On August 1st, 2025, AECORD hosted a focused online session with Mr. Girish Rao, Founder of GR Consulting, to break down the recent amendments made to the RMP-2015 (Revised Master Plan) and BBMP building regulations. The event brought together architects, developers, consultants, and urban professionals for a comprehensive discussion on how these changes will shape the future of design, planning, and construction in Bangalore.
Here’s a detailed look at the major regulatory updates discussed during the session:
🏗️ Basement Setback Changes
One of the most significant updates involves increased basement setbacks, now tiered based on plot size: Earlier: Uniform 2-meter setback. Now: 3m, 4m, or 5m, depending on the site area. This change primarily affects smaller city plots (below 10,000 sq. m.), limiting the extent of basement use and reducing buildable underground area.
“Smaller sites within city limits will feel this change the most. It’s a substantial shift from earlier norms,” – Girish Rao
🌳 Parks & Open Space Reservation (OSR)
Previously applicable only to larger plots, OSR mandates are now extended to smaller developments: Residential plots < 4000 sq.m. must now reserve 15% of their land for parks and open spaces. Non-residential/mixed-use projects must reserve 10% for parks + 5% for surface parking. For developers unable to provide OSR physically: A trade-off scheme allows payment of 55% of the guideline land value, instead of space allocation.
“This will impact design layouts heavily. For smaller plots, that 10–15% is a lot to part with,” – Girish Rao
📏 Ground Coverage Reassessment
Under the new norms: Ground coverage no longer includes OSR areas. Developers must exclude the OSR portion while calculating the buildable area. This will reduce built-up footprints, particularly for compact sites where space is already a constraint.
🧱 Development Plan (DP) Approval Requirement
For plots above 10,000 sq.m.: A Development Plan approval from BDA is mandatory before building plan approval via BBMP. For plots below 10,000 sq.m.: BBMP approvals can proceed directly. This reclassification impacts project timelines, permissions, and documentation strategy
🏡Redefining the “Single Plot”
A “single plot” is now officially defined as: A contiguous, undivided land parcel with a unique property ID (PID) Below 10,000 sq.m. in size Subdivided plots without proper PID may no longer be treated as single entities, affecting eligibility for standard plan sanctions and approvals.
💰Trade-off Payment Scheme
New flexibility is introduced: Plots 2000–4000 sq.m. can either set aside 10% OSR or pay 10% of guideline value. Plots 4000–10,000 sq.m. must pay 55% of guideline value to be exempted. “This helps developers retain their layout, but adds financial load. It’s about choosing space or cost,” – Girish Rao
📉 Subdivision & Bifurcation Restrictions
To curb misuse, the new rules: Prohibit subdivision unless registered before 2025. Prevent developers from splitting land to avoid OSR or setback requirements. This move is aimed at improving planned development and reducing urban fragmentation.
🚫 No Changes to FAR or Buffer Norms
Notably: FAR (Floor Area Ratio) remains unchanged. Buffer zones around lakes, drains, and HT lines are also unchanged. STPs and driveways are still not allowed in buffer zones. “There’s some ambiguity still, but for now — no changes in FAR or buffer definitions,” – Girish Rao
🎓 Educational Takeaways
During the Q&A, Mr. Rao emphasized the importance of: Architecture students and young professionals staying updated with these amendments. Understanding how smaller plot projects will face the brunt of these changes in terms of design freedom, parking limitations, and compliance hurdles.
🗣️ In Conversation with Girish Rao: Decoding the 2025 Amendments
1.AECORD: How significant are the new basement setback norms, especially for smaller plots?
Girish Rao:
They are very significant. Earlier, basement setbacks were a standard 2 meters. Now, they’ve moved to a tiered structure 3, 4, or even 5 meters, depending on plot size. This greatly reduces usable basement space in city-limited plots, especially those under 10,000 sq.m.
2. AECORD: Open Space Reservation (OSR) is now mandated even for smaller plots. What does this mean for developers?
Girish Rao:
That’s a big shift. Residential plots as small as 4,000 sq.m. now have to reserve 15% for parks and open spaces. For mixed-use or commercial plots, it’s 10% for parks + 5% for surface parking. This reduces buildable area and impacts design flexibility.
3. AECORD: Is there any flexibility if a developer can’t provide open space on-site?
Girish Rao:
Yes. The BBMP has introduced a trade-off scheme developers can pay a percentage of the land’s guideline value instead of reserving space. For example, in the 4000–10,000 sq.m. range, one can pay 55% of the guideline value to be exempted. For smaller plots, a 10% payment option is available too.
4. AECORD: What’s changed in terms of Ground Coverage?
Girish Rao:
Earlier, the full site area could be considered for ground coverage. Now, you must exclude OSR from the coverage. That means the buildable footprint shrinks, and it’s especially challenging for architects working on tight city plots.
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