TCP Dept to allow up to 20-storey structures but doubts raised on practicability of move

The Himachal Pradesh Government has amended rules to pave the way for the construction of 14-storey special commercial buildings, including hotels and real estate projects, but questions are being raised whether the decision to allow such high-rise structures suits a hill state.

The Town and Country Planning (TCP) Department has issued a notification to amend the Himachal Pradesh Town and Country Planning Rules, 2014. The objections and suggestions have been invited from the public within one month from the date of the notification issued on September 24. The new rules are called the Himachal Pradesh Town and Country Planning (Thirteenth Amendment) Rules, 2024.

As per the order that allows these high-rise commercial buildings, including tourism units, and under the enhanced floor area ratio (FAR) provisions, up to 13 storeys can be raised on plots between 4,001 sq mt and 10,000 sq mt and 14 storeys on plots more than 10,000 sq mt.

In case of FAR provisions for central business districts and transit-oriented development corridors, including four lane, national and state highways, buildings up to 18 to 20 storeys can be raised on plots of 4,001 sq mt to 10,000 sq mt and 14 storeys on plots more than 10,000 sq mt, respectively.

The permission to raise these tall buildings, including the ones by the government, comes with many riders like construction only on land with a slope of less than 15 degrees in plains and less than 20 degrees in hilly areas, but with many parts of the state witnessing unprecedented damage due to heavy rains, the move can come under the scrutiny of architects, urban planners and environmentalists. The TCP Department has also made a geological investigation report and soil testing mandatory along with a structural design report vetted by a third party.

“We have amended the rules to facilitate high-rise structures for commercial buildings, including hotels and real estate projects. However, this will be done with checks and balances, which have been listed along with the notification,” the minister said. He added that to ensure proper monitoring of all such structures, design and environmental consultants would be engaged.

However, there is a lot of scepticism on the practicality and implementation of these amendments to rules. “It is a premature decision as till date no load-bearing study has been undertaken in Himachal. Also, the infrastructure for water supply, sewerage, roads and other civic amenities are already under tremendous strain and need to be enhanced before allowing high-rise structures,” says Vidur, an architect.

Sources say that the decision was in line with the Central Government’s Scheme for Special Assistance to States for Capital Investment 2024-25, where incentives would be provided to the state government for making amendments to building regulations to encourage vertical growth for commercial buildings.