Tamil Nadu Raises Non-High-Rise Height Limit to 19.5m

Tamil Nadu has revised its building regulations, raising the maximum permissible height for specified non-high-rise buildings from 18.3 metres to 19.5 metres.

The amendments also ease parking requirements for IT offices, revise commercial land-use provisions along wider roads and allow additional development options in Chennai's restricted aquifer recharge area, subject to prescribed conditions.

Tamil Nadu Raises Non-High-Rise Building Height Limit

The amendments to the Tamil Nadu Combined Development and Building Rules, 2019, were issued on October 26, 2026.

The revised provisions cover specified non-high-rise buildings, institutional buildings and transport terminals, while retaining applicable road-width, floor space index (FSI), setback and other planning requirements.

The changes may give developers greater design flexibility and improve land-use efficiency.

Vivek Rathi, national director of research at Knight Frank India, said the revised rules could support more efficient urban development through changes to building design, office parking and commercial land-use restrictions.

Office Parking Requirements Relaxed

The revised rules introduce new parking requirements for information technology offices, IT-enabled services and bioinformatics centres.

These establishments must provide one car parking space for every 75 square metres of floor area and one two-wheeler parking space for every 50 square metres.

The two-wheeler requirement has been reduced from one space for every 25 square metres. The change could free up space within commercial developments and reduce the need for extensive podium and underground parking facilities.

Commercial Development Allowed Along Eligible Roads

Sites in designated residential and primary residential zones that abut and have access from roads at least 12 metres wide may qualify for commercial zoning under specified conditions.

The change could create additional opportunities for offices and mixed-use development in established parts of Chennai.

Rohan Sharma, senior director of research and REIS at JLL, said the amendments could unlock greater value from eligible plots in residential areas. He noted that Chennai's office market faces a shortage of quality supply despite sustained demand.

More Development Options in Chennai's Aquifer Recharge Area

The revised rules increase the permitted height for specified non-high-rise residential and commercial buildings in Chennai's restricted aquifer recharge area from nine metres to 14 metres. The six-dwelling-unit limit remains applicable to the covered category.

The change could permit an additional floor in some developments previously limited to ground-plus-one construction, subject to the relevant conditions.

The area includes designated localities along Chennai's southern coast, where development is regulated to protect groundwater reserves.

Also Read: Tamil Nadu Unveils ₹2,883 Crore Plan to Rebuild 12,648 Flats

High-Rise FSI Rules Remain Unchanged

The amendments do not change permissible FSI for high-rise buildings. FSI remains 2.0 for roads measuring 12 metres wide, 2.5 for 15-metre roads and 3.25 for 18-metre roads. Maximum plot coverage remains 50%.

The revised provisions also strengthen accessibility requirements for persons with disabilities, elderly people and children.

Compliance is mandatory before a completion certificate is issued. Most new residential buildings must also provide electrical wiring for electric vehicle charging at car and two-wheeler parking spaces, subject to specified exemptions.

Also Read: PM Modi Opens Chennai Metro Phase II Stretch in Tamil Nadu

Key Takeaways

• Height limit: Specified non-high-rise buildings can reach 19.5 metres, up from 18.3 metres.
• Office parking: IT establishments must provide one car space per 75 square metres and one two-wheeler space per 50 square metres.
• Commercial zoning: Eligible residential-zone plots on roads at least 12 metres wide may qualify for commercial use.
• Aquifer recharge area: The permitted height for specified buildings increases from nine metres to 14 metres, subject to conditions.
• FSI: High-rise FSI limits remain unchanged.

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