildings on plots up to 60 m2 (20X30 sites) are required to set back 0.7 meters in front and 0.6 meters in all other directions.
Buildings to be built on parcels from 60 m2 to 150 m2 (30X40 and 30X50 sites) must be set back 0.9 meters at the front, 0.7 meters at the rear and 0.7 meters at the other edges.
The setback remains unchanged for buildings on parcels over 150 m2 and up to and above 4,000 m2.
“Earlier, setbacks for smaller plots were calculated as a percentage of the depth and width of the plot. Now, we have determined the full setbacks. This is marginally less, but avoids confusion and maintains uniformity,” said a senior official.
Earlier in August this year, UDD had amended setback norms to allow longitudinal parking and introduced a calibrated setback system for buildings above 12 meters in height.
In addition, according to the draft communiqué published on November 11, the maximum allowed building height for parcels up to 150 m2 will be 12 meters, excluding the pile base. Open stairs may be allowed in the setback area with a parcel size of up to 750 m2. The draft notification also states that the setback area will not be paved or covered with any hard surface to prevent rainwater infiltration as much as possible.
mechanical parking
The new rules provide for and impose rules on ‘vehicle parking in the basement or on any level of the upper floors, including the terrace area, using lifts, computerized, mechanized or hydraulic equipment’.
Its mechanical equipment will be placed only in the basement and this floor can also be accessed by stairs. Precautions must be taken in addition to manual operation to handle emergencies.
The draft rules prohibit the construction of basements in flood-prone and low-lying areas, as notified by the authority.
Additionally, the rules make the building owner responsible for the safety of adjacent buildings during basement construction. This follows several examples where unscientific basement construction impeded the structural safety of adjacent buildings.
It was published – 12 November 2025 16:17 IST
