Whereas the draft to amend the zonal regulations of Revised Master Plan-2015 of the local planning area of Bengaluru and Greater Bengaluru, in exercise of the powers conferred under Section 13-E of Karnataka Town and Country Planning Act, 1961, which the Government of Karnataka proposes to make was published in Notification No. UDD 235 MNJ 2025 (E), dated: 11.11.2025 in part-IVA of the Karnataka special Gazette dated: 11.11.2025 inviting objections and suggestions from all persons likely to be affected thereby within thirty days from the date of its publication in the official Gazette.
And whereas the said Gazette was available to the public on 11th November, 2025 and whereas the objections received have been considered by the State Government.
Now therefore, in exercise of powers conferred by the section 13-E of the Karnataka Town and Country Planning Act, 1961, (Karnataka Act 11 of 1963), the Government of Karnataka hereby makes the following regulations, namely:-
Regulations
(1) Title and commencement. -
(1) These may be called the Zonal Regulations of the Revised Master Plan-2015 of Bengaluru and Greater Bengaluru (Amendment) Regulations 2025.
(2) They shall apply to all existing buildings which have proposals for modification and all new constructions including ongoing constructions for which plan approvals and modified plan approvals are to be granted.
(3) They shall come into force from the date of their final publication in the official Gazette.
(2) Amendment of "Chapter 3.0"-
In Chapter 3.0: REGULATIONS APPLICABLE TO ALL ZONES-,
a) Clause (ii) & (iii) under regulation 3.1 SETBACKS shall be substituted as below:
ii. For all types of building with total height up to 12.0m, excluding the stilt floor, the setbacks shall be calculated as per Table 8.
iii. Table 9 shall be referred to buildings which are more than 12.0 m in total height, to fix the setbacks (to be read with clause 8.1 (a) (iii)). However, for buildings located on plots not exceeding 250 sq.m in area and with a height up to 15 m (including the stilt floor), the setbacks shall be determined as per Table 8.
b) Table 8 and the entries thereunder shall be substituted as below: Table 8: Setbacks for buildings with total height upto 12.0 m (excluding stilt floor)
(i) For plot area up to 4000.0 sq.m
| Sl. no. | Site Area (in Sq.m) | Setbacks (in m) | |||
| Front Side | Rear Side | Left Side | Right Side | ||
| 1 | Up to 60 | 0.75 | - | 0.60 m on any one side | |
| 2 | Above 60 upto 150 | 0.90 | 0.70 | 0.70 m on any one side | |
| 3 | Above 150 upto 250 | 1.0 | 0.80 | 0.80 | 0.80 |
| 4 | Above 250 upto 4000 | 12% of the depth of site | 8% of the depth of site | 8% of the width of site | 8% of the width of site |
(ii) For plot area above 4000 sq.m: minimum setback of 5.0m on all sides shall be insisted.
c) In Sl.no.1(i)(a) of Table 9 the following shall be substituted:
"For all types of buildings in plot area above 250 sq.m and up to 4000 sq.m"
d) After Table 9 the following shall be inserted as Note:
Note: -
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For plots upto 250sq.m in area, the maximum permissible building height shall be12.0m excluding the stilt floor.
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The dwelling units and habitable rooms shall comply with the lighting and ventilation requirements specified in the building bye-laws and areas where not specified in the building bye-laws, clause 20 of the Part 3-Development Control Rules and General Building Requirements of National Building Code, 2016 shall be complied with.
g) In regulation 3.10 Ramps
a) In clause (i) for the numerical and letter “2.0 m” following shall be substituted. -
“2.0 m or setback whichever is less”
b) After clause (ii) the following shall be inserted. -
(iii) in case of plot area upto 1000 sq.m the ramp may be allowed upto the common property line.
h) In regulation 3.10 Ramps the following shall be inserted after clause (ii)
iii) (a) In case basement is permitted as mentioned under clause 3.9 (x) without providing ramps for entry and exit of vehicles, mechanized and hydraulic equipment for ascension & descension of vehicles shall be provided at owner's risk for vehicular parking in the parking floor/basement floor.
(b) The platform that carries vehicles for ascension & descension for parking in such basement floor shall be of a minimum size 3.0m x 5.5m.
iv) The number of ramps required for access to and from parking floors or basements shall be provided as specified below, except in cases where a car lift or elevator is installed in accordance with Regulation 3.9 (x).
| Sl. no. | Number of parking | Minimum clear width & No. of Entry & Exit Ramps |
|---|---|---|
| 1 | Up to 25 | 3.5 m wide, 01 ramp |
| 2 | Up to 200 | 3.5 m wide, 02 ramps or 6 m wide, 01 ramp |
| 3 | Up to 400 | 3.5 m wide, 04 ramps or 6 m wide, 02 ramps |
| 4 | Up to 800 | 3.5 m wide, 06 ramps or 6 m wide, 03 ramps |
| 5 | Above 800 | 3.5 m wide, 08 ramps or 6 m wide, 04 ramps |
(3) Amendment of Chapter 4:
In chapter 4-REGULATIONS FOR MAIN LAND USE ZONES:
a) In regulation 4.1 RESIDENTIAL (MAIN), under 4.1.2 after Table-10 ii) Notes: for clause (b) the following shall be substituted.-
“(b) if the road width is less than 9.0 m., then the maximum height is restricted to 15.0m (including stilt floor) irrespective of the FAR permissible”.
b) In regulation 4.1 RESIDENTIAL (MAIN), under 4.1.2 after Table-10 ii) Notes: for clause (c) the following shall be substituted. -
“(c) In Ring III: on plot size above 360 sq.m and upto 750 sq.m apartment consisting of maximum of 8 dwelling units may be permitted and in plot area above 750 sq.m apartment may be permitted.
In Ring I, II & III: on plot size above 200 sq.m and below 360 sq.m apartment consisting of maximum 6 dwelling units may be permitted.
Provided, in Ring I & II on plots of size 360 sq.m and above, apartment may be permitted.
In all the above cases minimum road width shall be 9.0 m.
c) In regulation 4.5 MUTATION CORRIDORS, in table 15, plot size for sl.no.1 & 2, “12000 sq.m” shall be substituted as “10000 sq.m”.
d) In regulation 4.7 INDUSTRIAL I (GENERAL), table 16 shall be substituted as below:
| Sl no | Size of the plot (sq.m) | Ground cover | FAR | Setback | |
| Setback Front | Rear and sides | ||||
| 1 | Upto 500 | 75% | 1.50 | 12% of depth of site | 8% of the depth/width of site" |
| 2 | Above 500 upto 1000 | 60% | 1.25 | 4.50 | 4.50 |
| 3 | Above 1000 upto 3000 | 50% | 1.00 | 6.00 | 6.00 |
| 4 | Above 3000 | 45% | 1.00 | 10.00 | 8.00 |
By Order and in the name of the Governor of Karnataka
(RAJESH S. SULIKERI)
Under Secretary to Government
Urban Development Department.
To
43 05/01/2026
The Compiler, Karnataka Gazette, Bengaluru, with a request to publish the Notification in the Extra-ordinary Gazette.
Copy to:
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The Chief Commissioner, Greater Bengaluru Authority, Bengaluru.
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The Commissioner, Bengaluru Development Authority, Bengaluru.
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The Metropolitan Commissioner, Bengaluru Metropolitan Region Development Authority, Bengaluru.
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Commissioners of all city corporations within Greater Bengaluru Authority jurisdiction.
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Director of Town & Country Planning, M.S. Building, Bengaluru.
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Town Planner Member, Bengaluru Development Authority, Bengaluru.
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Chief Town Planner, Greater Bengaluru Authority, Bengaluru.
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Metropolitan Planner, Bengaluru Metropolitan Region Development Authority, Bengaluru.
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Director General of Fire and Emergency Services, Bengaluru.
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Section Guard File/ Extra copies.