Experts Warn of Infrastructure Strain as Karnataka Proposes Taller Buildings

BENGALURU: The Karnataka government has proposed increasing the height of high-rise buildings from the existing 15 metres to 21 metres, ostensibly to promote vertical growth. However, experts are cautioning that this move requires careful scrutiny, given the city’s strained civic infrastructure.

They have cited the recent fire tragedy in New Delhi as a stark reminder of the consequences of weak enforcement of norms. The government issued a draft notification on June 4, which has been met with mixed reactions.

Sandeep Anirudhan, the Convener of Citizens’ Agenda for Bengaluru, expressed strong reservations about the government's decision. “It appears the Karnataka government has learned little from the recent Delhi fire tragedy, which has exposed the consequences of regulatory dilution and weak enforcement,” he said. “Instead of strengthening compliance and ensuring accountability, the government is once again proposing amendments that benefit real estate interests and effectively regularise violations.”

Anirudhan further emphasized that this move could create a dangerous cycle. “Rather than enforcing planning norms in the larger public interest, the government seems to be weakening them. This creates a dangerous cycle: developers proceed on the expectation that any violations or deviations will eventually be legitimised through subsequent amendments. Such a regulatory culture encourages disregard for the law and undermines respect for planning institutions,” he added.

Bengaluru is already grappling with widespread lawlessness in urban development, characterized by inadequate infrastructure, recurring flooding, traffic congestion, pressure on water resources, and safety concerns. “At a time when stricter norms are required, the proposed amendment moves in the opposite direction by promoting greater density and reduced safeguards without corresponding investment in public infrastructure,” Anirudhan noted.

Policies that prioritize short-term commercial interests over public safety, the environment, and the city’s carrying capacity will likely lead to a deterioration in the quality of life and expose Bengalureans to hazards. “This proposed notification seeks to clarify key planning approval issues, particularly those involving A-Khata sites, family subdivision, amalgamation, setbacks, basement parking, FAR, and high-rise buildings,” said advocate Prashanth Mirle.

Mirle highlighted that the notification impacts density, infrastructure load, road width, drain buffers, fire safety, redevelopment potential, and neighbourhood planning. “Proposals relating to high-rise buildings on roads of 12 metres and above, along with revised setback, basement parking, and FAR norms, require careful scrutiny given Bengaluru’s strained civic infrastructure,” he emphasized.

The government has allowed 30 days for objections and suggestions. Both Anirudhan and Mirle insist that citizens, resident welfare associations, architects, planners, developers, and legal professionals must review the draft. “Such regulations must balance ease of approvals with safety, infrastructure capacity, environmental protection, and neighbourhood impact,” Mirle said.

On the other hand, Farook Mahmood, the Chief Managing Director of Silverline Realty, welcomed the relaxation in the height limit. He believes this move will address rising land costs and increasing housing demand. “This will enable more homes near the Metro corridor, leading to shorter commutes and less traffic pressure. For the city, this means denser, walkable neighbourhoods along transit lines. For developers, this will facilitate viable projects, and for Bengaluru, better use of land and infrastructure. One rule change created space for growth, affordability, and sustainability,” he stated.

In a related development, the state government has also relaxed occupancy certificate (OC) norms for buildings. After the government issued an order on June 6, the chief general manager of Bengaluru Electricity Supply Company Limited (Bescom) has directed chief engineers and other officials to strictly follow the new guidelines. Residential buildings – ground+3 floors or stilt parking+4 floors – constructed on plots measuring up to 2,400 square feet with an additional permissible deviation of up to 20% will no longer need to obtain OCs to get electricity connections.