1. How do the ratios for various Indian states compare to regulations in countries / states in other countries? Say, Vietnam, Mexico, China, etc.?
2. Which ministry or ministries do ground coverage ratios tend to fall under? I'm wondering because the subject is industry, but the justifications seem to relate to (a) urban affairs / municipal planning ; (b) ministries of water resources; (c) environment and climate change ; (d) road and transport.
3. So a second part of the second question relates to the mechanisms by which different departments are able to share knowledge; e.g., if 'Planting 100 trees with high density on a small plot of land is more beneficial than planting 100 trees spread out along the boundary of the plot' is true, then how would that expertise inform choices by the industrial ministries?
Interestingly in my reading of the Punjab Building Rules it seems allowing for higher GCR is not always possible given how other clauses in the rules are drafted. The ECS scale with buildable area and create an implicit constraint that pulls back on available land area. While the open space restrictions + the setback norms create a hard topline restrictions that need to be met.
In case of Punjab specifically bringing parity between the GCR norms for high rise vs low rise Industries is not possible given existing norms for parking, setback and open space. A GCR higher than ~55% , in the case of high rise industries, without changing other norms would trigger other violations making the factory non compliant. Hence the lower GCR becomes a necessity for high rise Industry rather than a deliberate penalty that the government is levying on growth.
In our analysis what truly affects vertical industries like apparel is a combination of high ECS norms and the NBC height restrictions (for fire regulation). Based on our analysis just relaxing these two norms can 2x our buildable space without us ever needing to increase the GCR norms. But increasing the GCR without fixing for these two norms will at the most give us an increase of ~35%. If we can unlock all three simultaneously then we can more than 3x our buildable space!
Happy to engage further on this in person - Ronak Pol (Foundation for Economic Development)
Great write up. A few follow up questions:
1. How do the ratios for various Indian states compare to regulations in countries / states in other countries? Say, Vietnam, Mexico, China, etc.?
2. Which ministry or ministries do ground coverage ratios tend to fall under? I'm wondering because the subject is industry, but the justifications seem to relate to (a) urban affairs / municipal planning ; (b) ministries of water resources; (c) environment and climate change ; (d) road and transport.
3. So a second part of the second question relates to the mechanisms by which different departments are able to share knowledge; e.g., if 'Planting 100 trees with high density on a small plot of land is more beneficial than planting 100 trees spread out along the boundary of the plot' is true, then how would that expertise inform choices by the industrial ministries?
Great Article Team!
Interestingly in my reading of the Punjab Building Rules it seems allowing for higher GCR is not always possible given how other clauses in the rules are drafted. The ECS scale with buildable area and create an implicit constraint that pulls back on available land area. While the open space restrictions + the setback norms create a hard topline restrictions that need to be met.
In case of Punjab specifically bringing parity between the GCR norms for high rise vs low rise Industries is not possible given existing norms for parking, setback and open space. A GCR higher than ~55% , in the case of high rise industries, without changing other norms would trigger other violations making the factory non compliant. Hence the lower GCR becomes a necessity for high rise Industry rather than a deliberate penalty that the government is levying on growth.
In our analysis what truly affects vertical industries like apparel is a combination of high ECS norms and the NBC height restrictions (for fire regulation). Based on our analysis just relaxing these two norms can 2x our buildable space without us ever needing to increase the GCR norms. But increasing the GCR without fixing for these two norms will at the most give us an increase of ~35%. If we can unlock all three simultaneously then we can more than 3x our buildable space!
Happy to engage further on this in person - Ronak Pol (Foundation for Economic Development)