Summary: This Blog discusses the 2025 amendments to the Zonal Regulations of the Revised Master Plan-2015, focusing on recalibrating spatial planning regulations to balance development intensity with urban design considerations. The revised setback formulae offer flexibility for smaller plots, retention of fire safety and percolation standards, demonstrating the government’s commitment to ensuring safety and environmental safeguards within an otherwise liberalised framework.
Introduction
The Government of Karnataka has promulgated the Zonal Regulations of the Revised Master Plan-2015 (Amendment) Regulations 2025[1], substantially altering building construction, setback requirements, and parking provisions in Bengaluru and Greater Bengaluru. This blog examines the key amendments and practical implications for property owners and developers. These regulations will apply to all building modifications, new constructions, and ongoing projects requiring plan approvals across the region.
Key Amendments to Setback Requirements
The amendments introduce substantial changes to setback requirements through a system based on plot area, representing a departure from the previous regulatory approach.
The revised matrix prescribes setback requirements across five plot size categories, as per Table 8 of the regulations[2]:
Plots up to 60 square meters[3]: 0.75 meter[4] front setback, no rear setback required, and 0.60 meter on any one side.
Plots above 60 up to 150 square meters: 0.90 meter front setback, 0.70 meter rear setback, and 0.70 meter on any one side.
Plots above 150 up to 250 square meters: 1.0 meter front setback, 0.80 meter rear setback, and 0.80 meter on both sides.
Plots above 250 up to 4000 square meters: 12% of site depth for front setback, 8% of site depth for rear setback, and 8% of site width for both side setbacks.
Plots exceeding 4000 square meters: Minimum five meters setback required on all sides.
Critical Conditions and Limitations
Setback requirements are relaxed for smaller plots, subject to certain important conditions discussed herein. Plots up to 250 square meters have a 12-meter height limit (excluding stilts) to protect neighbourhood character and safety. All dwelling units must meet lighting and ventilation standards, as per building byelaws or the National Building Code, 2016. Open staircases are allowed in setback areas for plots up to 750 square meters.
Development Rights (DR)/ Transfer of Development Rights (TDR) and Premium FAR apply to plots of up to 250 square meters on roads that are greater than or equal to nine meters wide, enabling density bonuses where infrastructure allows. Buildings that are 15-21 meters high (including stilts) must comply with National Building Code fire and life safety requirements. Setback areas must remain unpaved for rainwater percolation and sustainable drainage.
Basement Setback and Ramps Requirements[5]
The amendments regulate basement construction and mechanical parking systems. For plots up to 4000 square meters, the minimum basement setback is 2.0 meters or as per Table 8/ Table 9 requirement, whichever is lesser, preventing excessive excavation near boundaries. Property owners must ensure the safety of the neighbouring property during construction or while repairing any damage.
Mechanical parking systems (lift, computerised, or hydraulic) allow basement or upper-floor parking without ramps in plots up to 6000 square meters, requiring only a dedicated staircase. Plots exceeding 6000 square meters require at least one six meters clear width ramp plus the car lift, minimum driveway width of five meters for mechanical systems and three meters for conventional parking.
Ramp setback is two meters or the applicable setback, whichever is lesser. For plots up to 1,000 square meters, ramps may extend to the common property line[6]. The regulations establish graduated requirements for entry and exit ramps in parking floors and basements (excluding car lift facilities), based on parking capacity[7].
Residential Zone[8]
These amendments establish a density control system, linking permitted dwelling units to plot size, metropolitan ring location, and infrastructure capacity.
Where road width is below nine meters, building height is capped at 15 meters (including stilt floor), regardless of applicable FAR, ensuring that the development intensity aligns with road infrastructure capacity.
The amendments prescribe dwelling unit limits by Ring Road-wise and as per the plot size (All subject to minimum nine metre road width):
Ring III[9]:
360-750 square meters: maximum eight units
Above 750 square meters: unlimited units
Rings I, II & III:
200-360 square meters: maximum six units
Rings I & II[10]:
360 square meters and above: apartments permitted
Industrial Zone Amendments[11]
Industrial I (General) zones have undergone revisions, introducing updated development parameters that vary based on plot size. For plots measuring up to 500 square meters, the regulations permit the highest development intensity with 75% ground cover and 1.50 FAR, whilst setbacks are calculated as percentages of site dimensions — 12% of depth for front setbacks and 8% for rear and side setbacks.
As plot sizes increase, the regulations become progressively more restrictive to ensure appropriate spatial buffers. For plots measuring 500-1000 square meters, the regulations allow 60% ground cover and 1.25 FAR with uniform 4.50-metres setbacks. For larger plots measuring 1000-3000 square meters, ground cover is limited to 50% and 1.00 FAR with 6.00-metres setbacks on all sides. For plots measuring above 3000 square meters, there are stringent requirements of 45% ground cover, 1.00 FAR, 10.00 metres front setbacks, and 8.00-metres rear and side setbacks.
This tiered approach reflects planning objectives to optimise land use efficiency on smaller industrial sites, whilst ensuring that larger developments maintain substantial spatial buffers for operational safety, circulation, and environmental mitigation purposes.
Conclusion
The Zonal Regulations of the Revised Master Plan-2015 (Amendment) Regulations 2025 recalibrate Bengaluru’s spatial planning framework, balancing development flexibility with safety, environmental sustainability, and infrastructure capacity. Key amendments include graduated setbacks based on plot size and building height, permitted mechanical parking systems with safeguards, and calibrated residential densities according to location and infrastructure availability. Whilst the amendments provide regulatory clarity and flexibility, they do not override fundamental compliance obligations under applicable building laws and town planning legislation.
[1] Notification bearing No. UDD/235/MNJ 2025(E), dated 5 January 2026, issued by the Urban Secretary, Urban Development Department, Government of Karnataka in exercise of the powers conferred under section 13-E of the Karnataka Town and Country Planning Act, 1961.
[2] Urban Development Department, Zonal Regulations of the Revised Master Plan-2015 (Amendment) Regulations 2025, bearing No. UDD/235/MNJ 2025(E), Government of Karnataka, Regulation 2 (b), (5 January 2026).
[3] Square meters
[4] Meters
[5] Notification bearing No. UDD/235/MNJ 2025(E), Supra, Reg. 3.9.
[6] Notification bearing No. UDD/235/MNJ 2025(E), Supra, Reg. 3.10
[7] Ibid
[8] Notification bearing No. UDD/235/MNJ 2025(E), Supra, Table 10 Reg 4.1.
[9] Bengaluru Development Authority, Revised Master Plan 2015, Ring III – Areas lying beyond the Outer Ring Road but with the Local Planning Authority.
[10] Bengaluru Development Authority, Revised Master Plan 2015, Ring I – Areas lying within the core Ring Road; Ring II – Areas lying between the Core Ring Road and the Outer Ring Road.
[11] Notification bearing No. UDD/235/MNJ 2025(E), Supra, Table 16 Reg 4.7