Chandigarh: In a significant departure from its traditionally restrictive planning framework, the Chandigarh administration has proposed sweeping amendments to development controls under Master Plan 2031, allowing higher density, taller buildings, and greater design flexibility across multiple land-use categories.The proposed changes mark a sharp contrast to the existing norms, which strictly prohibit any increase in Floor Area Ratio (FAR), ground coverage, or building height for commercial and institutional developments to avoid pressure on infrastructure. The new framework, however, signals a clear shift toward vertical growth and optimised land use.Introducing flexibilityAt the core of the proposed overhaul is the standardisation of maximum ground coverage up to 40% across sectors — nearly doubling limits in several categories where coverage was earlier capped at around 20%. Officials said this move aims to provide architectural flexibility while ensuring structural safety, particularly given Chandigarh’s location in Seismic Zone-IV.Among the most striking changes are those proposed for institutional pockets in Sarangpur, Dhanas, and areas near Manimajra. These zones, previously governed by low-rise, low-density norms, are set for significant densification. FAR is proposed to be increased fivefold — from 0.5 to 2.5 — while height restrictions are being relaxed from a rigid three-storey (36 feet) cap to a maximum of 30 metres. Ground coverage in these areas will also rise from 20% to 40%, effectively allowing larger and taller buildings.Easing parkingParking norms are being tightened to support this densification. A uniform requirement of 4 Equivalent Car Spaces (ECS) per 100 square metres of covered area has been proposed for high-density institutional developments, replacing older, less stringent provisions.The amendments also introduce a new framework for group housing across different development phases. In Phase-II sectors, ground coverage of up to 40% will be allowed, with building heights and FAR determined through detailed zoning plans, and a minimum height of four storeys mandated. In Phase-III and peripheral sectors, FAR is proposed to go up to 3, with heights reaching 30 metres, enabling configurations such as “stilt plus four” floors.To address parking congestion, the administration has introduced differentiated stilt parking rules. In Phase-II cooperative housing schemes, stilt floors will be exempted from height calculations to encourage parking within premises, while in Phase-III, they will be counted within overall height limits.The proposals also redefine open and community spaces within residential layouts. Developers will be required to allocate 2.5% of the total FAR for community facilities, while at least 15% of the site area must be reserved for organised green spaces with specified minimum dimensions.Facilitating commercial activityIn a major policy shift, the administration has proposed removing fixed development parameters for commercial activities such as hotels, multiplexes, and marriage palaces. Instead of rigid FAR and site size norms, these will now be governed dynamically through building rules notified from time to time, allowing flexibility in line with market needs.Relaxations for edu sectorThe education sector is also set to benefit from relaxed norms. In the Educity project at Sarangpur, FAR is proposed to increase from 1.5 to 2.5, with building heights raised to 30 metres while maintaining ground coverage up to 40%. Schools and colleges across sectoral grids will also see increased limits, with schools allowed FAR of 1.5 and colleges up to 2.0, alongside higher permissible heights.Cultural and religious sites will follow a tiered system, with stricter limits retained in Phase-I sectors to preserve heritage character, while outer sectors will be allowed higher FAR and building heights.Looking ahead, the administration has proposed a review of peripheral housing schemes, with a focus on integrating mixed land use and transit-oriented development. Several public utility services, including hospitals and police stations, will move away from rigid master plan controls and be regulated through building bylaws.Officials said the proposed amendments are aimed at enabling “planned densification” while balancing infrastructure capacity and sustainability. If implemented, the changes could significantly reshape Chandigarh’s skyline — marking a decisive shift from its low-rise legacy to a more vertical urban future.BOX: Recommended changesInstitutional densification: Ground coverage increased from 20% to 40%FAR sharply raised from 0.5 to 2.5, and height relaxed from a 3-storey (36 ft) cap to 30 metres, enabling vertical campusesParking norms tightened to 4 ECS per 100 sqmGroup housing norms:Phase-II: Up to 40% coverage, with FAR and height decided via zoning plans; minimum 4 storeys.Phase-III & periphery: FAR up to 3, height up to 30 metres, allowing “stilt + 4” buildings.Parking & open spaces: Stilt parking (clear height 7ft, 6 inches) exempt in Phase-II but counted in Phase-III. FAR 2.5% for community facilities and 15% land for green parks (min 45 ft width, 600 sq yd)Commercial deregulation: Fixed FAR (eg 1.25 for multiplexes) removed; projects now governed by flexible building rulesEducation sector: Educity FAR raised from 1.5 to 2.5, coverage up to 40%, height up to 30 metres; schools (FAR 1.5, 17.52 m) and colleges (FAR 2.0, 22.63 m) see similar relaxationsCultural/religious sites: Coverage up to 40%; Phase-I capped at FAR 1-1.25, outer sectors allowed FAR up to 2 with higher height limits
