Chandigarh: The city, which was designed to grow in carefully defined phases, is now preparing to make room for its next growth cycle. The Chandigarh Heritage Committee on Thursday gave the proposed Master Plan 2031 amendments a conditional green signal, paving the way for more housing, greater industrial flexibility and higher-density development in parts of Chandigarh — while keeping Sectors 1 to 30 firmly under the existing planning regime.The approval, however, comes with a crucial planning safeguard. Before the amendments are implemented, the UT administration will undertake requisite infrastructure-gap and traffic-management studies and frame detailed bye-laws based on their findings.The committee, chaired by chief secretary H Rajesh Prasad, deliberated at length on the proposed changes. Finance secretary/secretary, urban planning, Diprava Lakra made a detailed presentation covering the proposed changes in residential development, industrial areas, FAR, parking, vacant sites and later phases of the city.Addressing the committee, Prasad said Chandigarh’s planning framework needed to evolve in a “balanced and responsible manner” to meet changing requirements while safeguarding its unique architectural and heritage identity.Lakra told the committee that no changes had been proposed in Phase I, comprising Sectors 1 to 30, thereby retaining the existing planning framework in the original city.For Phase II, Lakra explained that the provision of stilt parking would be available only for newly-constructed govt flats. The proposal is intended to address parking requirements while maintaining the planning balance and heritage character of the city.For Phase III, the proposed amendments seek to make more efficient use of vacant residential land. Existing structures currently have an FAR of 1.2 and a permissible height of 22.6 metres. For vacant sites, the proposed FAR is 3.0, with a permissible height of up to 30 metres (98 feet 5 inches), including stilt.Vacant group-housing pockets can also be developed up to eight storeys, against the existing provision of up to six storeys.The presentation also highlighted a major proposed residential development in Pocket 7 near Maloya, where 178 acres have been proposed for residential use. The tentative density is 250 persons per acre, although the final density could vary depending on the category of dwelling units, including LIG, MIG and HIG.A similar calibrated approach has been proposed for the IT Habitat. Lakra explained that high-rise development could not be taken up there because of restrictions communicated by the Ministry of Environment, Forest and Climate Change in 2022 over the potential disturbance to migratory birds because of high-rise buildings near the sanctuary.The IT Habitat can consequently be developed through plotted/flatted development for effective development and optimum utilisation of land.For Manimajra Pocket 6, development of stilt plus five floors has been recommended. The proposal takes into account dense development in adjoining Mauli Jagran, Shivalik Enclave and the Housing Board scheme in Sector 18, Panchkula, and seeks to keep development in consonance with its immediate surroundings.Industrial areas to get greater flexibilityLakra also briefed the committee on proposed changes in the industrial areas, which can give industrial property owners greater flexibility to modernise and utilise their premises.Enhanced FAR/covered area would be extended to both architecturally controlled industrial buildings and those governed by zoning parameters. FAR for industrial buildings has been proposed at 2, irrespective of plot size.The proposed framework also envisages a shift from architectural controls towards zoning-based regulation, while allowing greater flexibility through fragmentation of industrial plots.Mixed land use has been proposed for vacant non-industrial plots in Industrial Area Phase III. The proposals are aimed at responding to changing requirements of Chandigarh’s industrial and commercial establishments while retaining planning controls.In Phase II, vacant land in the Sector 43 Sub City Centre has also been proposed for mixed land use.What’s coming up nextThe next step will be approval of the committee’s minutes by the administrator, after which the amendments will be sent to the Ministry of Home Affairs, a senior UT official said.The administration will, meanwhile, undertake the requisite infrastructure-gap and traffic-management studies before the amendments are operationalised. Prasad had earlier told TOI that a consultant would be appointed for an exhaustive infrastructure-gap assessment.Studies will determine the detailed parameters and help ensure that the proposed additional development is matched by adequate roads, parking and civic infrastructure.What changes across ChandigarhPhase I — Sectors 1 to 30— No change proposed— Existing low-rise and heritage character protectedPhase II — Sectors 31 to 47— Stilt parking only for newly constructed govt flats— No change in private housing— Enhanced FAR for public/semi-public buildings— Vacant area in Sector 43 Sub City Centre proposed for mixed land usePhase III — Sectors 48 to 63— Enhanced FAR for public/semi-public buildings— Vacant group-housing pockets: up to 8 storeys against existing provision of up to 6— TOD parameters to be finalised after consultant-led studyIndustrial areas— Enhanced FAR/covered area for industrial buildings— FAR proposed at 2, irrespective of plot size— Greater flexibility for architecturally controlled and zoning-based buildings— Mixed land use proposed for vacant non-industrial plots in Phase III— Industrial plot fragmentation proposedPeriphery— Enhanced FAR for public/semi-public buildings— Residential FAR for IT Habitat, Maloya and other pockets to be decided after detailed study— Infrastructure and ecological considerations to guide development
