Architects, environmental experts raise concerns over changes in building bylaws

Architects and environmental experts have voiced concerns over proposed amendments to the J&K Unified Building Byelaws (UBBL) 2021, calling for more comprehensive public consultations before implementation.

The J&K Housing and Urban Development Department recently invited public suggestions on the proposed amendments to UBBL-2021. However, experts argue that the proposed changes are unsuitable for ecologically sensitive regions like Jammu and Kashmir and could increase the risk of disasters and urban congestion.

The deadline for submitting suggestions was January 18.

A Kashmir-based town planner, who has reviewed the proposed amendments, highlighted three critical changes: the removal of ground coverage, Floor Area Ratio (FAR), and height restrictions, which significantly impact the footprint and built-up area of buildings.

“They have also eliminated the building line in most cases, which will have serious implications for the bulk and footprint of structures. Without proper ground coverage regulations, we may lose green spaces, leading to serious disaster and fire safety issues,” he told The Tribune.

The planner also questioned the necessity of amending the bylaws so soon, stating, “Typically, bylaws are revised every 10 years. What is the urgency to amend them now?”

The Environmental Policy Group (EPG), an advocacy organisation in the Union Territory, expressed concerns over the lack of sufficient public consultation on the proposed amendments. The group warned that the changes could have substantial environmental impacts, affecting green building standards, rainwater harvesting, solar energy initiatives, waste management, and the preservation of ecologically sensitive areas.

“A thorough and inclusive consultation process is not just desirable but essential to align these regulations with environmental protection objectives,” the EPG stated.

The Kashmir Chamber of Commerce and Industry (KCCI), the region’s leading trade body, also raised concerns about the amendments’ broad implications. The KCCI noted that the changes would affect a wide range of stakeholders, including property developers, municipal corporations, urban local bodies and individual homeowners.

The trade body criticised the January 18 deadline, describing it limited timeframe for meaningful public participation. Commissioner Secretary, J&K Housing and Urban Development Department, Mandeep Kaur, couldn’t be contacted.