Zonal Regulations of the Revised Master Plan, 2015 of the Local Planning Area of Bengaluru (Amendment) Regulations, 2025 (‘Amendment’) came into effect from August 1, 2025. These regulations were introduced with the objective of simplifying setback norms, particularly for smaller plots. However, contrary to this intent, the Amendment has instead created more complications and imposes stricter requirements, particularly for sites up to 2,400 square feet. This article analyses key aspects of the Amendment and its practical implications for smaller plots.
Before the Amendment, the applicable setbacks for plots up to 4,000 square meters and buildings with heights up to 11.5 meters were as follows:
| Width/Depth of Site (in meters) | Right Side | Left Side | Front Side | Rear Side |
|---|---|---|---|---|
| Up to 6 meters | 1.0 meter | 0 | 1.0 meter | 0 |
| Above 6 meters up to 9 meters | 1.0 meters on all sides | |||
| Above 9 meters | 8% | 8% | 12% | 8% |
The Amendment now prescribes the following minimum setbacks for all types of buildings on plots up to 4,000 square meters as under:
This phrasing “whichever is higher” assumes importance. It means that smaller plots cannot simply rely on the amended minimum setbacks; instead, they must comply with whichever figure (minimum or Table 8) is greater.
Let us analyse the effect of the Amendment on a 30 feet × 40 feet (9.144 meters × 12.192 meters) site with a building height up to 11.5 meters.
| Width of Site / Depth of Site | Right Side | Left Side | Front Side | Rear Side |
|---|---|---|---|---|
| 9.144 meters (30 feet) × 12.192 meters (40 feet) | 8% of 9.144 meters = 0.7315 meters ≈ 2.40 feet | 8% of 9.144 meters = 0.7315 meters ≈ 2.40 feet | 12% of 12.192 meters = 1.4630 meters ≈ 4.80 feet | 8% of 12.192 meters = 0.9754 meters ≈ 3.20 feet |
Comparison: Earlier vs. Amended
| 30 × 40 Site | Earlier (Table 8) (in meters) | Amended Minimum (in meters) | Required (Higher of Two) (in meters) |
|---|---|---|---|
| Right side | 0.73 (≈ 2.40 feet) | 1.00 | 1.00 (≈ 3.28 feet) |
| Left side | 0.73 (≈ 2.40 feet) | 1.00 | 1.00 (≈ 3.28 feet) |
| Front | 1.46 (≈ 4.80 feet) | 1.50 | 1.50 (≈ 4.92 feet) |
| Rear | 0.98 (≈ 3.20 feet) | 1.00 | 1.00 (≈ 3.28 feet) |
Net Sital Area available for construction:
Earlier: 74.917 square meters (≈ 806.40 square feet)
Amendment: 69.240 square meters (≈ 745.29 square feet)
As could be clearly seen, the Amendment has effectively increased the setback requirements. For a 30 × 40 site, the net area available for construction is now smaller than before, despite the Amendment’s objective of simplifying the norms. The clause “whichever is higher” negates any benefit that smaller plots may have expected from the prescribed minimum setbacks.
The Amendment substitutes the height of the building from 11.5 meters to 12 meters, thus raising the permissible height. The stilt floor can be up to 3 meters and such stilt floor shall be excluded from the computation of the total height of the building; provided that the total height of the building does not exceed 15 meters irrespective of the plot size. Such stilt floors will have to be used exclusively for vehicle parking and any deviation or violation thereof would result in closure of the stilt floor and disconnection of utilities from BESCOM and BWSSB.
While the Amendment was portrayed as a move to simplify setback regulations, its practical effect is quite the opposite for smaller plots. Owners and developers of smaller plots now face stricter setback requirements, reduced buildable area, increased complexity in interpreting compliance, and little of intended relief. In an urban congregation like Bengaluru, where plot sizes are small and land values are extremely high, the enforceability of such stringent and excessive setbacks becomes difficult and questionable. Such impractical norms are likely to encourage greater deviations and fuel corruption, placing compliance and transparency at serious risk.
Disclaimer: This article is intended for educational purposes only and does not constitute legal advice.
