Bengaluru: In a significant policy shift, the Karnataka government has proposed allowing property owners in Bengaluru to regularise building deviations of up to 15%, offering relief to thousands who have constructed beyond sanctioned plans.

The move comes through a draft notification issued on April 1, amending the Bengaluru City Corporation Building Bye-Laws, 2003. The government has invited public objections and suggestions within 30 days before finalising the policy.

Relief for property owners

If implemented, the revised norms will provide a legal and fee-based route for regularising certain construction violations such as setback encroachments, excess ground coverage, additional balconies, and occupancy without obtaining an Occupancy Certificate (OC).

The proposal is expected to benefit many property owners who have been unable to secure essential services like water and electricity due to lack of proper approvals.

Officials said the relaxation would apply across five municipal corporations in Bengaluru, with commissioners empowered to regularise violations where demolition is not feasible due to structural concerns.

Increased deviation limits

Currently, only up to 5% deviation from sanctioned plans is permissible. The proposed amendment increases this limit to 15%, subject to specific conditions.

The draft categorises buildings into two groups:

Smaller plots

For plots up to 500 sq m with building height below 15 metres:

  • Up to 15% deviation in total setback area is allowed
  • Deviation on any one side cannot exceed half the required setback
  • Ground coverage deviation allowed up to 15%
  • Floor Area Ratio (FAR) deviation allowed up to 7.5%

Larger plots

For plots above 500 sq m:

  • Setback deviation allowed up to 15%
  • Ground coverage deviation capped at 15%
  • FAR deviation restricted to 5%

Importantly, the notification clearly states that building height cannot exceed the sanctioned number of floors, indicating no relaxation for illegal additional floors.

Fee structure proposed

The government has also outlined a fee mechanism for regularisation. Property owners will be required to pay:

  • Scrutiny fee of 0.01% for residential and 0.02% for non-residential properties
  • Compounding fee of 0.06% (residential) and 0.08% (non-residential) for violations such as missing plinth certificates

The fees will be calculated based on the guidance value of the site, with a minimum benchmark of ₹50,000 per sq m applied to the total built-up area.

Officials said the structured fee system is intended to bring unauthorised constructions into the legal framework while generating revenue for urban development.

Mixed public response

The proposal has drawn mixed reactions from residents and urban planning observers. While many property owners see it as a practical solution to longstanding issues, critics argue that it may encourage deliberate violations.

Suhas Ananth Rajkumar, a resident of CV Raman Nagar, criticised the move, stating that earlier provisions allowed minor deviations due to inadvertent errors, whereas the new proposal appears to legitimise intentional violations.

Urban planners have also expressed concerns that increased deviations could lead to denser construction, reduced open spaces, and added strain on infrastructure in an already congested city.

Focus on practicality vs planning

The government has justified the move by stating that demolition of certain structures may not be feasible without compromising structural stability. By allowing conditional regularisation, authorities aim to address ground realities while maintaining regulatory oversight.

However, experts warn that balancing enforcement with flexibility will be crucial to ensure that the policy does not undermine long-term urban planning goals.

Conclusion

The proposed amendment to Bengaluru’s building bye-laws marks a major shift in urban regulation, offering relief to property owners while raising concerns about planning discipline. As the government seeks public feedback, the final shape of the policy will determine how effectively it balances legalisation of deviations with sustainable city development.