What setbacks must be maintained during construction?

Setbacks are the minimum open spaces required to be maintained between the building and the property boundaries or roads. They are mandated by building bye-laws, municipal regulations, and planning authorities to ensure safety, ventilation, privacy, access, and fire prevention. The required setbacks depend on the type of building, plot size, road width, usage, and number of floors.

1. Front Setback

• The front setback is the space between the main building façade and the front boundary abutting the road.
  
• Its purpose is to allow for:
  
  • Pedestrian movement
    
  • Utility lines
    
  • Aesthetic elevation visibility
    
  • Vehicle turning and landscaping
    
• Typically increases with road width and building height. For example, a commercial building along a 30-foot road may require a 10–20 ft front setback.
  

2. Rear Setback

• The rear setback is the open space between the rear boundary and the building line.
  
• Ensures:
  
  • Cross-ventilation
    
  • Emergency access
    
  • Separation between adjacent plots
    
• Usually smaller than front setbacks but is critical in residential and multi-unit projects, especially for natural lighting.
  

3. Side Setbacks

• Side setbacks are spaces between the building and the left and right plot boundaries.
  
• Important for:
  
  • Fire escape access
    
  • Privacy from adjacent buildings
    
  • Service duct installation (in apartments or commercial buildings)
    
• For corner plots, one side may require a larger setback if it faces a street or secondary access road.
  

4. Setbacks Based on Plot Size and Building Height

• Authorities prescribe setbacks depending on:
  
  • Plot size category (e.g., less than 100 sq. m, 100–300 sq. m, 500+ sq. m)
    
  • Number of floors or total height of the structure
    
• High-rise buildings (above 15 meters or as per local codes) require larger setbacks on all sides for fire safety and structural integrity.
  

5. Minimum Setback Standards (Illustrative)

While local codes vary, a typical example might include:

• Front: 3–6 meters
  
• Rear: 2–4 meters
  
• Side: 1–3 meters (each side)
  

In commercial zones or industrial layouts, these could be revised based on plot frontage, access needs, and function.

6. Corner Plot and Road Widening Adjustments

• Setbacks are redefined if the plot is:
  
  • A corner plot (requiring corner rounding)
    
  • Facing proposed road widening zones (extra buffer may be imposed)
    
• Setback must be calculated after road widening reservation, not from the current road edge.
  

7. Fire Safety and High-Rise Setback Norms

• For buildings above a certain height threshold (e.g., 15 m or 24 m), fire norms demand:
  
  • Increased open space for fire tender access
    
  • Peripheral setbacks of 6 to 9 meters
    
• Must comply with National Building Code (NBC) or local Fire Department guidelines.
  

8. Impact of Basement or Stilts on Setbacks

• If the building includes a basement or stilt parking, setback rules may apply to:
  
  • The plinth line
    
  • Entry/exit ramp alignment
    
• Authorities may allow projections, ramps, or utility ducts within a limited setback area under special conditions.
  

9. Exceptions and Relaxations

• Certain plots may qualify for relaxations if:
  
  • Located in congested or old built-up areas
    
  • Fall under redevelopment or regularization schemes
    
• In such cases, setbacks may be adjusted through special permissions or impact fees.
  

10. Verification and Approval

• Setbacks must be approved by:
  
  • Municipal Corporation or Urban Development Authority
    
  • Verified during building plan sanction
    
  • Subject to on-site inspection before Occupancy Certificate (OC) is granted