New setback rules for buildings in Bengaluru on plots up to 150 sqm, mechanized parking allowed on top floors and terrace

The Urban Development Department (UDD) of Karnataka has amended setback norms for buildings built on plots of up to 150 sqm in Bengaluru, and issued a draft notification on November 11.

The amendments to Zoning Regulations of Revised Master Plan - 2015 have been put out for public scrutiny. Objections, if any, can be filed in the next 30 days.

The draft notification reduces setback area for buildings on plots up to 150 sqm (up to 1,600 sqft). Earlier, these buildings were mandated to leave a setback of 12% of the site’s depth in the front, 8% of the site's depth in the rear and 8% of the site's width on either side. Now, the new draft notification introduces staggered setbacks depending on the size of the plot.

Buildings on plots up to 60 sqm (20X30 sites) have to leave a setback of 0.7 metres in the front, and 0.6 metres on all other sides.

Buildings on plots above 60 sqm up to 150 sqm (30X40 and 30X50 sites) have to leave a setback of 0.9 metres in the front, 0.7 metres in the rear, and 0.7 metres on other sides.

Setback for buildings on plots above 150 sqm and up to 4,000 sqm and those above remain unchanged.

“Earlier, setbacks for even smaller plots were being calculated as a percentage of the plot depth and width. Now, we have mandated the exact setbacks. This is marginally lesser, but avoids confusion and will maintain uniformity,” a senior official said.

Earlier in August this year, the UDD had amended setback norms to accommodate stilt parking, and introduced a calibrated setback system for buildings above the height of 12 metres.

Further, according to the draft notification issued on November 11, for plots up to 150 sqm, the maximum permissible building height shall be 12 metres, excluding the stilt floor. An open staircase can be allowed in the setback area in plot size up to 750 sqm. The setback area shall not be paved or covered by any hard surface, which prevents percolation of rainwater, as far as possible, the draft notification further states.

Mechanical parking

The new rules provides for ‘vehicle parking in the basement or at any level of upper floors, including terrace area by using lift, computerized, mechanized or hydraulic equipment’ and lays down rules for the same.

The mechanical equipment for the same shall be placed on the basement floor only, which should have an access via a staircase as well. Provision has to be made for manual operation as well to tackle emergencies.

The draft rules ban construction of a basement in flood-prone and low-lying areas, as notified by the competent authority.

Further, the rules hold the building owner responsible for the safety of adjoining buildings while construction of the basement. This follows several instances where unscientific basement construction has hampered the structural safety of adjoining buildings.