Punjab offers eco incentives, then sends in the fine print — Green buildings must stay certified or face penalty after 3 years
While the draft bylaws unveiled by the state govt offer incentives for environment-friendly buildings, beneath the attractive veneer lies a crucial caveat: maintaining the "green" status isn't just about initial construction.
The draft Unified Building Rules, 2025, unveiled by the Punjab govt, aim to promote environmentally friendly construction by offering incentives, including additional floor area ratio (FAR) and a complete exemption from building scrutiny fees for certified green buildings.
However, there is a provision for a stringent three-year check, and for those who fail to uphold their certification for eco-friendly residences, the repercussions could be far more substantial than the initial benefits.
As per the draft bylaws, a five percent additional FAR will be granted free of cost for three-star, bronze, or silver-rated buildings, increasing to seven and a half percent for four-star or gold-rated buildings, and ten percent for five-star or platinum-rated buildings.
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Additionally, these certified green buildings will also receive a hundred percent exemption from building scrutiny fee.
"However, in case the owner fails to submit a maintenance certificate after a period of every three years from the rating agencies, the defaulter can be penalised equivalent to five times the collector rate of land proportional to the 5% additional floor area ratio availed, and the building scrutiny fee shall be recovered along with a 12% rate of interest from the date of the approval of building plans," reads the draft.
Architect-author Surinder Bagha said there is a need for the state govt to offer more incentives and handholding to those interested in environment-friendly buildings. "The harsh penalties in the draft bylaws would be counterproductive and dissuade people from going for green buildings. As of now, there were only a few certified green buildings in Punjab even though the energy conservation building code (ECBC) is applicable in the state," he said.
Bagha, meanwhile, welcomed the provisions to ensure barrier-free movement for the differently abled in the draft bylaws. For better accessibility, the rules specify that ramps for pedestrians, differently-abled, the elderly, and children shall be compulsory in educational buildings (up to high/secondary school level) and in-patient medical facilities, extending to the highest floor. However, ramps will not be mandatory for higher-level educational institute buildings.
Similarly, in a push for renewable energy, the draft mandates rooftop solar photovoltaic installations for all newly constructed or reconstructed residential buildings exceeding 400 square yards. This requirement also extends to all private educational institutions, as well as govt buildings, offices, colleges, and universities with a connected load of 30 kWp and above.
The draft rules also introduce stringent accountability measures for professionals.
Architects or engineers who submit incorrect reports, conceal facts, misrepresent information, or are found to have additional unauthorised construction or violations at a site will be held jointly and severally responsible. Such omissions could lead to complaints against the professional for suspension of their registration, with the owner liable for penalties determined by the competent authority.
Also, if concealment of information by an architect or engineer is proven, penal proceedings, including debarment from practising in Punjab, will be initiated.
Provisions for basement usage have been clarified, allowing them for parking, household storage, habitable purposes, and consultancy services. If a basement is used for habitable purposes, it will be counted towards the floor area ratio. For rental housing or hostels utilising basements for habitable purposes, an additional density of 4.5 persons per habitable basement will be permitted on top of the plot's standard density.
The draft also specifies floor restrictions for residential plots/villas in approved layout plans: a maximum of three floors (ground + two floors) without stilt, and four floors with stilt. For group housing projects, however, there will be no restriction on maximum height, provided they secure clearance from the Airport Authority and adhere to norms concerning setbacks, ground coverage, FAR, structural safety, and fire safety.
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