Bengaluru: Govt notifies 4.5m stilt parking , excludes floor from height cap

Bengaluru: The state government has issued a draft notification to increase the height of stilt parking from 2.4 metres to 4.5 metres in Bengaluru.

The original height limit was intentionally kept low to discourage human habitation, but the new proposal aims to create space for more vehicles by permitting stacked mechanical parking facilities.

Further, the government has excluded the stilt floor from the calculation of the building's total height, which otherwise depends on the plot size and the width of the adjoining road.

Last week, the government notified changes to the Revised Master Plan, 2015, applicable to all new and under-construction buildings within Bengaluru's local planning area.

Illegal constructions

There are fears these relaxations will lead to misuse, as the city is already witnessing illegal constructions without fear of consequences.

As per the draft, the stilt parking height can go up to 4.5 metres, nearly double the current limit. Since 2.75 metres is considered the minimum height for human habitation, both the 2015 RMP and the 2003 BBMP Building Byelaws had capped the stilt height at 2.4 metres to keep it 'non-habitable' and meant solely for vehicle parking.

Besides increasing the height, the draft excludes the stilt floor from the total building height calculation — a key factor when approving building plans. This marks a significant departure from the current rule where the stilt height is included in the total permissible height.

For instance, a 2.4-metre stilt and three floors (each 3 metres tall) would currently fall within an 11.5-metre height limit.

The draft also relaxes setback norms for buildings between 11.5 and 15 metres in height, reducing the minimum setback to 1.5 metres at the front and 1 metre on the sides and rear. This applies only to plots smaller than 4,000 square metres.

'Will trigger violations'

Suhas Ananth Rajkumar, an activist campaigning against illegal constructions, believes the draft will trigger violations.

"I foresee the stilt floors being repurposed for commercial activities after obtaining sanction plans. This is already evident in the number of commercial buildings using their basement spaces for business operations in violation of the law and their approved plans," he said.

He suggested authorities instead implement a policy requiring proof of parking at the time of vehicle purchase and ensure strict enforcement against roadside parking.