The Punjab government's recently notified building bylaws have ignited a heated controversy in Ludhiana, pitting promises of urban development against stark warnings of an infrastructure collapse. The reforms, designed to encourage vertical growth and provide commercial flexibility, are seen by critics as a recipe for exacerbating the city's existing civic woes.
What The New Rules Permit
The unified building rules introduce several significant changes aimed at modernizing Ludhiana's urban landscape. A key shift is the push for vertical growth, particularly within the city's historic and densely populated core areas. Property owners and builders now have access to notable concessions.
Builders can implement stilt parking—open parking on the ground level—freeing upper floors exclusively for residential use. Basements have been granted "habitable" status, though they will be counted toward the floor-area ratio (FAR) if used for living spaces instead of storage.
In the densely packed old city or "core areas," the rules now permit commercial activities with 100% ground coverage. Crucially, the state has removed the minimum approach road width requirement for these zones. The rules also officially sanction the construction of multi-story independent floors, provided they secure RERA registration and necessary safety certifications.
Further, owners of adjacent plots can merge their titles to build larger units, conditional on installing rainwater harvesting and underground water storage systems. Commercial activity is also now allowed on residential plots in any scheme developed before December 31, 2019, without needing the road to be formally notified for commercial use.
Officials and Activists Sound the Alarm
While some residents and developers may welcome the new permissions, municipal corporation officials and urban planners are raising urgent red flags. Internal critics argue that permitting high-density "stilt + 4" structures on narrow roads will severely worsen traffic congestion.
They warn that the city's aging sewage and water lines, designed for a different era and population density, will be pushed beyond their capacity. Officials also caution that allowing commercial ventures in established residential colonies will lead to increased public nuisance and noise pollution.
The notification has met with stiff legal and civic resistance. Activists contend that the state ignored nearly 900 formal objections submitted during the drafting phase. Kapil Arora of the voluntary Public Action Committee stated, "The rules are against the environment. Unlimited FAR is a very serious concern. Existing infrastructure is simply not sufficient to handle more vehicles and a higher population density in already congested areas."
Another prominent activist, Jaskirat Singh, alleged that objectors were denied the right to a personal hearing. Critics also deem the mandated 5% open space for plantations insufficient to counter the heat-island effect caused by 100% ground coverage in core areas.
Legal Challenge and Future Implications
Opponents of the rules have confirmed plans to challenge the notification in the Punjab and Haryana High Court. They cite the direct threat to urban livability and the bypassing of democratic consultation processes as primary grounds for their legal battle.
The debate in Ludhiana encapsulates a classic urban development dilemma: the need for growth and modernization versus the imperative to sustain and upgrade essential civic infrastructure. The outcome of this conflict will set a significant precedent for urban planning not just in Punjab, but for other densely populated Indian cities grappling with similar pressures.
