Building within your sanctioned plan: setbacks, FAR and deviations

Why the sanctioned plan matters

Before construction starts, the owner applies to the local planning authority for approval of the building plan. Once approved, this sanctioned plan sets out how much you can build on your plot and where. Every later step, from the occupancy certificate to electricity and water connections, home loans and even resale, depends on the house matching that plan.

Plan approval is applied for by the property owner. Golden Homes does not take on statutory approvals, and they are not part of our construction packages, but our architects prepare the drawings and documents your application needs and design your home within the rules from day one. To understand which authority covers your plot, read our guide to BBMP, BDA and BMRDA plan approval authorities, and for the process itself see building plan approval in Bangalore.

The key terms in plain words

Your sanctioned plan is built around a few planning rules. The exact numbers depend on the authority, the zone, the size of your plot and the width of the road in front of it, so always go by the rules that apply to your property.

• Setbacks: the open space you must leave between your building and the plot boundary on the front, rear and sides. Setbacks bring in light and air, give access for emergencies and keep neighbours from being boxed in.
• Ground coverage: the share of the plot area the building can cover at ground level.
• FAR or FSI (floor area ratio): the total floor area you can build on all floors, as a multiple of the plot area. If the permitted FAR is 1.75 on a 1,200 sq ft plot, for example, the total floor area allowed would be 2,100 sq ft.
• Height and number of floors: the maximum height of the building, often linked to road width.
• Parking: the parking spaces you must provide, which may affect how the ground floor is used.

These rules work together. A plot may allow a certain FAR, but the setbacks, coverage, height limit and parking rules can stop you from using all of it in practice. That is why a good design starts with the rules for your exact plot and then works out the best layout within them, rather than starting with a dream layout and trying to squeeze it in.

Common deviations we see

Most problems do not come from huge violations. They come from small changes made during construction, often with good intentions:

• Extending rooms into the front or side setback to gain a little space
• Converting a stilt parking floor into a room or shop
• Adding an extra floor, or a room on the terrace, that is not in the plan
• Projecting balconies or sunshades further than allowed
• Changing the use of a floor, for example residential to commercial, without approval
• Building on an adjoining strip of land that is not part of the sanctioned plot

What can go wrong

Deviations from the sanctioned plan can lead to:

• Difficulty getting an occupancy certificate. Read our occupancy certificate guide to see why this matters.
• Delays or refusal of permanent electricity and water connections. See our guide to BESCOM and BWSSB connections.
• Problems with home loans. Banks check the plan and may hold back disbursement or refuse loans for buildings that do not match it.
• Penalties, notices or demolition orders from the authority for serious violations.
• Lower resale value and harder sales, because buyers and their banks check compliance.

How to avoid deviations

• Design within the rules first. Make sure your architect designs the house to fit the setbacks, coverage, FAR and height that apply to your plot before you fall in love with a layout.
• Keep the drawings on site. The sanctioned plan and the working drawings should be available to the site engineer at all times.
• Mark out carefully. Setbacks are fixed at the marking stage. Check the marking against the plan before excavation starts.
• Freeze changes early. Changes during construction are the most common source of deviation. Discuss any change with your architect before work starts on it.
• Use a written agreement. Your construction agreement should refer to the approved drawings. Our construction agreement checklist lists what to include.

If you need changes after approval

Family needs do change. If you need a different layout after your plan is sanctioned, speak to your architect before building anything different. Depending on the change and the rules, it may be possible to apply for a revised or modified plan. Do not build first and hope to regularise later. Regularisation schemes are not always available, can be costly and may not cover your change.

Questions to ask before construction starts

• Which authority approved the plan, and is the approval still valid for the period of construction?
• What are the required setbacks on each side, and have they been marked correctly on site?
• What is the permitted number of floors and height for this plot and road?
• Is the ground floor approved for parking, living space or another use?
• Are balconies, staircases and headrooms on the terrace within what the plan shows?
• Who on site is responsible for checking work against the sanctioned drawings?

Asking these questions at the start costs nothing and can save you a great deal of trouble when you apply for your occupancy certificate and utility connections, or when you sell the property years later.

Plan smart from day one

Good design makes the most of what the rules allow. Careful planning of the staircase, parking, balconies and room sizes can give you a comfortable home without stepping outside the sanctioned plan. Our guides to small plot house design and staircase design show how.

This article is general information, not legal advice. For questions about your specific property, consult the planning authority or a qualified professional. To plan a home that fits your plot and its rules, talk to our architects.

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