In a significant move aimed at helping small-plot homeowners build legally without sacrificing usable space, the Karnataka government has proposed sweeping amendments to the city’s building regulations under the Revised Master Plan (RMP) 2015. The draft changes ease setback requirements, modernise parking rules, and overhaul basement norms — reforms officials say will simplify compliance and reduce unauthorised constructions across Bengaluru.
The urban development department (UDD) issued the draft notification on November 11 under the Karnataka Town and Country Planning Act, 1961, inviting public objections within 30 days. The amendments will apply to new constructions, ongoing projects, and existing buildings seeking modification approvals within the Bengaluru and Greater Bengaluru planning areas.
Simplified setback norms for small plots
One of the most impactful changes is the relaxation of setback norms, which currently pose major challenges for homeowners with 30×40 sites. According to Tushar Giri Nath, additional chief secretary of UDD, the existing rules are outdated and difficult to comply with.
“When regulations are too complicated or unrealistic, people are pushed into illegal constructions. By simplifying them, we’re helping small-plot owners who cannot afford to lose buildable area, while ensuring better ventilation and compliance,” he said.
Officials note that many houses fail to receive Occupancy Certificates (OCs) because they cannot meet the rigid setback standards.
Under the proposed rules, setbacks will now be linked to building height and site area. Buildings up to 39.4 ft in height — excluding the stilt floor — will follow the relaxed setback standards. These norms will also apply to plots measuring up to 1,614 sq ft with a height limit of up to 49 ft.
In contrast, larger sites above 43,055.6 sq ft must maintain a minimum setback of 5 metres (16.4 ft) on all sides.
Small-plot owners gain another advantage from a clarified rule: for plots up to 1,614.5 sq ft, the maximum permissible height is 39.4 ft, excluding the stilt level.
The draft also allows open staircases within setback areas for plots up to 8,072.9 sq ft. All structures must comply with National Building Code (NBC) 2016 standards related to ventilation, lighting, and fire safety.
Major changes to basement regulations
Basement rules — long considered restrictive and impractical — have been substantially revised. The minimum basement setback will now be either the building setback or 2 metres (6.5 ft), whichever is lower. This relaxation is expected to benefit small sites where basement construction was previously unfeasible.
However, owners must ensure that excavation does not compromise the structural integrity of adjacent buildings. Any damage caused must be compensated by the property owner.
Basements will continue to be prohibited in low-lying or flood-prone areas identified by the authorities.
Updated parking rules to support modern systems
To address growing urban mobility demands, the draft modernises parking provisions. Mechanised and hydraulic parking systems will now be allowed in both basements and upper floors.
For plots up to 64,583.4 sq ft, car lifts may be installed in place of traditional ramps, enabling better utilisation of space. Larger plots, however, must retain at least one 6-metre-wide ramp for accessibility and emergency movement.
All parking facilities must include natural ventilation, power backup systems, and strict adherence to NBC fire-safety norms.
In line with sustainable planning, the draft mandates that setback spaces remain pervious to allow rainwater percolation — discouraging concrete or paved surfaces.
Public responses invited within 30 days
The UDD has opened the draft for public feedback. Residents, architects, developers, and civic groups may submit objections and suggestions to the additional chief secretary, UDD, at Vikasa Soudha within 30 days from the date of notification.
Conclusion
The proposed reforms mark one of the most comprehensive overhauls of Bengaluru’s building regulations in recent years. By easing rigid norms while reinforcing safety and sustainability standards, the state government aims to strike a balance between practical construction needs and urban planning principles. If approved, the new rules could significantly reduce non-compliance and reshape the city’s small-plot housing landscape.