Karnataka revises setback rules for buildings in Bengaluru; introduces new stilt parking rule

The Karnataka government has notified amendments to the Zonal Regulations of the Revised Master Plan (RMP), 2015 for Bengaluru’s Local Planning Area (LPA), rationalising all-round building setback requirements. In addition, the notification revises permissible stilt height, earlier referred to as “less than 2.4m,” to “up to 3m.” Similarly, the maximum permissible height for certain building components where the stilt height was set at 11.5m has been revised to 12m.

The revised regulations, issued on August 1, by the Urban Development Department, are now in effect.

The amendment introduces a calibrated setback system for buildings above 12m in height. The minimum required front, rear, and side setbacks will now be determined based on both building height and plot size.

For buildings between 12m and 15m high, constructed on plots up to 4,000 sq. m with stilt parking, the required setbacks can now be 1m to 1.5m. For buildings in plot sizes above 4,000 sq. m, the setbacks are benchmarked at 5m.

For buildings above 12m up to 15m where stilt parking is not constructed, the setback is set at 5m. As the height of a building increases, so do the minimum setback requirements, scaling up to 16m for buildings taller than 50m. The setback requirements for different slabs, categorised based on building heights.

Alongside the setback revisions, the amendment ensures the use of stilt floors exclusively for vehicle parking. The stilt floor, now clearly defined as being up to 3m in height, will not be counted towards the total height of the building. 

In addition, strict enforcement clauses have been introduced to prevent misuse. The use of stilt floors for commercial, storage, or habitable purposes is expressly prohibited. Such violations will result in denial of power and water connections by BESCOM and BWSSB. In the case of non-residential buildings or office spaces, misuse could also lead to the cancellation or withholding of trade licences.

The amendment not only optimises land use but also helps maintain essential standards of fire safety and curb issues such as rampant roadside parking in residential areas. 

The notification, published under Section 13-E of the Karnataka Town and Country Planning Act, 1961, follows the release of a draft on June 12, which invited public objections.