Globally recognised as engines of physical, social , economic growth and development, cities have been valued to be the future of humanity and communities. Housing major proportion of population, generating large employment; making major contribution to the economy; and providing quality infrastructure besides supporting and innovating state of art technologies, cities remain relevant and important for defining the agenda for growth and development of any state and communities. However, despite having large number of positivities; cities are also known for its dualities, contradictions, positivities and negativities. If cities have been promoting prosperity, they have also been at the forefront of promoting poverty, pollution, unplanned, haphazard, sub-standard development, climate change and global warming. Looking holistically, problems related to climate change , global warming and rising carbon footprints, environment and bio-diversity, can be largely attributed to the manner in which cities are being planned , manage and governed and buildings are being designed, constructed and operated. In the process, cities, as manmade entities, are fast emerging as embodiment of unplanned , haphazard and sub-standard development. Globally ,it has been recognised that majority of urban ills have genesis in the typologies of Development Controls , made applicable at the local level for regulating the sub-division of land, determining land uses ; planning of the cities and designing, construction and operation of the built environment. In order to promote planned development, cities have been trying to experiment, invent, revise, review and rationalise the Development Controls periodically. Capital cities like Chandigarh have clearly demonstrated the role and relevance of Development Controls in ushering an era of state of art urban development and creating quality-built environment. Chandigarh has also showcased that if Development Controls are not reviewed and revised periodically, they can prove to counter- productive and become a perpetual liability for the city and its development. Considering the role , relevance and importance of Development Controls in making urban development rational and sustainable, there is an urgent tp look critically, objectively and holistically, at the context, genesis, intent and contents of different Development Controls made applicable in the urban settings in general and Capital city of Chandigarh in particular. Providing a rational, realistic, effective and efficient framework for making Development Controls, more transparent, objective, community focussed, effective , efficient, rational and productive will remain critical to promote planned development and make cities more sustainable and better place to live and work.

1. Reviewing Rationalising and Redefining Development Controls for
Promoting Sustainable Urban Development.
Jit Kumar Gupta*
Abstract; Globally recognised as engines of physical, social , economic growth and development,
cities have been valued to be the future of humanity and communities. Housing major proportion
of population, generating large employment; making major contribution to the economy; and
providing quality infrastructure besides supporting and innovating state of art technologies,
cities remain relevant and important for defining the agenda for growth and development of any
state and communities. However, despite having large number of positivities; cities are also
known for its dualities, contradictions, positivities and negativities. If cities have been promoting
prosperity, they have also been at the forefront of promoting poverty, pollution, climate change
and global warming. Looking holistically, problems related to climate change , global warming
and rising carbon footprints, environment and bio-diversity, can be largely attributed to the
manner in which cities are being planned , manage and governed and buildings are being
designed, constructed and operated. In the process, cities, as manmade entities, are fast emerging
as embodiment of unplanned , haphazard and sub-standard development. Globally ,it has been
recognised that majority of urban ills have genesis in the typologies of Development Controls ,
made applicable at the local level for regulating the sub-division of land, determining land uses ;
planning of the cities and designing, construction and operation of the built environment. In order
to promote planned development, cities have been trying to experiment, invent, revise, review
and rationalise the Development Controls periodically. Capital cities like Chandigarh have
clearly demonstrated the role and relevance of Development Controls in ushering an era of state
of art urban development and creating quality-built environment. Chandigarh has also
showcased that if Development Controls are not reviewed and revised periodically, they can
prove to counter- productive and become a perpetual liability for the city and its development.
Considering the role , relevance and importance of Development Controls in making urban
development rational and sustainable, paper looks holistically at the context, genesis, intent and
contents of different Development Controls made applicable in the urban settings in general and
Capital city of Chandigarh in particular. Paper concludes by providing a framework for making
Development Controls, more transparent, objective, community focussed, effective , efficient,
rational and productive to make cities more sustainable and better place to live and work.
Keywords; Development Controls; Planned Development; Built environment; Sustainability;

2. 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

3. 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;

4. 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.
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;
 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

5. 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

6. 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

7. 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.
Chandigarh Experiment with Development Controls;
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

8. in the façade/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, façade, ground/total coverage, defining edges
of buildings, height, use of material, openings and Architecture.
Based on the study made and analysis carried out Development Controls made applicable in the
Chandigarh capital city include;
 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.

9. 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 façade; 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 façade. 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

10. 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

11. 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. jit.kumar1944@gmail.com