New regulations bring clarity, improve accountability
Nishikant Khajuria
JAMMU, Jan 24: In a bid to modernize and streamline urban development, the Urban Building Bye-Laws (UBBL) 2021 have undergone significant amendments, introducing updated guidelines for zoning, building permissions, and infrastructure development.
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The new regulations, proposed by the Housing and Urban Development Department, Jammu and Kashmir Government, bring clarity to urban planning terminology, such as “Active Frontage” and “Arcade,” aiming to encourage more engaging public spaces while building lines have been redefined to ensure efficient use of space in urban and residential areas.
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Introducing `Active Frontage’ concept, the amendment says that the buildings adjacent to public streets must have a minimum of 50 percent transparent frontage, incorporating features like shopfronts, arcades, or balconies. This is aimed to enhance visual connectivity with streets and promote pedestrian-friendly designs.
Further, the building permit process has been overhauled, introducing a structured two-level scrutiny process with defined timelines to reduce approval delays. Applicants are now mandated to address deficiencies within 30 days of notification for modification while accountability has been improved through the delineation of responsibilities between Level-I and Level-II officers.
The regulations establish detailed zoning categories, spanning residential, commercial, public, semi-public, and industrial uses. Each zone includes specific provisions, such as those for affordable housing under the J&K Housing Policy of 2020.
As per proposed new regulations for the residential use, it is mandatory to provide parking space for as many cars as owned by the plot owner or the residing family, inside the plot premises, failing which the building permission shall be rejected. The plot owner shall submit the car ownership details at the time of building plan permission.
For residential use, the concept of ground coverage has been removed as the concept of minimum setback is already existing. In case of corner plot and both the roads equal, the front set back norm shall apply to both the sides. If plot not having any read road, then minimum set back of 2 meters should be left at the rear of the plot, which shall be counted towards open space.
For group housing projects, developers must reserve 15 percent green spaces and adhere to fire safety norms, ensuring sustainable and safe living conditions. Similarly, industrial zones now have clear boundaries and safety guidelines.
In a move to ease real estate development, the concept of ground coverage has been replaced by setback-based planning. Colony and township developers are tasked with ensuring roads, green spaces, and infrastructure are built to approved standards, with specified areas allocated for public use.
For promoting green development, a minimum of 30 percent green space is now mandatory for integrated townships, with additional incentives for green rooftop initiatives. Public green spaces must be accessible and free of gated barriers.
Fire and safety standards have been strengthened, requiring road access widths to accommodate emergency vehicles. High-rise buildings must comply with updated fire equipment accessibility standards.
The proposed amendments to the Unified Building Bye-Laws (UBBL) 2021 aim to enhance urban planning and building development frameworks by introducing updated provisions and regulations. These changes reflect a focus on clarity, sustainability, and alignment with modern urban requirements to bring Jammu and Kashmir’s urban development standards in line with national benchmarks.
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