Reviewing Rationalising and Redefining Development Controls for Promoting Sustainable Urban Development

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1. .?Reviewing ?Rationalising ?and Redefining Development Controls for Promoting Sustainable Urban Development

?????????????????????????????????????????????????????????????????????????????????????? ?????????????Jit Kumar Gupta*

[email protected]

Introduction

Under the impact and influence of? industrialization, migration, globalization and rapid addition to populations majority of nations , representing growing economies, are urbanizing rapidly. Estimates made by? UN ?have placed 55% global population ?currently living in urban areas , which is projected to ?be 68% by the year 2050. Estimates also state that global urban population increase, between the year 2014-2050, will be of the order of 2.5 billion out of which India’s share has been placed at 404 million. ?Addition of large proportion of ?population ?to urban areas? is likely to enlarge? not only? size/volume of the existing cities but ?will lead to numerous new cities coming up on urban canvas. Large increase in population will also usher an era of rapid growth and development of cities, both planned and unplanned. As the speed and race for urabanisation picks up, majority of the cities within and outside India, will face crisis in terms of; ever rising densities, increased congestion, ?massive haphazard and unplanned development, ?limited availability of developed land ?and rising land values besides challenges posed by? environment, ecology, infrastructure, climate change, global warming,? safety against natural and manmade disasters, flooding etc. These challenges are likely to adversely impact the efficacy, efficiency, productivity and operational efficacy of urban areas.

Considering the fact that urban areas are known to be drivers of economy, growth and development of any nation; generators of major proportion of employment; providers of best infrastructure and services besides being centers of innovations and technologies; emerging urban? crisis/ challenges facing cities and towns, as? defined above, have to be met, both rationally and realistically, in order to enable urban areas, play their designated role in the physical, social, economic and environmental emancipation.? ?In order to empower urban settlements to? meet these? crisis /challenges ?effectively, realistically and efficiently, urban areas need to rationally planned, logically developed and effectively managed. Studies made by UN have said genesis of major urban problems related to irrational growth and development ; ?challenges posed by traffic & transportation; exclusion of majority of urban population from having access to the basic services; mushrooming of slums and shanty town and fast deteriorating quality of life for major proportion of urban population, can be largely attributed to lack/absence of ?quality physical planning in these centres.? Studies ?made have also revealed that cost of unplanned development, far exceeds the physical and economic losses in urban settlements and? suggested ?that genesis of prevailing ?major urban ills/issues has roots in the ?neglect and low-priority accorded to planned development of urban centers. Accordingly, for emancipating urban centres and making them more operationally efficient, productive, inclusive and livable, ?cities and towns need ?to be effectively planned, rationally developed and ?professionally managed.

Globally, it has been recognized that land ?remains at the core of urban development and its optimum utilization remains central/critical for promoting planned urban ?growth ;rationalizing development of urban centres; ?raising resources? for urban development; making urban centres more productive, effective, efficient, livable, sustainable and providers of optimum quality of life ?besides ?ensuring construction of quality built environment and making provision of appropriate

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level of basic services/infrastructure in urban settlements. According,? land resource needs to be rationally, objectively, effectively planned, designed and ?managed to make urban centres better places to live and work.

?Studies made globally? have also ?revealed that optimum utilization of land and rational development of? urban areas primarily and essentially, depends upon and ?remains contingent ?upon the quality, efficacy and efficiency of Developmental Controls made applicable in any settlement. According Developmental Controls put in place in any urban settlements ?have to be ?carefully/thoughtfully framed for rationalizing and achieving the objectives of ?promoting ?planned/ sustainable development of urban areas and making built environment qualitative and supportive of environment, ecology and natural resources.

Defining Development Controls;

Impacted by massive addition to human population; ever rising urabanisation, increased migration, growing human-led activities and fast emerging globalisation, cities and towns in Urban India, are undergoing large scale physical ?growth/expansion and ?economic development. Globally, it has been recognized that, human-led? growth and development always remain marked by dualities and contradictions, having both positivity and negativities. In order to make? urban growth/development sustainable, it becomes essential that? process and product involving? urban growth and development must be made rational, considering the larger public interest. The objective of sustainability? in ?urban development can be achieved/ushered only through putting in place? an effective and transparent ?system, based on checks and balances, under which all ?existing negativities are removed and all ?available positivities are promoted and incentivized. In order to achieve the agenda of rational growth, mechanism of? Development Controls have been? considered by experts, professionals and researchers, as a valuable option for promoting planned development and making? buildings qualitative? in urban areas.

As the name suggests, Development Controls? means and involves, defining principles ,processes, rules, regulations and tools, ?which can ?be effectively and efficiently leveraged to ?regulate, rationalize, promote ?and manage the planned development in any area/settlement and eliminate all options of ?unplanned /haphazard growth and development besides ensuring the construction of? quality and sustainable buildings. Accordingly,? Development Controls involve and include, numerous? components like; Regulating physical development; preparing zoning plans, determining land uses; granting ?permission for development; permitting change of land use; ?permitting sub-division of ?land; demolition of old buildings & construction of new buildings; defining procedures; appeal, enforcement for permitting/refusing development and construction of buildings ?etc.

Looking at the numerous components, implications, processes and objectives involved, Development Controls have been defined differently/distinctly? by different scholars, researchers and authors. Few of these definitions have been reproduced below; ?

·?????? Development Control is the process; that regulates the development and use of land. This includes ?the construction of new buildings; ??extension of existing ones and the change of use of buildings or land to another use.

·?????? ?Development controls ?are defined as the; ?mechanism through which entire process of urban development is regulated for achieving the objective of promoting overall benefit of the society and? creating a distinct image of the city.? It includes? guiding the development; use of land; curbing misuse of land; promoting rational and orderly development of built environment.

·?????? ?Development Control Regulations(DCR) refer to set of rules and regulations that guide urban development in cities and towns. It refers to the rules and policies that govern land use planning; development permissions and building controls.

·?????? Development Control?means the process enacted by the responsible planning authority, assessing and deciding on the compliance of the development, requests for constructions and works or constructions, with the approved planning, development and development control documents, the construction code and the applicable laws requirements

·?????? ?Development Control ?means the process of managing or regulating the carrying out of any works on land or making of any material change in the use of any land or structures and ensuring that operations on land conform to spatial development plans as well as policy guidelines, regulations and standards issued by the planning authority from time to time in order to achieve a purposeful utilization of land in the interest of the general welfare of the public.

Looking critically and objectively at the? definitions given above , it can be understood and appreciated that; Development Control ?remain central and ?integral part of ??the urban planning and development process and ?provide valuable tool for? implementing the ?development plans at the local level. These Controls also ensure? that? existing/future development patterns of urban centres will conform to the approved Development Plan; ?providing a distinct character to? the city; promoting optimum use of ?urban land resource; eliminate overcrowding of? buildings on the land and people in the buildings; bring order ?to the? built environment and make it qualitative and ?sustainable. Since Development Controls include and involve, power to grant permission; regulate the development? and manage the construction of buildings, accordingly, these Controls must have ?appropriate ?legal backing and having a designated authority, having power ?and authority to ?grant/refuse permission; control the development and punish the ?violators, besides having power to frame/review/redefine the controls, rules and regulation governing the urban ?development and construction of buildings, as and when required.

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Typologies of Development Control

Looking at the entire gamut of urban development, large variety of Development Controls have been made applicable in ?various ?urban settlements to regulate and rationalize its growth and development. However, prominent? Development Controls, which have been used for? preparing and implementing the Master Plans /Development Plans /Local Area Plans and? promoting? the planned and? orderly growth of the built environment at the city level, can be enumerated in terms of;

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·?????? Land Sub-Division Controls; Land Sub-division Controls remains the most valuable and important control for regulating the ?sub-division of land, promoting planned development and bringing order to development of the city. These controls remain the major determinant of quality of life, quality of built environment and rationalizing traffic and transportation in the urban areas.? Accordingly, such controls need to be defined with care and caution. These controls include and involve; defining proportions/norms and standards of land under different uses- housing, commercial, open spaces, roads, public amenities etc.; and remain responsible for promoting sustainable development; making ?urban development energy efficient ; planning raw land? that promotes public health and safety; defining? standards for? public utilities and services; making? provision for proper water, sewerage, and drainage; set standards and create a network of streets for rational traffic /transportation etc..

·?????? ?Land Use Control; These controls define; the uses which can be permitted under different categories provided in the development plans; uses which are prohibited? and uses which can be permitted , based on? fulfillment of certain pre-conditions. These controls also define? compatible? land uses under which different uses can be mixed? besides non-compatible land uses where? contradictory uses cannot be permitted/allowed to be juxtaposed for? reasons of health, safety, pollution, noise , environment etc. These controls have major implications because it regulates the pattern of development, ?quality of life and quality of environment in any local area. ??

·?????? ?Zoning Controls; Having genesis and origin in America, Zoning Controls are known as most potent weapon, which? have been leveraged for promoting planned development in urban areas. In this control, urban area of city is divided into different/distinct districts to regulate the pattern of development; uses which can be permitted in different zones, way people can use land ; way ?individuals/developers can erect, construct, reconstruct, alter, or use buildings and structures in each district along with their height, number of stories, and size of buildings and other structures; percentage of the area of the building lot that may be occupied at different levels; location and use of buildings, structures; character of the district and its suitability for particular uses; ?extent to which people can develop land for a permitted use; defining setback for different sites ?etc.

·?????? Density Controls; Density control regulates the intensity of development, pattern of growth and remains major determinant of population and number of houses ?permitted in any area. Population density is? defined as number of persons per unit area whereas ?Housing density is defined as number of housing or dwelling units/per unit area and accordingly regulate the number of ?houses/population ?which can be housed in any area/ building. Density control? helps in avoiding over-crowding in any area besides rationalising distribution of population in ?the city/area and working out amenities to be provided in terms of ; open spaces, roads, schools, community centers, shopping , healthcare etc. ?Density control is used for differentiating ?area into High/ Medium /Low density; ?defining? planning? area in terms of plot size with large size plots provided in low density area and? small size plots in high density zones. Density Controls ?facilitate; proper layout; making provision of public amenities and services and its spatial distribution; ensuring ?adequate light and ventilation in built environment for creating healthy environment and stabilizing the land values in any area/city.

·?????? ?Floor Area Ratio, Floor Area Ratio, remains the most potent development controls in the hand of development authorities, to regulate and define ?the intensity and? pattern of development in any area. FAR/FSI are known as major determinant of use of land. Higher FAR/FSI? leads to higher built up area whereas lower FAR/FSI leads to creating smaller built up area, without making any change in ??the? area of plot. It? is also used for determining the price of a given piece of land. FAR/FSI is generally sold by the authorities for raising resources? by permitting additional built space on a given plot of land. FAR/FSI, is also related with land uses. All commercial zones have higher FAR/FSI as compared to residential , industrial and institutional development. City centres are known to have higher FAR/FAR due to? lesser land , ?need for higher built up area commanding? higher land values. This control has the capacity to define the typology of development /buildings in a given area. Higher FAR/FSI invariably leads to high rise structures whereas lower value makes an area/building low rise. In case of cities/areas having limited supply of land but large development pressure,? such areas need to have higher values of FAR/FSI, to create large volume of built space and make it denser. Island nations like Singapore? have? leveraged the ?mechanism of,’ ‘limited land, unlimited space’, to create large volume of built space on the available land. New York city is known to permit higher values of FAR/FSI to create large? built up area and high rise buildings. However, FAR/FSI has to be defined with care and caution, due to its numerous implications in terms of ??population that can be housed in an area. Higher FAR has to be supported with higher order of basic and essential infrastructures/services; wider roads, large area under parking, availability of large open spces etc. ?

• ?Height Control; ?Height control? has implications in determining the typology of buildings ?for ensuring that air, light and ventilation is not adversly impacted in any area/zone. Height control? is used for regulating/fixing the height, volume and cubicle contents of the buildings. ?Restriction on height of building depends on consideration of? urban design , nature of buildings, type of use zone? ?prevailing climatic conditions, available width of road? and considerations of air, light and ventilation, Buildings with uniform height helps in improving the street picture/ urban design, regulating land values in a given area. Height, setbacks in buildings? and FAR/FSI remain positively related. However, buildings with more height must be provided with large setbacks? to ensure adequate ?air, light and ventilation . More the height of building , ?lesser ?should be the ground coverage, to provide more open space at ground and having ?larger space for parking. Prime objectives of height control is to ensure; adequate day-lighting in/around the building; managing traffic and to provide space for disaster management.

·?????? ?Ground Coverage Controls; Ground coverage is?? primarily and essentially ?used for regulating the ?opens paces ?to be provided at the ground level within a given plot, for meeting the? requirement of parking and ensuring air, light , ventilation within/outside buildings. Highrise buildings are known to have lesser ground coverage, accordingly? ground coverage and FAR remain negatively co-related.? Ground coverage also remains? negatively related with setbacks provided within the building. Larger setbacks ?invariably lead to lower ground coverage. Ground coverage also remain closely linked to parking to be provided? within a given plot. Ground coverage also? remains contingent upon? the use of plot area at the ground level. Higher ground coverage? always remains important for all category of buildings, for the reason it helps in making optimum use of space available at the ground level which commands highest premium. It also helps in determining? area under basement when extent of basement is limited to ground coverage. However, ground coverage needs to be specified considering the need of providing other amenities at the lower level including space for parking/public sitting; area under landscaping etc.? ???

• ?Set Backs? Controls; ?Setbacks are defined as? margins or open spaces ?left in any plot of land where no construction is permitted. Despite the fact the ?land contained in setbacks belongs to the owner? no construction is permitted in the area. Setbacks have been valued, as part of development controls ,for the reasons that; setbacks promote urban design of area/ street picture by bringing uniformity ; ensure adequate air, light and ventilation within/among buildings; create additional space for parking; provide green spaces/open spaces/landscape area; protect?? residents from street noise/ traffic; promote privacy for the residents; reduce? danger of fire from spreading ; provide space for laying services and widening the public roads, without damaging the buildings. Number of setbacks can be at variance? within a building. Maximum ?number of setbacks ?in a plot can be four. Building with? 4 setbacks are known ?to be ?detached buildings; ?whereas building with 3 setbacks is known as Semi- Detached buildings and buildings with 2 setbacks area known as terraced building. Number of. setbacks remain positively related to size of plots. Larger the plot, more are the setbacks and larger remain the depth of such setbacks. Setbacks also remain contingent upon the size of plot; covered area to be permitted at ground level; ?for meeting the requirement of fire safety; height of the building to be permitted; floor area ratio to be defined. etc.

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Chandigarh Experiment with Development Controls;

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Chandigarh capital city has been? valued? as a laboratory, for its innovations in the domain of the art and science of planning and designing ?cities and quality built environment. Credit for Chandigarh, emerging as one of the finest examples of urban planning ,has its genesis in innovative and qualitative Development Controls put in place in the city. Despite having no Master Plan? with legal backing, Chandigarh has been able to promote and achieve highest order of planned development and usher an era of quality built environment, by simply leveraging the mechanism of the Development Controls. Entire land? of the Chandigarh Capital city has been subjected to different Development Controls. These Controls have been made applicable , both ?within and outside the city to control , regulate and manage the growth and development, within/outside the city. Development Controls outside the city were? made operational through, ‘The Punjab New Capital (Periphery) Control Act,1952’. Act aimed at;

·?????? Protecting capital city? Chandigarh against haphazard, unplanned and sub-standard development in the peri-urban area.

·?????? Providing land, free from all encumbrances? for future expansion of the city (stage-II).

·?????? Eliminating growth of slums on the? fringe of the city

·?????? Meeting daily needs of the city- food, milk, vegetables etc.

·?????? Preserving? rural character of the area falling within periphery

·?????? Harmonising the growth and development of the city and periphery.

Periphery controlled area? initially notified was restricted to 8Kms belt around the city but later on, in the year 1962, was extended to 16kms, considering the likely impact of development of large defense and industrial projects.? ?However,? Periphery Control worked, very effectively and efficiently till the year 1966. However, periphery lost its role, importance and? relevance due to re-organisations of the State of Punjab in 1966, into states of? Punjab and ?Haryana with hill areas going to Himachal Pradesh and Chandigarh becoming union territory; leading to ?periphery ?getting ?divided ?into states of Punjab (75%), state of Haryana (22% )with only 3% area left with Chandigarh.

Within the city Development Controls put in place, to control, regulate and promote the use of land and regulate/manage ?the construction of buildings were defined in the Zoning Plans evolved for different sectors of the city and the Building Bye-laws, put in place for the city to regulate the planning, designing and ?construction of buildings. Intensity of Development Control varied with location of the buildings. Buildings?? positioned? along major axis (Margs) , all commercial buildings and residential buildings located on commercial streets were subjected to stringent Controls. All commercial areas were controlled through detailed designs provided by Capital project office , where permission way ?given to make internal changes without? making any change in the ?fa?ade/outside elevations including materials and opening provided in the architectural control sheets. Stringent design controls were made applicable in the City Centre (Sector 17) and Sub-City Centres (Sector 34 & Sector43). Buildings located along major axis were placed under, ‘Area of Special Architectural Interest’, where absolute Architectural Controls and Zoning Controls were made applicable in terms of Skyline, fa?ade,? ground/total coverage, defining edges of buildings, height, use of material, openings and Architecture.

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?Based on the study made and analysis carried out ?Development Controls made applicable in the Chandigarh capital city ?include;

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·?????? Zoning controls; Zoning Controls remains the most potent development control weapon in the armory of the Chandigarh Administration, which has been wielded and used innovatively and extensively to?? regulate, control and manage the planned development and built environment in the city. Zoning Controls and Architectural Controls, have jointly contributed to make city and its buildings unique, qualitative and universal.

“Chandigarh Building Rules (Urban) – 2017 have defined ?Zoning Plan in terms of;

Zoning Plan” shall mean the numbered plan signed by the Chief Administrator and kept in his office defining the layout of any numbered sector/ pocket of the Master plan of Chandigarh showing the streets, boundaries of building plots, open spaces, position of protected trees or other features, and showing in colour or by other means the specified land-use, building lines, permissible heights of buildings, site coverage and such other restrictions on the development of land or buildings as may be prescribed, provided such plans can also be prepared for individual buildings and stand-alone sites.

Looking at the definition, it can be observed that zoning plan remains inclusive of all the development controls? essential for regulating and rationalizing the orderly growth and ?development of any city. Zoning plan? not only regulates and rationalizes the planning of all the sectors/? neighborhood into plots of land, streets, open spaces but also define? land use, site coverage, setbacks, permissible height , ground coverage etc. of all the plots carved out in the sectors.

·?????? Full Architectural Control; Full Architectural Controls have been ?made applicable to all commercial buildings and residential houses ?located along shopping street V4, considering the need to eliminate the misuse and abuse of such buildings? besides considering the role and importance of Shopping Street in defining the character of the Sector. Complete Architectural Controls for the residential houses along V4 included? controls? relate to; . ?defining building lines; height ; building materials, and? design of the? building? envelop detailed in the standard design prepared for such buildings. In case of commercial buildings including shop-cum-flats, booths etc. Complete Architectural Controls included, providing complete detailed design of? commercial buildings.

·?????? Defining System of Construction & Architectural Treatment; This Control has been made applicable to all? buildings/commercial buildings falling in City Centre(Sector-17), Sub-City Centers(Sectors 34& 43) and commercial buildings positioned along V2 Avenues. However, in case of? commercial buildings constructed in the City Centre, the Development Controls also include; defining the grid ; ?total ?height; shuttering pattern on concrete;? system of glazing to be provided behind columns; treatment of fa?ade; making provision of a public corridor. Development Control covered the? treatment of? building exterior/ building envelop with? ?interior space left to the discretion of the owner for planning.

• Design Control; The Design control has been ?made applicable to? the specialized buildings not covered by the aforesaid controls. Design of the building ?covered under the Control is to be prepared by a qualified architect in consultation with and ?within the framework ??prepared ?by the Chief Architect. to maintain architectural standard in the area. In case of? Petrol Pumps and Cinemas , standard design was provided by the Department of Architecture, which has been followed at all the sites carved out within Chandigarh
• Architectural controls; This Control is made applicable to residential buildings ?located along the important areas like Uttar Marg and ?residential plots backing along ?the leisure valley, which runs from North- South covering different residential sectors of the city, in order to ensure that no haphazard and unplanned development should come up along the leisure valley.
• Frame control; If commercial buildings were covered under the Development Controls,?? all residential buildings other than falling along the shopping street, leisure valley and major roads, were also were regulated by the development Controls. While construction on? larger plots was? regulated by? Zoning Plans, construction on? Marla category of residential plots was regulated by Frame Control, considering the? nature of such plots being terraced having shared common walls? with adjoining plot owners. Considering? large number of? residential plots falling in the Marla category, ?having area up to 250 sq. yards? and below, Frame Control emerged as the most important control in the city, defining its street picture/urban design/ fabric and architecture in the? residential neighborhoods.? Evolution? of Frame Control has genesis? in the extremely poor/substandard kind of architecture created in the initial stages of the city development due to plots having different ownership with only zoning regulating the construction of buildings. Looking at the emerging haphazard pattern of construction of buildings, having no common framework , it was thought prudent to bring such plots within the ambit of Frame Control, Considering the planning and location of the plots, Frame Control comprises of; fixing the extent and height of the party walls;? providing a ?top connecting course making the frame; defining extent of projections in front and rear elevation; defining size of doors and windows and the material to be used on the fa?ade. Under the Frame Control, harmony was provided by the frame and variety by the individual treatment of building.
• Gates and Boundary walls;? Position, opening , entry to buildings, numbering of the? residential/institutional etc., was also regulated? under the development controls defined for the capital city of Chandigarh. All gates and building walls were to conform to standard designs for? adding unity to the street picture.
• Advertisement Control; Advertisement Control ?was also made operational in the city to take care of visual pollution caused by haphazard and unplanned advertisement? in the city. Regulating display of advertisements on the building and in the city, was to be ?achieved ?through specifying size, space, location and kind of display to be used in advertisement.
• Tree preservation order; Chandigarh remains different, distinct and unique so far as flora and fauna is considered. Chandigarh ranks high among new cities to have enormous wealth of trees for the reason Chandigarh was the first city to put in place, A ‘Tree Preservation Order’ in the year 1952, under which all existing trees were declared as protected trees. Order mandated not only existing trees to be treated as preserved but also? prohibited the removal of ?existing trees? without obtaining permission of the specified authority. Sanction? for removal ?of trees is granted in case of extreme hardship. Large number of? existing trees have been adjusted in green/ open spaces provided during the planning of? various residential sectors.

Conclusion ;

Looking at the entire context, role and relevance ,it can be safely concluded that Development Controls remain critical for promoting the planned & sustainable ?development of any urban centre and? regulating the planning, designing and construction of sustainable and quality buildings. Since cities are never static, never finite ,? always evolving and? devolving , accordingly, Development controls framed for any city ?must be made dynamic, ?having inbuilt flexibility, to ?take care and cater to ?dynamism of urban development. In order to? make cities sustainable ?and built environment qualitative, Development controls must not be ?made restrictive ?and act as controller of urban development. They must be made promoters of planned and sustainable urban ?development, creators of appropriate infrastructures and? promoters of quality built environment.

Development Controls area known to be act as double edged weapon, having both positivities and negativities, and accordingly need to be? wielded with care and caution. ?Looking at the far reaching? implications of the Development Controls, as prime determinant of ?the growth , development, character, sustainability and personality of a city, these controls need to be framed, defined ?and made applicable with great care and abundant caution. Development Controls area known to have promoted both planned and unplanned development besides promoting corrupt practices, in its application and compliance, which need to be? invariably avoided.

Since controls remain? specific to a given settlement? accordingly, DCR must be framed ?based on assessing carrying capacity; ?involving communities; study and analysis of prevailing ground realities and local culture; for becoming rational and realistic. Controls for remaining relevant must not be copied . Considering? far reaching impact and implications, Development Controls should

always ?be framed by experts ?drawn from related professions, having knowledge, understanding, experience and skill? in? planning, designing, development, construction and management of? urban settlement and built environment. Framing of Controls must be? based on? promoting larger public good and avoiding favouring of any particular group. It must be? led by objectivity rather than by subjectivity. For effective implementation , DCR must be made simple and easy to understand, follow and implement. DCR ?should ?be framed, for promoting the holistic and integrated physical, social, environmental, sustainable and economic? development of the communities/city as a whole; ensuring ?effective? implementation of the? Master Plans/Development Plans . DCR needs to be implemented, ?in letter and spirit, by a dedicated agency, created at local level, having adequate manpower, skill and resources. Violations of DCRs must be viewed seriously and eliminated on priority. Controls , which are violated with impunity, by majority of? urban residents, must be reviewed , revised and redefined ?on priority for eliminating irritants? in the controls.

Since Development Controls have far reaching implications on use of land, according Controls must be framed with ?prime objective of promoting optimum use/conserving land resource; promoting? multiple use of land on? 24x7x365 basis; making cities/neighbourhood walkable and energy efficient/sustainable; minimising? speculation of? land and? rationalizing the land prices ; make land market ?more effective and ?efficient. Care and caution need to be exercised? to review the Development Control periodically, to make them ?stay relevant and rational. Rigid Controls invariably promote disrespect, leading to large scale violations and illegal additions and alterations, as has been witnessed in the? Capital City of Chandigarh. However, looking at the entire gamut, framing? rational Development Controls and implementing them effectively and efficiently, remains the greatest challenge facing all authorities and parastatal agencies ?operating in the domain of urban planning, development and management.? ??

Bibliography;

·?????? Alterman Rachelle; Planning Laws, Development Controls and Social Equity: Lessons for Developing Countries; November 2013

·?????? Chandigarh Building Rules (Urban);2017

·?????? Gupta J K; What are Development Control; SlideShare; PPTX, PD? Apr 17, 2018.

·?????? The World Bank- Legal Review. Layers of planning and development control regulations

·?????? The Capital of Punjab (Development and Regulation) Act, 1952

·?????? The Punjab New Capital (Periph1ery) Control Act, 1952

·?????? Thomas Deborah; The Importance of Development Plans/Land Use Policy for Development Control; Workshop for Building Inspectors,??January 15-26, 2001

·?????? World economic Forum; Countries contributing? the most to the? urban population by 2050; World Urabanisation Prospect , 2014.

?Author:

* Jit Kumar Gupta???????????????????????????? ????????? ????????????????????????????

? Former Advisor( Town Planning)

Punjab Urban Planning and Development Authority

?????? Email. [email protected]

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