Is Chandigarh’s Master Plan being rewritten too fast? Ten questions the administration must answer…….by KBS Sidhu

Chandigarh is more than a city. It is one of independent India’s most carefully planned urban experiments—a living example of balanced development, modern architecture and disciplined urban planning. Every change to its Master Plan therefore deserves the highest level of scrutiny.

The draft amendments to the Chandigarh Master Plan (CMP) 2031, notified on May 22, 2026, and supplemented through an addendum on May 29, propose some of the most sweeping changes the city has witnessed in decades.

They seek to significantly increase development rights by nearly tripling the permissible Floor Area Ratio (FAR) in Phase-III sectors, increasing building heights to 30 metres, raising ground coverage to 40 per cent, and expanding mixed land-use corridors from about 252 acres to 428 acres.

These are not routine planning adjustments. They fundamentally alter Chandigarh’s urban character and future growth trajectory.

The key concern is not whether development should take place. Cities must evolve. The real question is whether such transformation should occur without the procedural safeguards, scientific studies and public consultations that the Master Plan itself requires.

1. Has the Correct Legal Procedure Been Followed?

The Punjab and Haryana High Court, in its judgment dated May 29, 2026, held that the Chandigarh Master Plan is mandatory in nature and can only be amended through the same rigorous process by which it was originally prepared.

That process includes public notification, inviting objections, and consideration by a Board of Inquiry and Hearing.

If these statutory steps have not been fully followed, the legal sustainability of the amendments may come into question.

2. Where Are the Mandatory Impact Studies?

Before increasing urban density on this scale, several technical studies should ordinarily be completed and placed in the public domain.

These include:

• Infrastructure capacity assessment
• Traffic Impact Assessment
• Environmental Impact Assessment
• Seismic vulnerability analysis
• Terminal holding capacity review
• Social infrastructure assessment
• Microclimate and shadow analysis
• Heritage Impact Assessment

The absence of these studies raises concerns about whether planning decisions are being made before understanding their consequences.

3. Can Chandigarh Handle Taller Buildings Safely?

The proposed amendments permit buildings up to 30 metres in height.

However, the National Building Code 2016 prescribes additional fire safety measures for buildings exceeding 15 metres, including aerial ladder access, firefighting shafts, sprinkler systems, refuge areas and enhanced emergency response infrastructure.

A key question remains: Is Chandigarh’s fire service fully equipped to handle a city-wide increase in high-rise buildings?

4. What About Aviation Safety?

Several southern sectors fall within the influence zone of the Chandigarh Air Base.

The amendments do not explain how revised height limits align with aviation safety norms or whether approvals from the Directorate General of Civil Aviation (DGCA) and the Ministry of Defence have been fully integrated into the planning process.

5. Should Additional FAR Be Given Free of Cost?

Perhaps the most significant financial issue is that the proposed amendments appear to grant additional FAR without charging any premium.

Many neighbouring jurisdictions require developers or property owners to purchase additional development rights, with the proceeds invested in roads, drainage, water supply and public infrastructure.

If additional FAR is granted free of cost, private landowners receive a substantial increase in property value while the public bears the cost of expanding civic infrastructure.

A premium FAR mechanism could help ensure that development pays for the infrastructure it requires.

6. What Happens to Cooperative Housing Societies?

Higher FAR creates opportunities for redevelopment and additional housing within cooperative group housing societies.

Yet the draft amendments do not explain how newly created built-up area should be allocated, how new members would be inducted, or how pricing disputes would be regulated.

Without clear rules, future conflicts appear inevitable.

7. Why Different Rules for Different Sectors?

For years, Chandigarh has maintained strict restrictions on floor-wise sale of residential properties in the city’s older sectors to prevent excessive densification.

The proposed amendments now encourage higher density in other parts of the city without reviewing these long-standing restrictions.

This raises questions about consistency and equal treatment of property owners.

8. What About Chandigarh’s Villages?

The amendments focus primarily on planned urban sectors but provide little clarity regarding villages such as Kishangarh, Kaimbwala and Khuda Ali Sher.

These areas face separate ecological and planning restrictions, particularly within the Sukhna catchment.

Their future planning framework should be addressed alongside any broader city-wide changes.

9. Should Punjab and Haryana Be Consulted?

Chandigarh functions as the capital of Punjab and Haryana and sits at the centre of the Tricity region.

A substantial increase in Chandigarh’s development potential could affect surrounding urban areas including Mohali, Mullanpur and Zirakpur.

Given these regional implications, broader consultation with neighbouring states may be appropriate before final decisions are taken.

10. Was the Expert Committee Broad Enough?

The committee that recommended these amendments reportedly consisted primarily of government officials.

Urban planning of this magnitude benefits from participation by heritage experts, environmental scientists, transport planners, architects and citizen representatives.

Greater diversity of expertise could strengthen both public confidence and planning outcomes.

The Way Forward

Urban growth is inevitable, and Chandigarh must continue to evolve to meet future needs.

However, planning decisions of this scale should rest on transparent studies, legal compliance, expert consultation and meaningful public participation.

Before finalising the amendments, the Administration may consider:

• Completing and publishing all mandatory impact assessments.
• Reconstituting the expert committee to include independent specialists.
• Introducing a premium FAR policy to finance future infrastructure.
• Issuing redevelopment guidelines for cooperative housing societies.
• Reviewing property regulations across all sectors to ensure consistency.
• Consulting Punjab and Haryana on regional planning implications.
• Seeking inter-ministerial review involving the Ministries of Home Affairs, Housing and Urban Affairs, Environment, and Civil Aviation.

Chandigarh has long been admired for thoughtful planning rather than rapid expansion. As the city considers its next phase of development, the challenge is not whether to grow, but how to grow without compromising the principles on which it was built.

The decisions taken today will shape Chandigarh’s skyline, infrastructure and quality of life for generations to come.

June 28, 2026