‘This is worse than land pooling’: Action committee raises objections to Punjab’s draft unified building rules

The objections, which were also sent to the principal secretary, Housing and Urban Development Department, were in response to the Punjab Government’s invitation to the public to send their feedback and recommendations for the Draft Unified Building Rules.

The Draft Unified Building Rules were put forward by the Punjab Government on July 24 to encourage the construction of environment-friendly houses and offices.

“In the garb of land pooling policy, the Punjab government is all set to introduce building bylaw amendments, which can deteriorate the urban landscape of the state. I must call it Land Pooling 2.0,” said Jaskirat Singh, a member of PAC from Ludhiana’s Mattewara, and one of the signatories to the objections.

“The public notice inviting objections had come in newspapers on July 24, when Punjab was protesting against the land pooling policy. Punjab Housing and Urban Development Minister Hardeep Singh Mundian had announced these draft rules on the same day. He had highlighted that the new draft ‘Unified Building Rules’ include regulatory relaxations such as increased Floor Area Ratio (FAR) and expanded ground coverage, specifically designed to encourage green building practices across the state,” Jaskirat Singh said.

Minister Mundian on July 24 had explained that the incentives would support developers who invest in environmentally friendly construction, paving the way for sustainable urbanization while simultaneously simplifying building approvals and reducing bureaucratic hurdles.

“As people were busy in protests against the land pooling policy, they overlooked this draft as it was introduced during protests against the land pooling policy. We too caught hold of this notice only last week. On Friday, we will be delivering it by hand as well,” said Jaskirat Singh.

The committee flagged multiple provisions as problematic. The draft allows population density to rise to 900 persons per hectare, which PAC says will double crowding and increase pollution. It also permits basements to be used for habitation – a move the committee calls “dangerous in flood-prone Punjab and a serious fire hazard”.

The action committee also objected to the clause that allows up to 50 per cent of a dwelling unit to be used for commercial purposes. “This will destroy neighbourhood peace and cause congestion in residential areas. Mixed use should be limited to 10 per cent and only in planned zones,” the committee said. The objections further state that green and open space norms are flawed because fixing 25 per cent site area as open space, regardless of FAR, will reduce per-capita green cover at higher densities. Instead, open space should be defined per resident and scaled up with density, they said.

‘A flawed logic ignoring traffic load’

On the provision that links building height and FAR to approach road width, PAC said this is a “flawed logic” that ignores traffic load and emergency service access. The group also opposed allowing self-certification of building plans for structures up to 21 metres, warning that it will “weaken oversight and invite misuse in high-rise projects”.

The action committee also highlighted fire safety concerns. “The fire brigades in Punjab cannot handle super-tall towers. Unlimited heights will create unmanageable risks. High-rise permissions must be tied to certified fire-fighting capacity, evacuation plans, and disaster readiness,” the committee stated.

Unlimited FAR and ecological issues

The committee accused the government of ignoring environmental and infrastructural carrying capacity. “The draft does not assess whether rivers, drains, and groundwater can handle added sewage, waste, and demand. Without such studies, unlimited FAR and increased density will lead to ecological disaster,” PAC members remarked.

PAC also criticised the procedural aspects of the consultation. “This is worse than land pooling. Objections have to be submitted by August 22 at the Mohali office, and no prescribed email has been given. The draft is in English only, as if it has been designed for England. Where is the ‘Punjabi first’ slogan of Punjab CM Bhagwant Mann? Such an important policy can’t be understood by people who are not comfortable with the English language. This seems to be a conspiracy to favour developers and realtors,” said Kuldeep Singh Khaira, another PAC member.

Other demands

The committee has demanded the withdrawal of unlimited FAR and height provisions, reduction in density norms based on carrying capacity studies, ban on habitable basements, restriction of commercial use in residences to 10 per cent in planned zones, fire safety compliance before allowing high-rises, definition of open space on a per capita basis, and extension of the objection deadline by at least 30 days.

“Punjab’s cities cannot be planned for profiteering. These rules must ensure liveability, green cover, and cultural balance, not turn towns into concrete jungles,” said Kapil Arora, another PAC member.

Mundian, on July 24, had said the move aims to simplify and standardise building regulations across the state. He described the proposed rules as “user-friendly, transparent and future-oriented,” designed to reduce red tape and make building approvals easier for residents and developers. According to Mundian, the unified bylaws will end confusion caused by multiple regulations and bring uniformity for all development authorities and municipal bodies. He had also mentioned that the draft had been prepared after consultations with stakeholders, including architects, builders, and urban planners.