Haryana Permits Stilt-Plus-4 Construction with Conditions

After 16-month bans, it has decided to allow construction of stilt-plus-four floor construction in the residential sector where the layout plan for building four dwelling units per plot or accommodating a density of 18 persons per pilot stands approved. 

3 months before the state goes to the pool, the government has also decided to approve the construction of stilt-plus-four floors in residential areas where the layout plan for building three dwelling units per plot stands approved and the plot about 10 meters or more wide road for access. 

However, it would be contingent on inking a mutual consent agreement with all the adjoining plot allottees or keeping side setbacks of a certain dimension on every floor from the neighboring plots to ensure better aeration and sunlight, said the top officials. The fresh decisions about the stilt-plus-four-floor policy are broadly based on the recommendation of an expert committee constituted to study and analyze it comprehensively. 

The state government has also decided that in cases where stilt-plus-four floors construction has been made without the approval of building plans. If you’re violating will have to ensure that the construction confirms the provision of the Haryana Building Code. Official said. The approval of building plans and grant of occupation certificates for such violators will be subject to payment of penalty. An official said 30 days will be provided for paying the penalty and regularizing the construction, and other agencies will go for the augmentation of infrastructure in urban areas from the funds collected as infrastructure augmentation charges. 

Hue and cry over contentious policy 

The contentious stilts-plus-four-floors policy for residential areas was brought in by the BJP government by amending the Haryana Building Code, 2017, intending to create additional housing stock and increase the availability of housing at affordable prices. 

In 2018, registration of the 4th floor was allowed as a separate dwelling unit. The authorities were inundated with complaints from residents who pointed out the overburdening of the existing infrastructure, damage to adjoining houses, and congestion due to parking of vehicles on the roads. 

Following the resident’s welfare associations (RAWs),. The state government on February 23, 2023, imposed a ban on the approval and construction of stilt-plus-four. An expert committee is going to look into the issue that was constituted, and a report will be submitted in 2023. 

When it comes to an evaluation of the infrastructure capacity in urban areas, it seems to have gone to its formulation of the two Haryana government policies of 2016 and 2019 which facilitated the construction of stilt plus four floors in the urban areas. The expert committee report pointed out the two policies of the town and country.  

The expert committee report pointed out that the two policies of the town and country planning departments spoke of suitably amending the zoning plans. Architectural control in licensed and HUDA colonies as additional floor area ratio (FAR) was being permitted, but no effort has been made for the augmentation and redesigning of sectors or colonies to accommodate the increased FAR. 

The policies have been titled, increased in floor area ratio (FAR) for residential plots in licensed colonies as well as for change of land use granted projects for residential use along with purchasable development rights- though brought a windfall for the state, fetching a massive Rs 1,179 crore revenue, including rs 689 crore from private developers from the sale of the FAR. 

Expert Panel for Grant of Nod of Commensurate Infra Available 

The expert committee has also recommended that permission for stilt-plus-four floors shall only be granted if the availability of commensurate infrastructure is certified to the satisfaction of authorities and required infrastructure augmentation is initiated. 

As per reports, 24,664 building plans were approved and 11,434 occupation certificates were issued for the stilts-plus-four-floor buildings by the authorities across the state. This also includes 12,057 building plans of the Haryana Shahari Vikas Pradhikaran (HSVP) sector 12,595 in licenced areas and 2.426 in municipal corporation areas. 

There are about 5.38 lakh residential plots carved out in the state, including 2.64 lakh by the HSVP and 2.6 lakh by private developers. The residents still feel that stricter enforcement is needed from the authorities to ensure that the commercial use of stilt-plus-four floors is not allowed.