Draft Zonal Regulations Of The Revised Master Plan-2015 Of Bengaluru And Greater Bengaluru (Amendment) Regulations 2025

The Karnataka Urban Development Department (UDD) issued an amendment notification, dated 5^th January, 2026, which relaxes the setback norms for small residential plots (measuring up to 4000sq.m) by amending the Revised Master Plan (RMP), 2015. Under the amended framework, the development authority has introduced differentiated measurements based on the plot size.

Revised Framework

For small plots measuring 60 sq. m, the regulations significantly ease the setback norms. The front setback has been reduced to 0.7 m, while side setbacks of 0.6 m are permitted on either side. Notably, no rear setback is required for plots falling under this category.

In the case of plots up to 150 sq. m, the front setback is prescribed at 0.9 m, along with a rear setback of 0.7 m on one side boundary. The notification also introduces a uniform height restriction which caps the maximum permissible building height at 12 m for plots up to 250 sq. m. Additionally, it mandates that setback areas must remain free from hard paving, ensuring adequate rainwater percolation and groundwater recharge.

Further, for the plots exceeding 250 sq. m and up to 4,000 sq. m, setback requirements are proportionately linked to the plot dimensions. The front setback must be 12% of the site depth, while the rear setback is fixed at 8% of the site depth. Similarly, side setbacks of 8% of the site width are required on both sides. In the case of larger plots which exceed 4,000 sq. m, the regulations prescribe a minimum setback limit of 5 m on all sides, irrespective of plot dimensions. Further, the norms allow for the construction of an open staircase within the setback area for plots measuring up to 750 sq. m.

Implication of the Revised Framework

The primary objective of the amendment is to remove long-standing ambiguity, particularly for small and mid-sized plots. Under the RMP, 2015, setback requirements were determined through percentage-based calculations linked to the plot’s depth and width, a method that often proved complex and inconsistent in its application.

Under the revised framework, these percentage-based calculations have been replaced with fixed setback measurements expressed in metres for residential properties covered by the notification. This shift brings greater clarity and predictability which allows the homeowners to utilise a larger portion of their plot for built-up space and plan their residential space accordingly.

Taking into account the city’s persistent traffic congestion and parking constraints, the amendment also permits the use of mechanised parking systems, including hydraulic and lift-based vehicle stacking arrangements. This move enables more efficient parking solutions within limited urban footprints.

From a sustainability perspective, the amendment urges groundwater replenishment by stipulating that setback areas must remain free of hard paving, thereby facilitating natural rainwater percolation. In addition, the regulatory responsibility of liability during construction of basements has been clearly reinforced in the revised framework. Building owners are now directly accountable for ensuring the structural safety of adjoining and shared buildings during basement construction, while the construction of basements is expressly prohibited in areas identified as flood prone.

Thus, while the revised framework eases regulatory burdens and unlocks greater usable space for homeowners, it also transfers significant responsibility onto individual builders and owners, keeping in mind which, UDD has issued the draft notification to invite suggestions from the affected parties in the lieu of this amendment.