Haryana's Town and Country Planning Minister, J.P. Dalal, announced the state's approval for stilt-plus-four floor (S+4) constructions, extending this to older colonies under specific conditions. This decision, expected to benefit the public significantly, follows an expert committee's recommendations after a 16-month ban. S+4 constructions are permitted without conditions in approved sectors and specific housing schemes, with some stipulations for areas with three dwelling units per plot. The policy includes measures to prevent covering stilt areas, mutual consent requirements for neighbouring plots, and the establishment of a portal to manage S+4-related issues and permissions.
Haryana's Town and Country Planning Minister, J.P. Dalal, recently announced that the state government has authorised the construction of stilt-plus-four floor (S+4) buildings across the state. This approval extends to older colonies, subject to specific conditions. Dalal emphasised that this decision is expected to significantly benefit the general public.
According to an official statement, permission for S+4 constructions will be granted unconditionally for residential plots in colonies or sectors where the layout plan is already approved with four dwelling units per plot. Additionally, in the already licensed Deen Dayal Upadhyay Jan Awas Yojana colonies, where the service plan is approved or revised for four dwelling units per plot, S+4 constructions will also be allowed.
Following a ban that lasted over a year, the recent decision regarding stilt-plus-four floors is based on the recommendations of an expert committee. The policy for four-floor plus stilt houses on residential plots was halted 16 months ago. Last year, the government informed the Assembly that permission was given to construct four-story houses with stilt parking in sectors managed by the Haryana Shehri Vikas Pradhikaran (HSVP). However, after receiving several complaints, the government formed a committee to investigate the matter.
Minister Dalal stated that in colonies and sectors where the layout plan is approved with three dwelling units per plot, S+4 construction will be permitted under certain conditions for residential plots that have access from a road that is 10 metres or wider. In these areas, if an individual wishes to construct S+4, they must submit a mutual consent agreement with all adjoining plot owners, except for those who have already received S+4 approval or maintain a side setback of 1.8 metres on all floors from adjacent plots.
The government has also established a provision that if neighbouring plot owners do not consent to S+4 construction, they will be ineligible for S+4 construction in the future. Dalal clarified that if a plot already has permission for three floors and a basement, and now S+4 construction is allowed, basement construction and loading on the common wall will not be permitted. However, basement construction and loading on the common wall will be allowed with mutual consent from neighbouring plot owners.
Furthermore, if an entire row of residential plots is constructed simultaneously for building plan approval and construction, permission for constructing the common wall will be granted. However, basement construction will not be permitted on plots less than 10 metres in width and 250 square metres in area.
Minister Dalal also mentioned that INR 1,178.95 crore has been collected in lieu of S+4 approvals by various agencies, including INR 689.8 crore by the Town and Country Planning Department. This amount will be utilised to enhance infrastructure in all sectors and colonies.
To address issues related to S+4 matters and provide public access to various information, including permissions related to S+4 floors, the department will establish a dedicated portal. Dalal noted that a condition will be imposed when approving building plans or granting occupancy certificates to prevent the practice of covering the stilt area. If the stilt area is fully or partially covered, the building plan approval or occupancy certificate will be deemed withdrawn.
In summary, the Haryana government's decision to permit stilt-plus-four floor constructions aims to benefit the public by expanding residential development options, while also setting conditions to ensure proper implementation and adherence to urban planning standards.
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