New building norms in Telangana: Structures 21 metres and above now classified as high-rises

Hyderabad: As per the latest amendments to the Telangana Building Rules, 2012, buildings in the state measuring 21 metres or more in height will now be classified as high-rise structures.

The new rules also focus on easing construction norms and expanding the use of Transferable Development Rights (TDR) to provide greater flexibility for developers while ensuring planned urban growth.

The changes, issued through GO 95, dated March 21, aim to rationalise TDR utilisation, relax setback norms and redefine building categories, particularly in urban areas.

High-rise redefined at 21 metres

One of the key amendments is the revision of the definition of high-rise buildings, with anything above 21 metres would now be called high-rise structures.

However, non-occupiable structures such as chimneys, cooling towers, lift rooms and water tanks are excluded from height calculations.

TDR mandatory for mid-sized plots

For plots ranging between 750 sqm and 2,000 sqm, the government has made it mandatory to use TDR for constructing buildings with heights between 18 metres and 21 metres, subject to parking and other regulatory compliance.

Setback relaxations allowed via TDR

The amendments also allow relaxation in setback requirements through TDR:

- Non-high-rise buildings: Setback relaxation permitted while maintaining minimum road widening norms

- High-rise buildings: Up to 10% relaxation in permissible setbacks allowed

- A minimum 7-metre setback must be maintained on all sides

Flexibility for master plan road changes

In cases where master plan roads are altered, reduced, or removed, developers now have two options:

Pay applicable development or conversion charges, or

Submit an equivalent TDR instead of such charges

Additional floors linked to road width

The government has permitted additional floors in plots above 2,000 sqm, based on the adjoining road width:

- Up to 3 additional floors on 40-ft roads

- Up to 4 additional floors on 60-ft roads

- Up to 5 additional floors on 80-ft roads

These are subject to TDR utilisation and clearances from fire, airport, and other authorities.

Revised TDR loading for high-rises

The norms for TDR loading in high-rise buildings have also been updated:

10–20 floors: 3% of the built-up area above 10 floors to be met through TDR

Above 20 floors: 5% of the built-up area above 20 floors through TDR

Additionally:

50% TDR must be submitted at the building permission stage

Remaining 50% before Occupancy Certificate

Push for planned urban growth

The government said the amendments were introduced after reviewing stakeholder representations and are aimed at balancing development needs with regulatory oversight.

The revised rules will come into effect upon publication in the Telangana Gazette.