‘Punjab’s cities could soon become urban slums’: Activists, residents question amended Unified Building Rules

The draft of the rules was released on July 24, inviting objections within 30 days. Sources revealed that the Local Government Department received over 900 objections from citizens and organisations. Despite this, the amended rules were cleared by the Cabinet.

According to the amended rules, the permissible height for low-rise buildings has been increased from 15 metres to 21 metres, and “stilt + four floors” (S+4) construction is now permitted in new licensed colonies on plots of a minimum 250 sq yards, provided a 50-foot-wide road is available.

However, residents fear that higher Floor Area Ratio (FAR) and densities of up to 900 persons per hectare could worsen congestion. Many warn that if such dense construction is permitted, Punjab’s cities could soon resemble “urban slums”.

‘Our objections hardly heard’

Jasinder Kaur Sekhon, a Sangrur-based activist who had earlier submitted objections to the government in August, said, “It seems that our objections were hardly heard as they passed the laws. I have also written to the CM Bhagwant Mann on Tuesday, expressing my deep disappointment over not being heard.”

In her email to the chief minister, she wrote, “I wish to draw your kind attention to the grave concern prevailing among residents across Punjab regarding the recently approved Amended Unified Building Rules, 2025. It is with deep disappointment that we note the manner in which these amendments appear to have been framed and adopted, reflecting an absence of due diligence, vision, and public interest.”

She added, “It is particularly distressing that the drafting committee for these amendments included officers whose conduct and credibility are already under question, as one officer has a pending State Vigilance inquiry and another is also reportedly under vigilance scrutiny. Entrusting the future of Punjab’s urban planning to such individuals raises serious apprehension about the integrity and objectivity of the process, which is visibly reflected in the regressive nature of these amendments.”

Sekhon claimed that the over 900 objections were “summarily disregarded”.

She said, “Residents of Ludhiana, Sangrur and Patiala had submitted detailed written objections to the Local Govt. department. A public hearing was duly convened by the then Principal Secretary, Local Government, who had assured that the impugned provisions would not be incorporated. Regrettably, these very provisions have now been reintroduced — a move that reflects both defiance and insensitivity to genuine public concerns.”

Urban planning and climate change

Highlighting environmental and urban planning issues, Amarjot Singh Gill, retired DGP (CRPF) and a Patiala resident, said, “Climate change is a huge issue facing us, and urban planning and growth have to ensure proper lighting, air, and ventilation in our houses. Increasing the permissible height and FAR militates against this basic principle.”

“These Rules are being notified without any environmental study of impact on clean and sufficient air and light, garbage disposal, water logging, traffic and population density, parking requirements, green areas etc. These Rules will lead to an increase in the already existing urban chaos.” Gill was among many Patiala residents who had lodged their objections before.

Environment activist Samita Kaur said, “The amendments, as framed, lack technical soundness and foresight. They appear tailored to serve vested interests rather than advancing planned urban development or safeguarding the public interest. The people of Punjab, especially the urban middle class and small property owners, stand to suffer immeasurably from these ill-conceived changes.”

Sources said even the Chief Secretary, Punjab, had raised objections to some clauses, but “these were overlooked and none of the Ministers raised any issue during the meeting, and the matter was placed before the Cabinet where the ministers, with barely ten minutes’ notice, gave their nod to the agenda — a process inconsistent with the transparency and deliberation expected in matters of such far-reaching consequence.”

‘Stilt parking welcome move’

While activists have criticised the move, some experts have welcomed certain provisions. Sanjay Goel, an architect and former director of Ludhiana Smart City Ltd., said, “The Punjab government’s decision to allow stilt parking in upcoming new residential buildings is a very welcome step, but it must be implemented in full spirit as parking issues have become a serious concern in residential areas.”

He said, “With this provision, residents can easily add a lift, if required, along with the stair block, while utilising the rest of the ground floor for parking. Otherwise, the streets are filled with vehicles, and at many places, even the available road space is insufficient.

He added, “While the government’s move to allow self-certification by architects is commendable, building owners must strictly adhere to construction bylaws to make cities more liveable and better organised.”

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