More FAR in Bengaluru Will Worsen Civic Woes: Supreme Court
Bengaluru's urban development landscape is facing increased scrutiny as the Supreme Court raises concerns that the permission for premium Floor Area Ratio (FAR) will exacerbate existing civic problems. A bench comprising Chief Justice Surya Kant and Justice Joymalya Bagchi voiced apprehension that allowing more multi-storied buildings on narrow roads would strain civic amenities.
The observation comes in the wake of the Karnataka High Court dismissing petitions challenging the April 2, 2025, notification amending the zoning regulations. This cleared the path for the Greater Bengaluru Authority (GBA) to fully implement the premium FAR mechanism. The amendment to Section 18-B of the Karnataka Town and Country Planning Act of 1961 allows authorities to permit additional FAR during building construction. As per the amended regulation, an additional 0.4 FAR can now be sanctioned above the basic permissible FAR, depending on the width of the abutting road and other planning norms.
The Supreme Court's worry centers on the potential strain on infrastructure. The court suggests that while developers may sell attractive visions to prospective flat buyers, the reality of overburdened civic amenities looms large. This includes the capacity of roads, water supply, sewage systems, and other essential services to support a denser population.
The High Court's decision in December 2025 allowed landowners and developers to purchase additional buildable space in the form of premium FAR. Tushar Giri Nath, Additional Chief Secretary, Urban Development Department, stated that this marks the first time civic bodies in the city can formally sell premium FAR, leading to a new revenue stream for urban development while enabling higher-density construction in suitable zones across the city. The GBA anticipates generating around ₹2,000 crore annually through this initiative, which will support infrastructure and civic enhancement projects across the city.
According to the approved guidelines, applicants can obtain up to 0.4 additional FAR, with the permissible limit depending on the width of the adjoining road. Municipal bodies will calculate the premium payable at the building fee intimation stage, and approvals will be granted once all statutory fees are settled.
However, concerns remain about whether the revenue generated will sufficiently address the infrastructural demands created by increased construction. The Supreme Court's statement highlights the need for a balanced approach to urban development, ensuring that economic gains do not come at the expense of citizens' quality of life.
The Karnataka High Court has upheld revised FAR rules for Bengaluru, allowing up to 60% more buildable area and enabling taller buildings. The move is expected to boost redevelopment, attract TDR usage and accelerate real-estate growth across key corridors. Experts note that the revised norms will accelerate modernisation of Central Bengaluru, where older buildings are likely to be replaced with taller, efficient structures.
