Last Updated on 6 months by ChennaiRealties
What are setback spaces?
Set Back Spaces for Building Plan Approval means the open space around the building. It’s the space across the front, sides, or rear of a plot between the building and the street alignment or boundary. The height of a proposed building, the width of the plot, and abutting road width govern the Set Back Spaces.
Why Setback Spaces?
Set Back Spaces are essential for Building Plan Approval for a healthy and organised community life. It will provide light, ventilation, and privacy to the proposed building under consideration. Neighbours will also continue to enjoy light, ventilation, and privacy. Set Back Spaces will provide space for parking vehicles. In times of emergency, the open space around the building will aid the movement of fire tenders. Also, Set Back Space may prevent a fire from spreading to neighbouring buildings.
Most importantly, Step Back Spaces have a bearing on the floor area that can be constructed.
Because, though a Floor Space Index (FSI) of 2 is allowed for Non Residential Buildings, it can be achieved only after providing for Set Back Spaces.
Norms for Setback Spaces
The Tamilnadu Combined Development and Building Rules 2019, have put in place new guidelines on Set-Back Spaces for Approval of Building Plans. The norms are different for Non High Rise Buildings and High Rise Buildings. The Non High Rise Buildings have two sets of guidelines. 1) For buildings up to 16 dwelling units or 300 square meters of commercial building. 2) for buildings exceeding 16 dwelling units or 300 sq meters of commercial buildings. Given below are the details.
1) Set Back Spaces for Non-High Rise Buildings up to 16 dwellings or up to 300 square meters of commercial building:
Front Set Back Space
| At Abutting Road Width | Front Set Back |
| Up to 9 meters | 1.5 meters |
| more than 9.0 meters to 18 meters. | 3.0 meters |
| More than 18 meters (up to 30.5 meters) | 4.5 meters |
| more than 30.5 meters. | 6 meters |
Side Set Back Space
| The Height of the Building | Plot Width | Side Set Back |
| Up to 7 meters | Up to 9 meters | 1 meter on one side. |
| Above 9 meters | 1 Meter on Either Side | |
| More than 7 meters up to 12 meters | Up to 6 meters | 1 meter on one side. |
| Above 6 Meters, upto 9 Meters | 1.5 meters on one side. | |
| Above 9 meters | 1.5 Meters on Either Side. |
Rear Set Back Space
| The Height of the Building | Rear Set Back |
| Up to 7 meters | Nil |
| More than 7 meters up to 12 meters | 1.5 meters |
2)Set Back Spaces for Non-High Rise buildings up to 18.30 meters in height, exceeding 16 dwelling units, and exceeding 300 square meters of commercial building:
Front Set Back Space
| At Abutting Road Width | Front Set Back |
| From 9 Meters Upto 18 Meters | 3 meters |
| More than 18 meters up to 30.5 meters | 4.5 meters |
| more than 30.5 meters. | 6 meters |
Side Set Back Space/Rear Set Back Space
| The Height of the Building | Side Set Back/Rear Set Back |
| Up to 7 meters | 1 Meter |
| More than 7 meters up to 12 meters | 1.5 meters |
| More than 12 Meters up to 16 meters | 2.5 meters |
| More than 16 meters up to 18.30 meters | 3 meters |
Structures that are allowed in the setback spaces in the case of Non High Rise Buildings
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- sun-shades not exceeding 0.6m.
- motor rooms of an area not exceeding 2 sq. m. each and a height not exceeding 1.8m, without affecting parking and driveway requirements.
- In the case of Non High Rise Buildings with a height of up to 9.0m, open single-flight or spiral staircase or open double-flight staircase so long as such structure does not fall within 0.50 m from the side boundary or 1 m from the rear or front boundary of the site or street alignment.
- A compound wall of a height not exceeding 2.0m
- watchman booth not exceeding 2.5m.x 2.5m x 2.5m in size at each gate and a height not exceeding 3m.
- Gate pillars without or with arches with a min. headroom clearance of 5.50m are available at least to a width of 3.5m.
- meter rooms for meter boxes or electrical panels along the boundary wall or external walls of the building with the projections not exceeding 0.60 meters from the abutting walls and the open transformer without affecting parking and drive way, subject to the safety measures stipulated by the Tamil Nadu Electricity Board
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