New Delhi -°C
Today in New Delhi, India

Oct 19, 2019-Saturday



Select city

Metro cities - Delhi, Mumbai, Chennai, Kolkata

Other cities - Noida, Gurgaon, Bengaluru, Hyderabad, Bhopal , Chandigarh , Dehradun, Indore, Jaipur, Lucknow, Patna, Ranchi

Saturday, Oct 19, 2019

Punjab realty check: Buyers, note! Projects approved as plotted houses, but sold as floors

Under the municipal building by-laws, there are no provisions for ‘independent floors’

punjab Updated: Apr 28, 2017 18:49 IST
Munieshwer A Sagar
Munieshwer A Sagar
Hindustan Times, Chandigarh
An aerial view of Zirakpur, a hub of residential projects in Punjab.
An aerial view of Zirakpur, a hub of residential projects in Punjab.(HT File Photo)

Private builders in Punjab are offering independent floors in violation of the rules. Builders get building plans approved from a municipal body for ‘plotted development’ and sell them as ‘independent floors’. The violations are taking place within the jurisdiction of different municipal bodies across the state.

Under the municipal building bylaws, there are no provisions for ‘independent floors’. These building rules, applicable within the jurisdiction of municipalities, set norms for residential categories such as ‘group housing’ and ‘plotted development’. All building plans must comply with these rules otherwise are deemed illegal and unauthorised.

How it impacts buyers
  • While the builder saves on building application fee, the buyer can end up paying regularisation/compounding penalty
  • Buyers may not get benefits under different government policies like 'Housing for all' because of discrepancy between building plans approved and the actual structure
  • Buyers end up losing on infrastructure as road width and green spaces are designed for houses and not for floors
  • For buyers of some floors, there is no parking space
  • Benefits for consumers to be accrued under master plan provisions are nullified because of such haphazard constructions

Violations galore

Builders are not only constructing floors in violation of the regulations, but they are also violating norms laid down for the plotted development in the process of construction of floors. For instance, the rules don’t provide for stilt parking under the plotted development category, many builders are still constructing them. Also, builders are not including the stilt parking area within the permissible covered area (FAR – floor area ratio). But, in the plotted development category, any space covered for porch or parking is counted under the permissible covered area.

Floors can only be constructed on the plot earmarked specifically for floors in the layout plan.
Floors can only be constructed on the plot earmarked specifically for floors in the layout plan. ( HT File Photo )

Zirakpur in SAS Nagar district is the hub of floors in the state. Varinder Jain, executive officer, Zirakpur municipal council, when contacted, said, “Municipal rules have no provision for floors, so, we pass the building plans for houses (plotted development).” On the question of illegal constructions, including stilt parking, he said, “We can’t stop people from constructing stilt parking. Anyway these issues are to be dealt at the higher level.”

Satish Chandra, additional chief secretary, local government, said, “We will check the extent of the problem in the state, and undertake a survey of areas under different municipal bodies.” On whether the government is planning to make changes in the municipal rules to allow independent floors, he responded in the affirmative. “We will look into the matter and do the needful. May be, norms for floors on the pattern of Chandigarh can be also formulated in the state.”

Advisory: Terms you must know
  • Layout plan: It informs about the total number of units planned, their position, their sizes, and other facilities in the colony.
  • Zoning plan: It tells about the nature of buildings, whether these come under the plotted development or group housing or independent floor and the number of floors that can be constructed in the respective plots.
  • Building approval plan: It should be in consonance with the zoning plan. Building plans includes size of the plot, nature of the plot, permissible covered area, sanctioned covered area, height of the building, number of floors, etc.
  • Completion certificate: It tells whether the building is constructed as per the plan approved by the municipality


The Punjab Urban Development Authority (PUDA) Building Rules define floors as, “a building used or intended to be used for residential purpose, where every floor of the building is separate and independent dwelling unit.” Floors can only be constructed on the plot earmarked specifically for floors in the layout plan.

First Published: Apr 28, 2017 18:41 IST

top news