What are Setback Spaces?
Set Back Spaces for Building Plan Approval mean the open space around the building. It’s the Space across front or sides or rear of a plot between the building and street alignment or boundary. The height of a proposed building, 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 living.
It will provide light, ventilation, and privacy to the proposed building under consideration.
Neighbours also will continue to enjoy light, ventilation and privacy.
Set Back Spaces will provide space for parking of vehicles.
In times of emergency, the open space around the building will help movement of fire tenders.
Also, Set Back Space may prevent fire from spreading to neighbouring buildings.
Most importantly, Step Back Spaces have a bearing on the floor area that can be constructed.
Because, though Floor Space Index (FSI) of 2 is allowed for Non Residential Buildings, it(FSI) can be achieved only after providing for Set Back Spaces.
Norms for Set Back Spaces
The Tamilnadu Combined Development and Building Rules 2019, has 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 upto 16 dwelling units or 300 squaremeters of commercial buildings.
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
Abutting Road Width | Front Set Back |
Upto 9 Meters | 1.5 Meters |
More than 9.0 Meters upto 18 Meters | 3.0 Meters |
More than 18 Meters upto 30.5 Meters | 4.5 Meters |
More than 30.5 Meters | 6 Meters |
Side Set Back Space
Height of the Building | Plot Width | Side Set Back |
Upto 7 Meters | Upto 9 Meters | 1 Meter on one side |
Above 9 Meters | 1 Meter on Either Side | |
More than 7 Meters Upto 12 Meters | Upto 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
Height of the Building | Rear Set Back |
Upto 7 Meters | Nil |
More than 7 Meters Upto 12 Meters | 1.5 Meters |
2)Set Back Spaces for Non High Rise buildings upto 18.30 Meters in height exceeding 16 dwelling units and exceeding 300 square meters of commercial building:
Front Set Back Space
Abutting Road Width | Front Set Back |
From 9 Meters Upto 18 Meters | 3 Meters |
More than 18 Meters Upto 30.5 Meters | 4.5 Meters |
More than 30.5 Meters | 6 Meters |
Side Set Back Space/Rear Set Back Space
| Height of the Building | Side Set Back/Rear Set Back |
| Upto 7 Meters | 1 Meter |
| More than 7 Meters Uptp 12 Meters | 1.5 Meter |
| More than 12 Meters Upto 16 Meters | 2.5 Meter |
| More than 16 Meters Upto 18.30 Meters | 3 Meter |
Structures that are allowed in the Set Back Spaces in the case of Non High Rise Buildings
- Sun-shades not exceeding 0,6m.
- Motor room of area not exceeding 2 sq.m. each and height not exceeding 1.8m, without affecting parking and driveway requirements.
- In case of Non High Rise Buildings with height upto 9.0m, open single flight or spiral staircase or open double flight staircase so long as such structure do not fall within 0.50 m from the side boundary or 1m. from the rear or front boundary of the site or street alignment.
- A compound wall of height not exceeding 2.0m
- Watchman booth not exceeding 2.5m.x 2.5m. in size at each gate and height not exceeding 3m.
- Gate pillars without or with arches with a min. headroom clearance of 5.50m available atleast 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 meter from the abutting walls and the open Transformer without affecting parking and drive way, subject to the safety measures stipulated by Tamil Nadu Electricity Board
I have purchased one plot at Chennai I.e. not continuous area. Plot size 30×60=1920 sq.ft. I have decided to construct stilt+2 floors. Set back details required.
hi.. I have an plot of 30*80.. i.e the front area facing the road is 30 feet and length of the plot is 80 feet.. @ chennai/CMDA
Im planning to build 2BHK in Gd floor and 2*2BHK in First floor and 2*2BHK in Second floor ..
Im planning to leave 5 FT set back area in front and 5FT at rear.. 2 Ft in one side (E) and 5 Ft (W) in another side..
However my builder says.. if am leaving 5FT (E) in one side then I should not leave any space in another side (W)..
but the rule says i should leave a minimum of 5 FT in one side..
pls clarify my query
hi, we are planning to buy an apartment. the space between the apartments is 2 feets, is it ok (approved) or should it be 5 feets?? please clarufy.
We would suggest you to see the sanctioned/approved Building Plan. Satisfy yourself that the everything is as per the Sanctioned Plan. Or else please contact a professional in your area. Thanks
Hi, I have 40*60 plot on 60 ft road. As per the set back rules do i have to have 4.5 m front set back. Am I correct? 4.5 m is about 15 ft which is too high.
Please consult a professional
I’m building a house in Chennai. If I’m doing a setback violation, but Fsi achieved is within the permissible limit, will I be charged a fee
The Authorities do not have the powers to condone the Violations of Development Rules after collecting a fee. Such violations will have to be regularised by a Government Order only.For more clarifications we would request you to consult a professional in this regard.