Karnataka’s Recent Setback Norm Amendments Aim Better Urban Development

In a move set to reshape Bengaluru’s urban landscape, the Karnataka government has notified revised setback regulations under the Revised Master Plan (RMP) 2015, effective August 1, 2025. The updated norms aim to resolve long-standing ambiguities around open space requirements, especially for high-rise structures and those incorporating stilt parking.

Setback refers to the minimum open space between a building and the property boundary—a critical factor in ensuring light, ventilation, and emergency access. With Bengaluru’s rapid vertical growth, the lack of clarity around setbacks has posed challenges for planners and developers alike.

Under the new rules:

For plots up to 4,000 sqm, buildings must maintain a 1.5m front setback and 1m on the sides and rear.

For plots exceeding 4,000 sqm, the required setback increases to 5m on all sides.

Buildings with 12 to 15 floors and no stilt floor must leave 5m all around.

For buildings with 15+ floors, setback requirements scale with height to ensure adequate open space.

The amendment also clarifies provisions for stilt floors, typically used for parking:

The maximum stilt height is 3m, measured floor-to-floor.

If the total building height remains under 15m, the stilt floor won’t be counted toward the overall height.

Existing buildings may convert their ground floor into stilt parking, subject to modified plan approval, provided the stilt height does not exceed 3m.

These regulations apply to all new constructions and ongoing projects with approved or modified plans. The codified gradation ensures that taller buildings contribute to better urban livability through increased open space.

Urban planners and developers have welcomed the clarity, noting that the revised norms will help streamline approvals and promote more sustainable growth across Bengaluru’s expanding skyline.