Table of Contents
- Introduction
- Benefits of the Premium FAR Policy
- Challenges and Concerns
- Comparative FAR Policies in Other Indian Cities
- Recommendations for Effective FAR Implementation in Bengaluru
Introduction
The government notified draft regulations proposing amendments to the premium FAR norms in the zonal regulations of the Revised Master Plan 2015 for Bengaluru’s local planning area on January 4th 2025. On February 21st, 2025, a notification was issued under Section 13-E of the Karnataka Town and Country Planning Act, 1961, revising the FAR regulations. Under the new rules, developers can avail 60% of the maximum FAR for areas with road widths above 18 meters and 40% of FAR for roads between 12-18 meters. These changes are expected to encourage vertical growth in Bengaluru, allowing developers to construct additional floors by paying a premium, thereby increasing urban density and maximising space utilisation.
Benefits of the Premium FAR Policy
The policy applies to several regions across Bengaluru, including Kanakapura, Hoskote, and Anekal in the south and Nelamangala and areas near Bengaluru International Airport in the north. This will enable developers to build taller structures, making more housing units available, which may either stabilise or reduce property prices in the long run. This will also encourage the redevelopment of older neighbourhoods into modern high-density residential hubs. Developers may offer a wider variety of apartment sizes and configurations, catering to different budget segments by creating smaller, budget-friendly units, which could improve accessibility for middle-income buyers.
For the commercial real estate sector, higher FAR in IT corridors would fuel commercial growth in areas like Whitefield, Electronic City, Manyata Tech Park, and Sarjapur Road. Flexible FAR policies in SEZs & IT parks attract more global corporations. High-density mixed-land use near metro corridors and transit-oriented developments (TOD) will reduce dependency on private vehicles, promoting public transport usage. Premium FAR charges would also generate higher government revenue, which can be reinvested in infrastructure upgrades. More commercial space would support business growth, job creation, and economic activity.
Challenges and Concerns
However, a lingering fear looms large in the minds of environmentalists, urban planners, and the public in general. It is envisaged that there would be considerable infrastructure strain with pressure on roads, public transport, water supply, sewage, and electricity. Without infrastructure upgrades, Bengaluru may struggle with congestion, water shortages, and pollution.
Additionally, more residents in high-rise buildings will mean more vehicles, leading to traffic bottlenecks. Lack of proper road expansion, public transport, and parking provisions will worsen urban mobility.
High-density developments will reduce green spaces and ventilation, increasing urban heat. Water runoff issues due to increased concrete surfaces contribute to urban flooding risks. Higher FAR increases land values, potentially pushing out lower-income residents. Unplanned FAR may lead to uncontrolled vertical growth and aesthetic challenges, leading to haphazard high-rise development that contributes to poor skyline aesthetics and overcrowding.
Comparative FAR Policies in Other Indian Cities
Different cities in India have varying FAR policies based on urban density, land availability, and infrastructure capacity. Mumbai, the commercial capital, is plagued by high land prices, severe congestion, coastal constraints, and a lack of open spaces. The city has a high redevelopment focus with an emphasis on slum rehabilitation. Commercial and IT Zones like BKC, Lower Parel, and Andheri benefit from high FAR allowances, leading to commercial expansion. Delhi, the political capital, is characterised by unequal distribution, with some areas remaining underutilised and others remaining congested. The city, on the other hand, focuses on transit-oriented growth, with high FAR (up to 5) near Metro corridors. Commercial FAR (3.5 – 5) is successful in business districts like Connaught Place in Delhi & Gurugram. Chennai supports tech-driven urban expansion to overcome challenges like Coastal zoning restrictions, waterlogging issues, and the need for better urban planning. Hyderabad uses building height restrictions instead of FAR, allowing flexible real estate development. IT Hubs like Gachibowli and HITEC City attract major corporate investments; however, unchecked high-rise growth risks infrastructure pressure. Kolkata, on the other hand, has showcased conservative growth with FAR between 1.5 and 4.0, but real estate growth remains slow. The main challenges for the city continue to be ageing infrastructure, slow development pace, and economic constraints.
Recommendations for Effective FAR Implementation in Bengaluru
To get the best out of Premium FAR Policy, Bengaluru may adopt the infrastructure-first approach, i.e. roads, drainage, and water supply must be upgraded before approving high-FAR projects. It may also incentivise green buildings with higher FAR to be linked to sustainable construction practices like rainwater harvesting and solar panels. There should be integration of parking & public transport with strict enforcement of minimum parking space norms and enhanced metro/bus connectivity in high-FAR zones. Developers should allocate a portion of high-FAR projects for low-income housing to prevent gentrification. However, some careful exclusions of uncontrolled commercialisation should be made. For example, Koramangala & Indiranagar’s rapid commercial transformation has led to traffic and parking nightmares. Moreover, environmental impact should not be ignored.
