What setbacks and easements reduce usable area across newly created parcels?

Setbacks and easements are regulatory requirements that restrict development within specified portions of a land parcel. They are intended to ensure safety, access, and utility maintenance, but they also reduce the net usable or buildable area on each subdivided lot. Understanding these constraints is essential when planning for plot efficiency and construction feasibility.

1. Front, Side, and Rear Setbacks

• Front setbacks: Required distance between the plot boundary and the main structure fronting the road. Often ranges from 3 to 6 meters in commercial zones.
  
• Side setbacks: Mandated clearance from adjacent property boundaries to allow light, ventilation, and fire safety access. Typically 1.5 to 3 meters on each side.
  
• Rear setbacks: Distance between the rear boundary and any permanent structure, generally 3 to 5 meters.
  
• Setback requirements vary based on:
  
  • Zoning classification
    
  • Plot size and frontage
    
  • Building height or floor count
    

2. Corner Plot Visibility and Road Widening Lines

• Plots at road intersections may require corner cut-offs or wider visibility triangles to preserve traffic sightlines.
  
• Road widening reservations may impose non-buildable margins along the front, reducing usable depth.
  
• These lines are often marked in master plans or notified through public infrastructure projects.
  

3. Utility Easements

• Underground utilities (sewer, stormwater, electric, telecom) require fixed-width easements where no permanent structure may be built.
  
• Typical utility easement widths range from 1.5 to 6 meters, depending on the infrastructure.
  
• Easements may run along plot edges, internal roads, or diagonally across parcels.
  

4. Drainage and Natural Watercourse Buffers

• Plots near natural drains, canals, or tanks are subject to buffer zones, usually 9 to 30 meters from the waterline.
  
• These areas must remain free from construction and may be reserved for green spaces or stormwater control.
  
• Plots adjoining these zones often experience reduced developable width or depth.
  

5. Access and Right-of-Way Easements

• Shared access ways to landlocked or rear plots impose mandatory non-buildable strips, usually 3 to 6 meters wide.
  
• These easements serve as internal circulation paths or fire vehicle routes in multi-lot layouts.
  
• Must be demarcated in the sanctioned layout and maintained as public or semi-public access routes.