LUDHIANA: The Punjab government’s newly implemented building regulations have ignited a heated debate in the city. While these reforms offer substantial density and parking concessions for property owners, urban planners and environmentalists caution that such changes may overwhelm the city’s aging infrastructure.
These regulations signify a shift towards “vertical growth” and “commercial flexibility,” particularly in Ludhiana’s historic and densely populated areas. The new unified rules introduce several structural modifications aimed at modernizing the urban landscape. Builders are now allowed to utilize stilt parking (open parking at ground level) to facilitate residential living on upper floors. Additionally, basements can now be classified as “habitable,” though they will contribute to the floor-area ratio (FAR) when used as living spaces instead of for storage.
In the “core areas” (the old city), commercial activities are now permitted with full ground coverage. Importantly, the government has eliminated the minimum road width requirement for these zones. Multi-story independent floors can now be legally constructed, given they obtain RERA (Real-Estate Regulatory Authority) registration and fire safety and structural integrity certifications. Property owners with adjacent plots are permitted to merge titles for larger construction, provided they incorporate rainwater harvesting and underground water storage systems.
While some residents may welcome these new permissions, officials within the municipal corporation (MC) are raising concerns. Critics within the MC warn that facilitating high-density “stilt + 4” structures on narrow roads could intensify traffic congestion and challenge the sewage and water systems, which were never designed for such demands.
The new rules also permit commercial use on residential plots for developments initiated before December 31, 2019, without necessitating official notification of the road for commercial use. Officials caution that this could lead to increased disturbances and noise in established residential neighborhoods.
Legal Resistance
This notification has faced significant pushback from civic activists, who claim the government disregarded nearly 900 formal objections during the drafting process. “These rules are detrimental to the environment. The unlimited FAR poses a serious risk. Our current infrastructure cannot support additional vehicles and higher population density in these congested areas,” stated Kapil Arora from the Public Action Committee.
Despite the requirement for 5% open space to accommodate plantations, activists argue it is inadequate to mitigate the heat-island effect caused by 100% ground coverage in core areas. Jaskirat Singh, another leading activist, mentioned that objectors were denied the opportunity for a personal hearing. Opponents plan to take their case to the Punjab and Haryana high court, citing concerns over urban livability.
