On\u00a0August 1st, 2025<\/b>, AECORD hosted a focused online session with Mr. Girish Rao<\/b>, Founder of GR Consulting<\/b>, to break down the recent amendments made to the RMP-2015 (Revised Master Plan)<\/b> and BBMP building regulations<\/b>. 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.<\/p>\n
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Here\u2019s a detailed look at the major regulatory updates discussed during the session:<\/p>\n
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.<\/p>\n
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\u201cSmaller sites within city limits will feel this change the most. It’s a substantial shift from earlier norms,\u201d \u2013\u00a0Girish Rao<\/i><\/p>\n???? Parks & Open Space Reservation (OSR)<\/h3>\n
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.<\/p>\n
\u201cThis will impact design layouts heavily. For smaller plots, that 10\u201315% is a lot to part with,\u201d \u2013\u00a0Girish Rao<\/p>\n
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.<\/p>\n
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<\/p>\n
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A \u201csingle plot\u201d 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.<\/p>\n
New flexibility is introduced: Plots 2000\u20134000 sq.m. can either set aside 10% OSR or pay 10% of guideline value. Plots 4000\u201310,000 sq.m. must pay 55% of guideline value to be exempted. \u201cThis helps developers retain their layout, but adds financial load. It\u2019s about choosing space or cost,\u201d \u2013\u00a0Girish Rao<\/p>\n
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.<\/p>\n
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. \u201cThere\u2019s some ambiguity still, but for now \u2014 no changes in FAR or buffer definitions,\u201d \u2013\u00a0Girish Rao<\/p>\n
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.<\/p>\n
1.AECORD<\/b>: How significant are the new basement setback norms, especially for smaller plots?<\/i><\/p>\n
Girish Rao<\/b>:
\nThey are very significant. Earlier, basement setbacks were a standard 2 meters. Now, they\u2019ve 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.<\/b><\/p>\n
2. AECORD<\/b>: Open Space Reservation (OSR) is now mandated even for smaller plots. What does this mean for developers?<\/i><\/p>\n
Girish Rao<\/b>:
\nThat\u2019s 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\u2019s 10% for parks + 5% for surface parking. This reduces buildable area and impacts design flexibility.<\/p>\n
3. AECORD<\/b>: Is there any flexibility if a developer can’t provide open space on-site?<\/i><\/p>\n
Girish Rao<\/b>:
\nYes. The BBMP has introduced a trade-off scheme developers can pay a percentage of the land\u2019s guideline value instead of reserving space. For example, in the 4000\u201310,000 sq.m. range, one can pay 55% of the guideline value to be exempted. For smaller plots, a 10% payment option is available too.<\/p>\n
4. AECORD<\/b>: What\u2019s changed in terms of Ground Coverage?<\/i><\/p>\n
Girish Rao<\/b>:
\nEarlier, 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\u2019s especially challenging for architects working on tight city plots.<\/p>\n
https:\/\/www.grcindia.net\/<\/a><\/p>\nProfessional Onboarding<\/h3>\n