𝐏𝐚𝐫𝐥𝐢𝐚𝐦𝐞𝐧𝐭 𝐄𝐧𝐝𝐨𝐫𝐬𝐞𝐬 𝐇𝐢𝐠𝐡𝐞𝐫 𝐁𝐮𝐢𝐥𝐝𝐢𝐧𝐠 𝐋𝐢𝐦𝐢𝐭𝐬 𝐈𝐧 𝐘𝐞𝐧𝐥𝐚𝐠 𝐓𝐡𝐫𝐨𝐦𝐬

…𝒍𝒂𝒘𝒎𝒂𝒌𝒆𝒓𝒔 𝒂𝒑𝒑𝒓𝒐𝒗𝒆 𝒓𝒆𝒗𝒊𝒆𝒘 𝒐𝒇 𝒃𝒖𝒊𝒍𝒅𝒊𝒏𝒈 𝒓𝒆𝒈𝒖𝒍𝒂𝒕𝒊𝒐𝒏𝒔 𝒕𝒐 𝒔𝒖𝒑𝒑𝒐𝒓𝒕 𝒔𝒆𝒕𝒕𝒍𝒆𝒎𝒆𝒏𝒕 𝒔𝒑𝒆𝒄𝒊𝒇𝒊𝒄 𝒅𝒆𝒗𝒆𝒍𝒐𝒑𝒎𝒆𝒏𝒕

By Yeshi Dolma

In a significant policy decision expected to influence urban development nationwide, the National Assembly has endorsed increasing building height limits from three to five storeys in all Dzongkhag Yenlag Throms (Satellite Town). The resolution, adopted on December 10, 2025 during the Fourth Session of Parliament, responds to concerns from residents, property owners, and local governments who argued that the three storey restriction limited economic opportunities and constrained equitable growth.

The Action Taken Report was presented by the Member of the Environment and Climate Change Committee from Dramedtse Ngatshang Constituency. It outlined the Committee’s review of a petition seeking amendments to the Bhutan Building Regulations 2023. The process included desktop study, consultations with stakeholders, and field assessments in Doksum, Tsimasham, Tsimalakha, and Gedu, focusing on existing legal frameworks, socio economic impacts, infrastructure capacity, and public views on the current ground plus two limit.

The Committee found that the uniform application of the three storey cap in areas without spatial plans did not consider local differences in terrain, geological stability, population density, and service infrastructure. While the Committee noted that towns such as Doksum, Gedu, and Tsimasham have basic roads, water supply, and sewerage networks, it stated that it did not have the technical capacity to confirm whether these systems could support buildings beyond five storeys.

Economic impacts were a central element of the findings. Landowners reported that the existing height limit restricted their ability to increase rental income, access financing, or design multiunit apartments. Smaller plot sizes aggravated these constraints and made standard construction models less viable.

Sangay Penjor, an entrepreneur from Gedu, said the demand from students, workers, and businesses could not be fully met under current restrictions, and that this reduced commercial and rental opportunities. He said property values and insurance coverage were also affected.

The report also identified implementation challenges related to varied interpretation of attic and basement provisions under the current regulations. Building owners stated that although basements were technically permitted for uses other than parking, local enforcement often limited such options. Inconsistency in the application of attic height rules created similar issues, resulting in underutilized spaces and perceptions of inconsistent compliance. Community members viewed these limitations as undermining broader objectives of decentralization and economic empowerment.

The Committee presented two principal recommendations, both of which were endorsed by Parliament. The first instructs the Ministry of Infrastructure and Transport to establish a Joint Technical Committee. This committee will include experts from relevant agencies and representatives from local governments and will conduct a detailed review of Section 8 of the Bhutan Building Regulations 2023. Its mandate includes examining provisions for attics and basements and proposing amendments based on technical assessments, socio economic considerations, and risk evaluations.

The second recommendation calls for differentiated height limits that consider each settlement’s topography, geological conditions, socio economic context, risk exposure, and available infrastructure. The intent is to support balanced growth in line with national planning standards while safeguarding public safety. Members highlighted that uniform regulations should not compromise inclusive development and standards that ensure accessibility.

Tashi Tenzin, Member of Parliament for Radhi Sakteng and Chairperson of the Environment and Climate Change Committee, said the decision reflects a commitment to policy making based on evidence that balances economic opportunity with sustainable development. He said that considering local realities and technical constraints would help ensure that growth remains practical and inclusive.

The parliamentary session also reviewed challenges faced by contractors and suppliers in procurement. Members noted that allowing taller structures could attract more investment and generate business for local construction firms, architects, and related service providers, strengthening local economies.

Experts and community representatives have welcomed the decision as a timely response to the economic and social conditions facing Yenlag Throms. Stakeholders expect that a flexible, settlement specific approach will support improved land use planning and encourage investment in local centres.

The change also has implications for long term urban development. Taller structures in locations assessed as suitable could reduce outward expansion, make land use more efficient, and improve the viability of infrastructure investment. Officials emphasised the need for careful monitoring to ensure that higher buildings do not compromise safety or environmental standards.

Parliament has directed the Ministry of Infrastructure and Transport to present the Joint Technical Committee’s progress and findings during the Fifth Session of the Fourth Parliament. Lawmakers will use the update to review the proposed amendments and confirm alignment with planning standards, risk management requirements, and development objectives.

For property owners and investors in the Yenlag Throms, the directive is seen as an opportunity to pursue multiunit housing and commercial projects that were previously limited by the three storey cap. Owners of smaller plots expect that the revised height allowance will provide new opportunities for rental expansion, family housing, and long term planning.

As the country continues to urbanise, the parliamentary decision demonstrates a coordinated approach involving legislative oversight, technical assessment, and community consultation. It reflects efforts to respond to citizens’ concerns while balancing development priorities with safety and sustainability.

The December 10 session marks an important moment in urban policy, indicating that lawmakers are prepared to adjust regulatory frameworks in line with evidence, public sentiment, and economic needs. By endorsing differentiated height limits and commissioning expert review, Parliament has established a structured path toward settlement specific planning that supports local development.

Attention will now turn to the Joint Technical Committee and the Ministry of Infrastructure and Transport to ensure that the initiative is implemented effectively. Continued collaboration between national agencies, local governments, and communities is expected to shape how the policy translates into practice and supports sustainable and inclusive urban development.