Post on 28-Apr-2015
Draft Policy
For
Housing & Urban Development
-Punjab
The Department of Housing and Urban Development, Govt of
Punjab has formulated a draft policy for Housing and Urban
Development –Punjab which is being here by uploaded on
this website for inviting suggestions from public with in a
period of 15 days from this date on the following Email id:-
1. venuias1@gmail.com
2. asdycm@gmail.com
3. ctppunjab@gmail.com
Chapter-1
1.1 Background:
Housing has been recognized as a basic human need, next to food and
clothing. Housing has also been recognized as an integral part of
economic development. As per Census of India 2011, the total
population of India was 1,210,193,422 persons, out of which 31.16%
lives in urban areas. Whereas, Punjab has recorded total population of
27,704,236 persons out of which 37.49% were living in urban areas.
According to Census 2011, the State had a housing shortage of 12 lakh
units of which about 10 lakh units shortage is in urban areas. As per
National Building Organization (NBO), the urban housing shortage in the
State in 2007 was 6.90 lakh units which have grown to 12 lakh by the
year 2011. Of this housing requirement, nearly 90% houses will be
required for poor / EWS / LIG / Financially Weaker Section. The rest
shortage of housing pertains to other sections of the society.
The Real Estate and Construction Industry has acquired special status
as a contributor to the GDP. As per National Accounts Statistics 2011,
this sector has 6% share in the National GDP whereas in the State of
Punjab this sector contributes about 11% to the State’s GDP.
According to the Real Estate capital market prediction for 2013 by Jones
Lang LaSalle India, investors will focus more on transparency,
governance and liquidity before investing. Urbanization in India is
changing the face of Indian metropolises as their fast evolving skylines
become filled with skyscrapers and iconic architecture. Meanwhile the
smaller towns and cities are witnessing a metamorphosis through the
expansion of roads and flyovers, real estate development and open
areas.
JLL says that in the near future developers need to become more
organized and efficient and aim for global best practices, in terms of
construction and design.
The Government has realized the need to upgrade the infrastructure of
various cities, to de-congest the city centres and unlock the development
potential of locations on the city fringes. The Government is focusing on
creating a synergistic environment for private participation to enable a
sustained and successful introduction of Public Private Partnership
Projects. The Punjab Government intends to become a facilitator and
friend in order to develop and secure the future of Real Estate in the
State.
The State Government has formulated a Punjab Housing and Habitat
Policy - 2008 with a definite and an implementable Habitat Agenda
offering a vision to achieve sustainable development both in rural and
urban areas with a healthy and sustainable environment. The state
government has under taken many initiatives for the planned urban
development in the State.
The main focus of ongoing housing and habitat policy is on Affordable
Housing to all. In view of the fact that more than 50% of State’s
population is forecasted to be living in urban areas by 2041, it is
necessary to develop new integrated townships.
A policy to promote ‘Affordable Housing’ for the economically weaker
section of the society has been notified under which each housing
project has to reserve 10 percent of plots or houses in the project. A
Special Action Plan should be prepared for urban slum dwellers with
special emphasis on persons belonging to SC / ST/ OBCs / Minorities /
Economically weaker Sections /physically handicapped and Minorities.
Due consideration would be given so that Safai Karamcharies and
Scavengers are not geographically and socially segregated.
The Master Plans of all the major cities and towns have either been
notified or are under preparation. To promote the sustainable urban
development, the flexible development controls have been adopted. The
Development Charges for setting up of various projects have also been
rationalised.
The time lines for time bound clearances of housing projects have also
been fixed. To facilitate the timely clearance and to provide required
information about the policy and other steps to the promoters of the
housing projects a special cell called “Shahri Vikas Cell” has been
established in all the development authorities.
In spite of these initiatives under taken by the State Government, the
Real Estate Sector has not get the desired flip mainly because of
recession in the economy. With an endeavour to help and boost the
Real Estate Sector, the State Government has taken an initiative to open
a dialogue with the local promoters and with their National Organisation
called CREDAI. In this direction one day inter-active Session was held at
New Delhi. In this session some suggestions have been put forward by
CREDAI viz., Grant of status of Infrastructure Industry to Real Estate
Sector, Rationalization of Density, FAR, Incentives for Green Buildings,
Timely acquisition of Revenue Rastas falling in the project areas etc to
the government for the consideration to rejuvenate the Real Estate
Sector.
In the light of the above said issues, the study of urban development
policies and regulations of other states viz; Haryana, Maharashtra,
Gujarat, Karnataka has been undertaken to understand the status and
application of Urban Development Policies in these States. After
analysis of their policies and the suggestions put forward by CREDAI,
the State Government has decided to take following new policy
initiatives:
Chapter-2
2.1 Planned urban development:
The state government immediately after assuming power in the year
2007 started focusing on the planned urban development of the State. In
this regard, the need to prepare Master Plans for towns of the State was
felt so as to achieve optimum social use of urban land, to promote
flexibility in land use in response to changes resulting from growing cities
/ towns, to make land available in adequate quantity and for reasonable
prices to both public authorities and individuals for development, housing
and construction. The Master Plans also ensure better living
environment and infrastructure to the public.
As a first step in this direction, Master Plan Ludhiana was notified in the
year 2008. Since then out of 143 towns in the State of Punjab, 32 Master
plans covering 60 towns of the State of Punjab have already been
notified. The draft Master plans for 9 towns are ready for publication and
Master Plans for 18 towns are under preparation. The Local Planning
Areas for 13 towns have also been notified for preparation of Master
Plans. Besides this a Regional Plan for GMADA Region has also been
notified for better control and integrated development of the region. The
Master Plans for the remaining towns shall be prepared within a period
of three years.
Chapter-3
3. Rationalised development controls:
3.1 Increase and rationalisation of density in various zones of
Master Plans in the State:
In order to save the scarce agricultural land and to encourage the
vertical development, the density for residential plotted development and
Group Housing projects has been rationalized as given below:
Sr.
No.
Name of LPA Presently approved density as per Master Plan Proposed Residential
density per gross acre
A
GMADA Regional Plan
1. S.A.S.
Nagar
Low Density Housing - upto 100 ppa
Medium Density Housing - upto 175 ppa
High Density Housing - Not Allowed
Plotted - upto 200 ppa
Group housing a. EWS - 400 ppa
b. DU with upto 1200 sq ft
super Area - 350 ppa
c. Above 1200 sq ft
to 3000 sq ft super Area
-300 ppa d. Above 3000 sq ft super
Area - 250ppa
2. Zirakpur Low Density Housing - upto 100 ppa
Medium Density Housing - upto 175 ppa
High Density Housing - more than 175 ppa
3. Dera Bassi Low Density Housing - upto 100 ppa
Medium Density Housing - upto 175 ppa
High Density Housing - more than 175 ppa
4. Banur Gross Density - 50 ppa
Gross Residential Density - 100 ppa
5. Kharar Low Density Housing - up to 100 pp acre
Medium Density Housing - up to 175 pp acre
6. Mullanpur Gross Residential Density - 100 ppa
Plotted -
Zone I: 150 ppa
Zone II: 150 ppa
Zone III: 200 ppa
Group housing a. EWS - 400 ppa
b. DU with upto 1200 sq ft
super Area - 350 ppa
c. Above 1200 sq ft
to 3000 sq ft super Area
-300 ppa
d. Above 3000 sq ft super
Area - 250 ppa
B Master Plans
of the rest of
State of Punjab
High Residential Density: Not exceeding 300
persons per acre;
Medium / Low Residential Density: Not
exceeding 200 persons per acre for
Plotted - upto 200 ppa
Group housing a. EWS - 400 ppa
b. DU with upto 1200 sq ft
Sr.
No.
Name of LPA Presently approved density as per Master Plan Proposed Residential
density per gross acre
plotted development and Not exceeding
300 persons acre for group housing.
super Area - 350 ppa
c. Above 1200 sq ft
to 3000 sq ft super Area
-300 ppa
d. Above 3000 sq ft super
Area - 250ppa
Note:
The floating population of Non – Residential buildings shall be taken as minimum 100 ppa
for the calculation of requirement of utilities / services such as water supply, sewerage,
electricity, roads, transport etc only and it shall not be calculated towards residential
density of the project / sector.
Rationalization of Ground Coverage:
Category of building Proposed Norms
Residential Sites First 250 sq m 65%
Next 100 sq m 60%
Next 100 sq m 50%
Beyond 450sq m 40%
Group Housing Project
a) Minimum Approach Road 60’-0” – 80'-0"
b) Minimum Approach Road Above 80'-0" –
150'-0 "
c) Minimum Approach Road above 150'-0”
a) 40%
b) 35%
c) 30%
Independent floors building First 250sq m 65%
Next 100 sq m 60%
Next 100 sq m 50%
Beyond 450 sq m 40%
Commercial Buildings 40 %
Public Buildings
Educational or Religious Building
40 %
Hospital, Nursing Home or Medical Laboratory 40 %
Hotel, Banquet hall, Club, Community centre, Public
concert hall or Auditorium
40 %
Amusement park or Sports Complex 15% (Out of this max upto 5% can be
used for commercial purpose)
Museum or Gymnasium or Public exhibition hall 40%
Marriage Palace 35%
Industrial buildings
General Industrial Buildings
First 425 sq m 65%
Next 425 sq m 60%
beyond 850 sq m 50%
Category of building Proposed Norms
Information Technology and Information
Technology enabled services
Upto 225 sq m 65%
Upto 425 sq m 60%
Beyond 425 sq m 50%
Rationalization of FAR:
To ensure the optimum utilization of scarce agricultural land and to make
the Real Estate Sector viable for promoting affordable housing, the FAR
has been rationalized as given below:
Sr.
No.
Parameters GMADA Area Rest of State of Punjab
Present
F.A.R
Proposed
F.A.R.
Present
F.A.R
Proposed
F.A.R
1 2 3 4 5 6
1 Plotted residential 1 : 1.65 1 : 2.0 1 : 1.65 1 : 2.0
2 Group Housing
a) Minimum Approach
Road 60ft to 79ft
b) Minimum Approach
Road 80ft – 150ft
c) Minimum Approach
Road above 150 ft.
1 : 1.75
1 : 1.75
1 : 2.50
1 : 3.00
1 : 1.75
1 : 1.75
1 : 2.50
1 : 3.00
3 Commercial
a) Minimum Approach
Road 80 ft – 100 ft
b) Minimum Approach
Road Above 100 ft –
150 ft
c) Minimum Approach
Road above 150 ft
1 : 1.75
1 : 2.00*
1 : 2.50*
1 : 3.00*
1 : 1.75
1 : 2.00*
1 : 2.50*
1 : 3.00*
4 Hotels:-
a) Minimum Approach
Road 40'-0"
b) Minimum Approach
Road 60'-0"
c) Minimum Approach
Road 80'-0" and
Above
-
-
1:3.00
1:2.00
1:2.50
1:3.00
-
-
1:3.00
1:2.00
1:2.50
1:3.00
4 Marriage Palaces - 1 : 0.50 - 1 : 0.50
5 Industrial
General
IT
1 : 1.00
1 : 3.00
1 : 1.50
1 : 3.00
1 : 1.00
1 : 3.00
1 : 1.50
1 : 3.00
6 Institutional 1 : 1.00 1 : 1.00 1 : 1.00 1 : 1.00
7 Multiplex cum Hotel 1 : 3.00 1 : 3.0 1: 3.00 1 : 3.0
8 Hospital - -
Sr.
No.
Parameters GMADA Area Rest of State of Punjab
Present
F.A.R
Proposed
F.A.R.
Present
F.A.R
Proposed
F.A.R
1 2 3 4 5 6
a) Minimum Approach
Road 40'-0"
b) Minimum Approach
Road 60'-0"
c) Minimum Approach
Road 80'-0" and
Above
- 1:1.00 + 0.50
(purchasable)
1 : 1.50
1 : 1.75*
1:2.25*
- 1:1.00 + 0.50
(purchasable)
1 : 1.50
1 : 1.75*
1:2.25*
9 Sports and Recreation 1 : 0.05 1 : 0.10 - 1 : 0.10
10 Mixed Land use FAR
applicable in
this zone for
each activity
shall be as
stated above
in this table.
FAR
applicable in
this zone for
each activity
shall be as
stated above
in this table.
FAR
applicable in
this zone for
each activity
shall be as
stated above
in this table.
FAR
applicable
in this
zone for
each
activity
shall be as
stated
above in
this table.
* The FAR permitted in addition to FAR mentioned in column 3 and 5 will be
chargeable on pro-rata basis.
Note:-
The road width means the width of entire length of road.
Chapter - 4
4.1 Common Building Rules for the whole State: Presently in the State of Punjab, the different departments /
development agencies involved in the development of land /
infrastructure such as the Department of Housing and Urban
Development, Local Government and Department of Industries etc
have different set of Building Rules / Norms for the development of
area in the same region. It not only creates confusion amongst the
developers but the developer also feels discriminated. Besides
this, the dichotomy in building rules has also adverse effect on the
urban development.
The above mentioned difficulties were realized by the State
Government and to resolve these difficulties, the Government had
formed a Committee comprising Director Town and Country
Planning, Director Local Government, Managing Director
INFOTACH, Managing Director PSIEC to prepare Common
Building Rules which shall be applicable to all areas of the State of
Punjab. The Committee keeping in view the changing
technological developments in the field of urban development and
building constructions and after thorough deliberations in a number
of meetings has prepared a draft of ‘Common Building Rules’ as
given below:
COMMON BUILDING RULES
Part I – Preliminary
1. Definition.-
(i) 'abut' a building shall be said to abut a street where the outer face of any of its external walls is on the street boundary;
(ii) (a) 'Act' means the Punjab Regional and Town Planning and Development Act, 1995,
(b) ‘Municipal' Act' means the Punjab Municipal Act,1911 and
(c) ‘Municipal Corporation Act' means the Punjab Municipal Corporation 1976.
(ii)(a)' Alteration' a change to the structure of building , such as an addition to the area or height, or removal of part of a building or any change to the
structure such as construction of cutting into or removal of any wall, partition, column, beam, joist, floor or other support, or a change to or closing of
any required means of ingress or egress or a change to the fixtures or equipments;
(iii) 'ancillary zone' in relation to any area means the land use zone ancillary or serving the dominant land use and includes all the conforming uses of
the dominant land use but excludes all the non-conforming uses, whether existing or proposed;
(iv) 'applicant' means a person who gives notice to the Competent Authority to erect or re-erect a building and also includes his legal representatives
and authorized agent;
(v) 'authorized Officer' means an officer of the Authority specifically authorized by the Authority to perform functions of the authorized officer under
these rules;
(vi) 'architect' shall have the same meaning as has been assigned to it in the Architects Act, 1972;
(vii) 'architectural control sheets' means the sheets of drawing with directions approved by the Competent Authority and kept in its office showing the
measures of architectural control;
‘Assembly Buildings’ means any building or part of a building , where number of persons not less than 50 congregate or gather for amusement,
recreation, social ,religious, patriotic, civil, travel and similar purposes, for example, theatres ,motion picture houses, assembly halls, auditoria
,exhibition halls, museums, skating rinks, gymnasiums, restaurants, places of worship, dance halls, club rooms, passenger stations and terminal of air
,surface and marine public transportation services, recreation piers and stadia, etc.
(viii) “Balcony” – A horizontal projection, cantilevered or otherwise including a parapet handrail, balustrade, to serve as a passage or sit out place.
(ix) 'basement' means storey just below the ground storey or which has in any part more than half of its height below the main level of the front
street .
(ix) (a) 'Building' shall mean any structure for whatsoever purpose and of whatsoever materials constructed and every part thereof whether used as
human habitation or not and includes foundation, plinth, walls floors, roofs, chimneys, plumbing and building services, fixed platforms, verandah, balcony,
cornice or projection part of a building or anything affixed thereto or any wall enclosing or intended to enclose any land or space and signs and outdoor
display structures. tents, shamianas, tarpaulin shelters, etc. erected for temporary and ceremonial occasions with the permission of the Authority shall
not be considered as Building;
(ix)(b) 'Building Envelop' shall mean the horizontal spatial limits up to which a building may be permitted to be constructed on a plot. Zoned Area and
Building Envelope shall have the same meaning.
(x) 'building line' means a fixed line specified for a site beyond which no building within that site other than permitted projection and compound wall
shall project;
(xi) 'chhajja' means a cantilevered horizontal or sloping projection;
“(xi)(a) “Commercial building” means a building used or constructed or adapted to be used either ordinarily or occasionally as ;
(i) multiplex, cinema, office, bank, hotel, restaurant, shop, shopping complex; or
(ii) a building primarily used for display and sale of merchandise or any similar purpose; or
(iii) any other building used for purposes similar to (i) & (ii) above.
(xi)(b)’Competent Authority’ shall mean any person or authority appointed by the state government, by notification, to exercise and perform all or any of
the powers and functions of the competent authority under the above acts.
(xi)(b)’Completion Certificate’, means a Certificate issued by the competent authority on written request of the applicant / promoter after completion of
building works including all services/ utilities as provided in the sanctioned building plans in case of buildings and in case of a colony under PAPR Act 1995
or Mega Projects on completion of development works viz., roads, water supply, sewerage and drainage system, street lightning, parks and other utilities
as provided in the layout plan of the colony/project.
Provided that the EWS component of the colony/project has been duly completed by the applicant / promoter as per policy of the Government.
Provided further that the applicant / promoter has made all payments/ charges to the Competent Authority and the area under roads and parks have
been duly transferred to the concerned Development Authorities by the applicant/promoter.
(xii) “Courtyard” means an area at the ground floor level or any other level within or adjacent to the building which is permanently open to sky
and is enclosed or partially enclosed by the building, boundary walls or railings;”;
(xiii) (a) ‘detached building ‘ means a building detached on all sides.
(xiv) 'Engineer" means a person holding any of the qualification eligible to Associate Member of the Institution of Engineers .
(xv) ‘exit' means a passage, channel or means of egress from any building, to a street or other open space of safety;
(xvi) 'floor area ratio' means the ratio derived by dividing, the total covered area of all floors, (excluding the area of basement storey used for
storage, services and parking, stilts used for parking and separate multi level parking block) by the area of plot;
(xvii) 'ground floor' means the storey which has floor surface nearest to the ground.
(xviii) ‘group housing' means a building constructed or to be constructed with more than one floors consisting of more than one dwelling units
and having common service facilities;
(xix) 'habitable room' means a room having windows and doors of the size of not less than one-tenth of the floor area of the room and designed
for use of study, living, sleeping, eating, kitchen excluding bath rooms, water closets compartments, laundries, serving and storage pantries,
corridors, attics and spaces which are not used frequently for extended period;
(xx) 'height' height in relation to a building means the vertical measurement of the building measured from the plinth level upto the highest
level of the building roof excluding parapet ,flues, ducts, water storage tank and mamties, domes, water cooling tanks, lift towers, lift
rooms, architectural features not exceeding 2.25 meters in height, and in relation to a room means the vertical measurement from
finished surface of the floor to the under surface of the ceiling of the room and in the case of sloping ceiling, the height shall be the
minimum height of any room;
(xxi) (a)“Independent floors ” means a building used or intended to be used for residential purpose, where every floor of the building is a separate and
independent dwelling unit.
(xxii) (xx)(b)”Industrial building” means a building used or constructed or adapted to be used either ordinarily or occasionally for fabrication, assembly,
manufacturing or processing of products or materials of all kinds,
(xxiii) (b)“ Information Technology and Information Technology enabled services (IT&ITES) building” means a building used or constructed or
adapted to be used for Software architecture design and development, software maintenance and implementation, operation of software
systems, provision of software services, management of data bases, maintenance of computer networks and telecommunication net works, net
work services, network administration, business process out sourcing or providing information technology enabled services.
(Explanation: IT enabled services would mean; digital communication services, digital information content provision, digital data base
management and updation, remote digital office services, soft ware operations and other information work that relies primarily and substantially
on digital communication including data centres, call centres and back offices operations using IT but not direct sales and marketing).
(xxiv) 'lobby' means a covered circulation space;
(xxv) ' loft' means an intermediate floor in between two main floors not less than 1.2 meters in height which may be adopted or constructed
for storage purposes and at a height of not less than 2.25 meters from floor level;
(xxvi) 'mamti' means a small structure erected on the roof of a building at the head of a stair case to protect such a staircase from weather'
(xxvii) 'material change of use' means a change of use from one class of building to another class of building;
(xxviii) (a) ‘Marriage Palace’ shall mean premises built up or open or both or any part thereof, where accommodation or space is used for marriage,
receptions, social gatherings, meetings etc. on regular or periodical or occasional basis and where number of persons not less than 50 can congregate
or gather.
(xxix) (b) 'mezzanine floor' means an intermediate floor between two floors of any storey forming an integral part of floor below.
(xxx) (c) 'Multiplex' means an integrated entertainment and shopping centre / complex having at least three cinema halls with total minimum seating
capacity of one thousand seats..
(xxxi) 'parking space' means an area to park vehicles meant either for private parking or public parking;
(xxxii) (a) 'Pergola’ means set of beams spaced apart without sheet or slab and not to be considered as covered area
(xxxiii) 'plinth level' means the level of the ground floor of a building with respect to the front street ;
(xxxiv) 'plumber' means a person holding any of the qualifications specified in the Schedule and registered as such under these rules.
(xxxv) 'public building' means a building used or constructed or adapted to be used either ordinarily or occasionally as a place open to general public
and it includes a hospital, college, school, restaurant, theatre, public concert room, public lecture room, public exhibition hall or as a public
place of assembly or entertainment for persons admitted there to by tickets or otherwise, or used or constructed or adapted to be used either
ordinarily or occasionally for any similar public purposes;
(xxxvi) (a) “Residential building” means a building used or constructed or adapted to be used either ordinarily or occasionally for normal residential
purposes in which sleeping accommodation is provided with or without cooking or dining.
(xxxvii) (a) “Storage and warehouse building” means a building used or constructed or adapted to be used either ordinarily or occasionally for the
storage or sheltering of goods or any other similar activity, including servicing, processing or repairs incidental to such storage.
(xxxviii) 'public parking' means a parking space used or provided exclusively for the parking of vehicles by the general Public.
(xxxix) 'site coverage' means ground area covered by the building immediately above plinth level but does not include the space covered by-
a. the compound wall, gate;
b. Permitted cantilevered projection.
c. Garden rockery wall and well structure, plant nursery, water pool, platform around a tree, tank, fountain, bench; and
d. drainage, culvert, conduit catch pit, gully pit, chamber and gutter;
e. electric meter, generator room with temporary roof, guard room.
(xl) (a) “stand alone project ” means any project which is independent with regard to its location, approach and is not a part of any other project
(xli) ”storey' means any horizontal division of building so constructed as to be capable of use although such horizontal division may not extend over
the whole depth or width of the building, but shall not include service floor and mezzanine floor;
(xlii) 'street' means any roads, path way, square court, alley or passage accessible whether permanently or temporarily to the public and whether a
through fare or not, and shall include every vacant space not withstanding that it may be a private property and partly of wholly obstructed by
any gate, post, chain or other barrier whether of houses, shops or other building abutting thereon, which is used by any person as a means of
access to or from any public place or thorough fare whether such person be occupiers of such buildings or not, but shall not include any part of
such space which the occupier of such building has a right at all hours to prevent all other persons from using as aforesaid and shall include also
the drains or gutters therein or on either side and the land, whether covered or not by any pavement, verandah or other erection, up to the
boundary of any abutting property not accessible to the public.
(xliii) 'temporary building' means a building built of un-burnt bricks, burnt bricks without mortar, corrugated iron, bamboo, thatch, wood board or
plywood but shall not include building built of burnt bricks, cement blocks or stones laid in mortar.
(xliv) 'ventilation' means supply of outside air into a building though window or other openings due to wind outside and convection effects arising
from temperature or vapors pressure differences and, or both, between inside and outside of the building; and it could be through mechanical
device or through natural means.
(xlv) 'zoning plan' means the plan approved by the Competent Authority showing the streets, boundaries of building site open spaces position,
permissible heights, permissible uses of land and building site coverage and such other restrictions on the use and development of land or
buildings.
(xlvi) ‘saving clause’ the words and expressions not defined in these rules shall carry the same meaning as defined in the Punjab Regional and Town
Planning and Development Act,1995
PART II --- Procedure of Submission of Building Applications.
2. Erection or re-erection without permission ---Subject to the provisions of the act and other provisions of these rules, no person shall commence
the erection or re-erection of any building on any site without previous sanction of the Competent Authority.
Provided that in the case of erection or re-erection of a building on a site measuring up to 250 square meters and having not more than three
storey prior sanction of the Competent Authority shall not be required.
3. Design and supervision. –Except where standard design is supplied by the Competent Authority, the architectural design of every building shall be
prepared and signed by architect and every building operation shall be supervised by architect or a engineer.
4. Application to erect or re-erect buildings.- every person who intend to erect or re-erect a building shall make an application in Form "A" to the
Competent Authority along with a fee as is determined by the Competent authority and shall at the same time submit three sets of prints
mounted on cloth duly signed by the applicant, or his authorized agent or attorney or electronically if so allowed/permitted by the competent
authority.----
(i) site plan detailed in rule 6;
(ii) plans, elevations and sections of the proposed building detailed in rule 7;
(iii) water supply and drainage plans;
(iv) structural stability certificate;
(v) scheme for air conditioning or air cooling, if provided and
(vi) in case the building is more than, fifteen meters in height, then three more sets of the schemes each designed for fire fighting system
equipment and the electrical scheme;
(2) The applicant shall submit any additional information and plans as are demanded by the Competent Authority.
5. (1)Site Plan.--- The site plan fully dimensioned shall be drawn to a readable and manageable scale.
(2) The site plan shall be prepared to enable the site to be identified and shall show:-
(a) the boundaries of the site;
(b) the directions of the north point relative to the site of the building;
(c) the streets or roads adjoining the site with their width clearly dimensioned and names, if any, giving also all existing roads, trees, lamp
posts or any other feature or structure likely to affect the approach to the building;
(d) the outlines of the proposed building;
(e) the levels of the site and the plinths of the building in relation to those of the neighboring roads;
(f) the area of the site to be covered by the building and also the level of courtyard and open space;
(g) all existing buildings or structure on or over or under the site or projecting beyond it;
(h) methods of disposal of waste water, sewerage and storm water;
(i) Surroundings up to a distance of fifteen metres on all sides from the boundaries of the site.
7. Building plans, sections and elevations.--- The building plans, sections and elevations shall be drawn to a readable and manageable scale and the
building plans so drawn shall show:-
a. the plan of the ground floor and other floors of the proposed building, all elevations and sections fully explaining the design;
b. the plinth level of the building with reference to level of the front street;
c. the level of the courtyard and open spaces in the building in relation to the highest level of the streets towards which the building is to be
drained;
d. the proposed building and the proposed method of draining it including the position, form and dimensions of water closet, urinals,
drainage of stables, dhobi ghats, dust bins, gate pillars and the method of disposal of sewerage and storm water;
e. The size of the doors, windows, openings and other methods of ventilation; and
f. The means of access to the building and its various doors and means of escape in case of fire or any other emergency.
8.Standard Design and Architectural Controls:-
Where the applicant intends to construct a building in accordance with a standard design, approved by the Competent Authority, he shall obtain a
copy of the same before starting the construction. In such cases he shall not be required to submit any building plan.
Provided further that if the owner proposes certain permitted modifications in the standard design or the architectural controls, then he shall submit
the same to the Competent Authority for approval.
9. Electronic submission of application:
Competent Authority may prescribe procedure for electronic/online submission of application/documents/drawings and payments in place
of or in addition to provisions of rule 5 to 8 above
10. Occupation Certificate.—
1) Every applicant on completion of the building works according to the building plan shall give notice of completion in Form 'B' and furnish the
completion certificate in Form 'C' through his architect to the Competent Authority for issuing the occupation certificate.
2) The Competent Authority shall, within thirty days from the date of receipt of the application shall either issue the occupation certificate or reject
the application giving reasons for such rejection in Form 'D'.
Provided that the applicant shall remove or demolish any temporary building which might have been erected and the debris from the site and
adjoining roads or vacant site before the occupation certificate is issued;
Provided further that partial occupation certificate may be granted for partially constructed building with one habitable room, one water closet and
one kitchen as per the sanctioned plan and duly functional in case of a residential house.
Provided further that the partial occupation certificate may be granted for partially constructed non-residential buildings subject to the minimum
completion of 25% construction of the permissible total floor area along with all the required public utilities and public safety measures.
Provided further that the partial occupation certificate to SCO’s/Shops may be granted subject to the condition that construction of ground floor is
completed along with public safety measure.
PART III
ADMINISTRATIVE CONTROL
11. Power of competent Authority to sanction or refuse erection or re-erection.---
1) The Competent Authority shall refuse to sanction the erection or re-erection of any building if it is in contravention of any of the provisions for
these rules.
2) The Competent Authority may sanction the erection or re-erection of any building either absolutely or subject to such modification in accordance
with these rules as it may deem fit and one copy of the mounted plans shall be sent to applicant with the word 'sanctioned' written on it.
3) The intimation of sanction or rejection of the building plans shall be given in Form 'E'.
12. Presumption of sanction.—If the Competent Authority neglect or omits, within sixty days of the receipt from any person of valid application,
complete in all respect to erect or re-erect a building, to pass orders sanctioning or refusing to sanction such erection or re-erection, the plans shall
without, prejudice to the provisions of these rules and the restrictions specified for erection or re-erection of buildings be deemed to have been
sanctioned and the applicant may proceed with the erection or re-erection of building or carryout any development work as described in the application
in any accompanying documents, but not so as to contravene any of the provisions of the Act and these rules made there under and the restriction
specified for erection or re-erection of buildings.
13. Validity period of sanction.----Every sanction for the erection or re-erection of any building or carrying out any development work shall remain in force
unless it is modified or cancelled by the Competent Authority by due process of law.
PART IV
Planning and Architectural Control
14. Compliance of zoning plan and architectural control sheets:-
1) The erection or re-erection of any building shall comply with the restrictions of the Zoning plan, architectural control sheets and the schedule
clauses appended thereto.
2) In the case of public buildings or assembly buildings provisions contained in "The Persons with Disability (Equal Opportunities, Protection of Rights
and Full Participation) Act, 1995" in so far as these relate to planning, designing and construction of public buildings and guidelines and space
standards for Barrier Free Environment as specified under the said Act, shall also be complied with.
15. Site Coverage:-(1) The maximum permissible site coverage on residential plots shall be as under:
Sr.No.
1) Area of plot
i. First 250 sq mts 65%
ii. Next 100 sq mts 60%
iii. Next 100 sq mts 50%
iv. Beyond 450sq mts 40%
2) In case of group housing
a) Minimum Approach Road 60 ft – 79 ft maximum ground coverage -40%
b) Minimum Approach Road Above 80 ft – 150 ft maximum ground coverage -35%
c) Minimum Approach Road above 150 ft maximum ground coverage -30%
Note:- 0.20% of the total covered area of group housing project shall be allowable for convenient shopping such as grocery shop, vegetable shop,
laundry shop, milk booth etc.
2) (a) Independent floors
The maximum permissible site coverage shall be as under;
Area of individual plot
i. First 250sq mts 65%
ii. Next 100 sq mts 60%
iii. Next 100 sq mts 50%
iv. Beyond 450 sq mts 40%
Provided that the plots proposed for Independent floors shall be in row housing earmarked for independent floors in the zoning plan or the plot to be
used for independent floors shall have minimum area of 2000 sq. metres.
Provided further, No individual plot in any block shall be allowed to build as an independent floor. The clubbing of two or more plots in row housing
for independent floors may be allowed subject to the condition that front and rear setbacks of the plots shall not be disturbed.
Provided further the parking in independent floors shall be compulsory under stilits.
3. Industrial Buildings:
In case of Industrial Buildings the site coverage shall be as:
a) General industrial buildings
Sr.No. Area of site Permissible Site coverage
(i) First 425 sqm. 65%
(ii) Next 425 sqm 60%
(iii) beyond 850 sq.mt 50%
b) IT industrial buildings
Sr.No. Area of site Permissible Site coverage
i) Upto 225 sq mts 65%
ii) Upto 425 sq mts 60%
iii) Beyond 425 sq mts 50%
Note : 5% residential component of total built up area under industrial use shall be permissible
4. Commercial.
In commercial buildings site coverage shall be 40 %
5 Public Buildings- In public buildings, site coverage shall be as under;.
i. Educational or religious buildings Hospital, nursing home or 40 %
ii. medical laboratory; 40 %
iii. Hotel, Banquet hall, Club, Community centre Public concert hall or Auditorium; 40 %
iv. Museum, Gymnasium or Public exhibition hall 40 %
v. Amusement park or Sports complex 10%
vi. Marriage palaces 35%
16. Floor Area Ratio.- (1) The maximum floor area ratio shall not exceed for,-
(i) Educational or religious buildings. 1: 1.0
(ii) Hospital, nursing home or medical laboratory;
a) Area 1000 – 2000 sq yds with road 40 ft 1:1.50
b) 2001 to 4000 sq.yds with road 60 ft 1:1.75*
c) 4001 sq.yds and above with road 80 ft 1:2.25*
(iii) Banquet hall, Club, Community centre, Public concert hall or Auditorium; 1:1.0
(iv) Museum, Gymnasium or Public exhibition hall 1: 1.0
(v) Amusement park or Sports complex 1:0.10
(vi) In the case of residential plotted development and independent floors buildings
i. First 250 sqm. 1: 2.0
ii. Next 100 sqm. 1: 1.40
iii. Next 100 sqm 1: 1.20
iv. beyond 450sqm. 1: 0.90
(vii) In case of group housing, the Floor Area Ratio shall be as under;
a) Minimum Approach Road 60 ft – 79 ft 1: 1.75
b) Minimum Approach Road Above 80 ft – 150 ft 1:2.50
c) Minimum Approach Road above 150 ft 1:3.00
.
(viii) Commercial Sites, the Floor Area Ratio shall be as under;
• For site located on road width between 80 ft to 100 ft 1:2.0
• For site located on road width between 101 ft to 150 ft 1:2.50
• For site located on road width between 151 ft to 200 ft 1:3.0
(ix) HOTEL:
• For plot size 1000 sq. yds. to 2000 sq.yds with road 40 ft - 1:2.0
• For plot size 2001 sq. yds. to 4000 sq.yds with road 60 ft - 1:2.5
• For plot size 4001 sq. yds. And above with road 80 ft and above 1:3.0
Note:- In rural areas outside Master Plans, the Hotel activity upto one acre area shall be permissible on Link Roads having minimum width of 22’-0” (4
karam). However, the developer has to widen the road to minimum 40 ft by leaving proportionate area from his own land.
(x) In case of industrial plots, the Floor Area Ratio shall be as under;
a) In the case of industries except IT
• For plots up to 425 sq.mtr.in area 1.50
• For next 425 square meters 1.40
• Beyond 850 sq. meters 1.30
b) In case of IT units ,knowledge based industries, research institutions and commercial components of
IT Park the FAR shall be 1:3.0
Note: The 2 percent free FAR shall be permissible to the Eco –friendly buildings. The promoter have to provide Certificate from Bureau of Energy Efficiency
or from GRIHA ( Green Rating Integrated Habitat assessment) Ministry of Non Renewable Energy Source and Energy government of India. However in
case the promoter fails to submit maintenance certificate after a period of 5 years from the competent authority the defaulter can be panellized @of 200
percent of extra FAR.
17. Height of building and set back.-
The maximum height upto which any building other than residential plotted building can be constructed shall have no restriction subject to clearance
from Air port authority and fulfilment of rules such as setbacks, distance between buildings and structural safety and fire safety norms. As per NBC.
The building setbacks shall be kept according to the provisions of NBC 2005 and as per subsequent amendments from time to time .The
Minimum front set back (building line) on major roads shall be as notified by the competent authority from time to time.
Provided that the maximum height of plotted residential buildings without stilts shall be 36’excluding mumti, parapet, lift room and architectural
features. In case of independent floors the stilts shall be compulsory and shall not be counted towards height of building.
18. Projection –
1) Where there is an uncovered balcony or chhajja or cantilever from wall it shall not project more than 1.22 meters(Four feet) beyond the
building line when measured at right angle to the outer face of the wall for plots above 250 sq.mt. and it shall be within the boundaries of the
site and in the case of row houses or buildings adjoining each other where the area of the plot is upto 225 sq.mtr. the projection shall not be
more than one-third of the corresponding depth of front or rear setback or 0.91 meters (three feet) whichever is less.
Provided further that projection on door and window shall not exceed 0.90 metres. (three feet) provided further that projection shall not be at
a lesser height than 2.06 mts. (6'-9") clear above the plinth level of the building.
2) The area of the projection shall not be counted towards the covered area of the site.
3) In case of corner plots, sunshade not exceeding 0.60 metres.(2 feet) on window opening on to the side shall be permitted at a height not less
than 2.06 mts. (6'-9").
(19)The parking norms for different categories of buildings shall be as below:
Category of building Proposed Norms
Group Housing Project and independent floors building 1.5 ECS per DU with super area upto 1200 sq. feet, 2.0 ECS per DU
with super area upto 3000 sq. feet and 3ECS above 3000 sq feet.
Additional 10 % guest parking shall also be provided.
Stand alone Hostels 1.5 ECS/100sqm of covered area
Lodges, guest houses or inns 2.0 ECS /100sqm of the covered area
COMMERCIAL BUILDINGS:
Multiplex or Cinema, shop, shopping complex or a building
primarily used for display and sale of merchandise or any
similar purpose.
3.0 ECS /100sqm of the covered area in respect of multiplex or
cinema component plus 30%of the total covered area of that
component i.e (multiplex or cinema component) and 2 ECS / 100 sq
m of the balance total commercial covered area including
circulation area
Restaurant, shop, shopping complex or a building primarily
used for display and sale of merchandise or any similar
purpose
2 ECS /100sqm of the total covered area including circulation area.
Office or Bank 2 ECS /100sqm of the total covered area
PUBLIC BUILDINGS Educational or Religious Building;
1.5 ECS /100sqm of the covered area.
Hospital, Nursing Home or Medical Laboratory; 2.0 ECS /100sqm of the covered area.
Hotel, Banquet hall, Club, Community centre, Public concert hall
or Auditorium,
2.0 ECS /100sqm of the plot area.
Amusement park or Sports Complex. 1.0 ECS /100sqm of the plot area.
Museum or Gymnasium 1.0 ECS /100sqm of the covered area.
Public exhibition hall 2.0 ECS /100sqm of the covered area.
INDUSTRIAL BUILDINGS Manufacturing industry
1.0 ECS /100sqm of the covered area.
IT & IT enabled services 3.0 ECS /100sqm of the covered area.
STORAGE AND WAREHOUSE BUILDING Freight depot
2.0 ECS /100sqm of the covered area.
Warehouses, Cold stores, Transit shed store, Grain elevator or any
other such activity.
1.0 ECS /100sqm of the storage capacity.
Multi level basement will be allowed upto the outer limits of plot area except in 6 (six) meter set backs on the all sides of a plot provided it satisfy
the public health and structural requirements.
Separate multi level parking blocks are permissible within zoned area and such area shall not be counted in FAR and ground coverage.
In case parking is provided under stilts, it shall not be counted towards FAR and height.
For the provision of car parking spaces, the space standards shall be as under or as amended from time to time:-
i) For open parking 23 square meters per equivalent car space.
ii) For ground floor covered parking 28 square meters per equivalent car spaces.
iii) For basement 32 square meter per equivalent car space.
Provided further that
i) Mechanical parking shall be permitted subject to mechanical and structural safety. However, it shall not exceed 20% of the total parking
requirements. In such case the maintenance for 10 years shall be the responsibility of promoter.
ii) Minimum 20% of the total required parking shall be on ground floor.
iii) Parking where it is provided in stilts, shall be permissible under the building only. Clear height from the finished level of the ground floor to the
under surface of the beam, joint girders or any other horizontal structure member shall be 7’6” ,
iv) Provided further that if there is any doubt regarding the category of any building, the decision of the State Government shall be final.
v) Provided that parking for the disabled persons shall also comply with the provisions of "The Persons with Disability (Equal Opportunities,
Protection of Rights and Full Participation)Act, 1995".
20. Minimum Area of Courtyard:-
1) The minimum area of every closed courtyard of a residential building upon which habitable rooms abut shall not be less than nine square metres
and the minimum width of every such courtyard in any direction shall not be less than 2.5 metres.
2) Not with standing the provisions of sub rule (1),the clear width of the courtyard shall not be less than one-third of the mean height of the abutting
building or enclosing walls.
(21) Dwelling Unit:-
1) Each residential building intended for the use of a single family shall, in addition to living room or rooms, have at least;-
a) One kitchen or kitchen alcove; and
b) One bath room or an enclosed or open bathing platform and water closet; or
c) One toilet comprising of a bathroom and a water closet
2) Where a residential building is intended for use of more than one family such as a block of flats, the requirement specified in sub rule (1) shall be
repeated for every family.
3) Where community kitchens, bath rooms, latrines or water closets are provided in a public building the requirement with regard to the provisions
of kitchen, bath rooms, latrines and water closet may be dispensed with;
Provided that the standard of community kitchens, bath rooms and latrines shall be in accordance with the National Building Code.
22. Minimum height of room, verandah and light ventilation.-
1) The height of a habitable room shall not be less than 2.70 metres and the mean height of a water closet, bath room, store room, gallery ,
verandah and mezzanine floor shall not be less than 2.25 metres and the clear headroom in any staircase shall not be less than 2.25 metres and
the clear head room in any staircase shall not be less than 2.25 meters.
2) Notwithstanding the obstruction by the projection and compound wall, habitable room shall have the opening either directly or through an open
verandah or courtyard, into an open space having a minimum width of 2.5 metres and the total aggregate an open able area in the form of
windows, ventilators, glazed doors or other apertures shall not be less than one-tenth of the floor area of the room.
23. Provision of lift.- The provision shall be as per NBC 2005 and as amended from time to time.
24. Basement.- The minimum height of basement shall be 2.50 meters measured from the finished level of the floor to the under surface of the beam,
joist girders or any other horizontal structural member. The multi level basement shall be allowed maximum upto the zoned area of the site leaving the
minimum6 meter required setbacks as per provisions of NBC 2005 and subsequent amendment. The structural safety of the adjoining buildings and the
movement of fire tender should be ensured while allowing the basement. It shall be allowed subject to following conditions;
1. First level basement upto the extent of 75 percent basement area may be used for habitable purposes in commercial buildings only subject to the
condition that mandatory parking area norms are fulfilled and it shall be fully air-conditioned, mechanically ventilated and conforming to fire
safety norms, public health and structural safety norms . The minimum two entry/exits shall be mandatory for habitable use of basement.. Such
area shall be counted towards FAR.
2. The remaining 25 percent area of first level basement may be put to following uses:
a) Storage of household or other goods of non-combustible material.
b) Strong rooms, bank cellars, etc.
c) Air conditioning equipment and other machines used for services and utilities of the building; &
d) Parking
Basement if used for purposes mentioned at 2(a), (b),(c) and (d) shall not be counted towards FAR.
3. The basement shall have the following requirements:
a) Basement shall be at least 2.4 mt. in height from the floor to the underside of the roof slab or ceiling;
b) Adequate ventilation shall be provided for the basement. Any deficiency may be met by providing adequate mechanical ventilation in the
form of blowers, exhaust fans, air conditioning system etc.
c) The minimum height of the ceiling of first level basement shall be 0.9 mt. and maximum 1.2 mt .above the average surrounding ground
level.
d) Adequate arrangement shall be made such that surface drainage does not enter the basement.
e) There shall be provisions of sufficient doors in case the basement is used for office or commercial purposes and maximum travel distance
from any point to the door shall not exceed 15 mts.
f) In case the basement is allowed beyond the building then the level of the basement shall be at the ground floor level and the slabs should
be designed to bear the load of fire tenders.
25. Stair Case.- (1) Minimum width, tread and maximum riser of the staircase for different type of buildings shall be as per NBC 2005 and as per
subsequent amendments.
26. Set back of projected portion of roof level
The projected portion of parapet, flues, ducts, water storage tanks, mamties, minarets, domes, water cooling tanks, lift towers, lifts rooms exceeding 2.25
metres in height shall be receded from the façade by a minimum distance equal to their height above roof level, failing which these shall be counted in
calculating the height of the building as well as covered area
27. Distance between buildings.-
Distance between buildings within the same site or between buildings of the adjoining sites, shall be as per the provision of NBC 2005 and as amended
from time to time.
28. Street width . – Except as otherwise provided in any sanctioned scheme of the State Government or of a Local authority, no building shall be erected
or re-erected unless it abuts on a street, lane alley, passage, road or otherwise, whether existing or proposed unless the same is clearly laid on the ground
and is not be less than:-
i) Residential buildings 10.6 metres (35ft).
ii) Grouping Housing 18 metres (60ft)
iii) Independent floors 18 metres (60 ft)
iv) Local level commercial (G+1) 18 metres ( 60ft)
v) Commercial (above 3 storey ) 25 metres (80ft)
vi) Industrial buildings 18 metres (60ft)
vii) Nursing Home/Hospital
a) For plot size 1000 sq. yds. to 2000 sq.yds. with minimum frontage of 60 feet 40 ft.
b) For plot size 2001 sq. yds. to 4000 sq.yds. with minimum frontage of 90 feet 60 ft.
c) For plot size 4001 sq. yds. And above with minimum frontage of 120 feet 80 ft.
viii) HOTEL:
• For plot size 1000 sq. yds. to 2000 sq.yds. with minimum frontage of 60 feet. 40 ft
• For plot size 2001 sq. yds. to 4000 sq.yds. with minimum frontage of 90 feet 60 ft.
• For plot size 4001 sq. yds. And above with minimum frontage of 120 feet 80 ft.
NOTE: No hotel site shall be eligible for incentives under any policy of the government having plot size less than 1000 sq.yds.
ix) Marriage palace :- As per marriage palace policy notified by the government or as amended from time to time.
x) Other buildings :- As per Master Plan of the area
PART V Material and Structural Control
29. Fire Protection . –
1) All requirement of fire protection through classification of buildings based on occupancy, type of construction and other requirement shall be in
accordance with the IS-1642-1960 Code of practice for Safety of Buildings (General); material and details of construction, and other relevant B.I.S.
Code or the National Building Code with latest amendments.
2) For buildings having more than four storey in height non-combustible material shall be used for constructions.
30. Structural Design.-The structural design of all buildings shall be in accordance with the relevant provisions of the B.I.S. Code and shall be certified by a
engineer.
31. Plinth level .-
The plinth level shall be forty five centimeters from the crown of the adjoining road in front or as specified by the Competent Authority from time to time.
• Provided that for a detached building the plinth level may be more than 45 centimeters .
• Provided further that the level of front court yard shall not exceed 45 centimeters and the ramp from the front road to the court yard shall be
within the plot boundary
32. Roof, - The construction of every roof shall conform to the materials and specifications as are specified in the Punjab Public Works Department
specifications.
32(a). Use of Glass:- Glass used in buildings shall conform to the relevant provision of BIS code or the NBC with latest amendments.
PART VI Public Health: Water Supply, Sewerage and Drainage
33. Application for connection.
Every application for water connection from the main water supply for a private domestic purpose shall be made in Form 'F' to the Competent Authority
through a registered plumber.
34. Material for water connection
Every applicant shall procure at his own cost at least a ferrule ISI mark, a stop cock ISI mark, water meter and surface box if the water meter and surface
box is not supplied by the Competent Authority, medium size G.I. pipes and specials to be installed for the ground floor level.
35. Sanction of water connection
On receipt of the application under rule 33 and subject to the fulfillment of the requirements of these rules, the Competent Authority may sanction the
water connection and direct the applicant to deposit such security and any other charges as may be determined by the Chief Administrator for getting the
water connection.
36. Release of water connection
1) After the water Connection is sanctioned under rule 35 the applicant shall excavate the trench in a safe manner at the place from where connection
from the water main has been sanctioned and thereafter supply pipe line will be drilled and ferrule and connection pipe shall be laid.
2(a) No building or premises shall be supplied with water by the Competent Authority through more than one communication pipe and in the case of
multi storeyed flats, separate water connection for each flat will be allowed and its water meter shall be installed at the ground floor.
(b) All works to be carried out by the applicant in connection with the supply or use of water shall be required to be executed by the registered plumber
and shall conform to the standard and specifications laid down for such items in the Punjab Public Works Department specification Book 1986 Edition and
if no standards or specifications are laid down for any item it shall be as per standard and specifications of the Indian Standard Institute and if no standard
and specifications are laid down by the Indian Standard Institute then that item shall be as per the Bureau of Indian Standards.
37. Notice and Certificate of Completion of work.-
No connection to any public sewer shall be made nor any water borne sanitary installation and drainage work intended to be connected through the
connection shall be brought into use, until the applicant, after completion of minimum works, has applied to the Competent Authority for a
certificate, and a certificate has been issued by the competent authority in Form 'D' after satisfying that the sanitary installations and drainage have
been satisfactorily completed in compliance with these rules.
(2) If no decision is communicated on the application for a certificate under sub rule (1) within 20 days of the receipt of the application, the certificate
shall be deemed to have been granted.
38.Application before connection with public sewer
1) After the grant of the certificate referred to in rule 37 or in the event of the certificate having been deemed to have been granted, every person
intending to connect a drain or sewer to a public water sewer shall apply in form 'G' to the Competent Authority at least seven days before the
date on which connection is required.
2) The application under sub rule (1) shall be accompanied by the certificate referred to in rule 37 along with a fee which the Chief Administrator
may specify from time to time.
3) On receipt of the application and subject to the requirements of rule 37, the Competent Authority shall accept or reject the application.
4) In the event of the required connection having been sanctioned, it shall be got connected through a registered plumber.
39. Connection with Public sewer
Every drain or sewer discharging into a public sewer shall join the sewer obliquely in the direction of the flow of the sewer and such a connection shall be
made at an existing junction in the sewer or there shall be an interception manhole before the connection within the boundaries of the site.
40. Material for drain and construction
The material and methods of construction for drain shall conform to the Punjab PWD Specification, 1986 Edition, as amended from time to time, and if
there are no such specifications laid down for any item, the same should conform to the specifications laid down for such item by the Bureau of Indian
Standards/ISI.
41. Drain Connection for trade effluent
Every drain and private sewer intended solely for conveyance of industrial or chemical or other trade effluent shall be constructed of good and sound type
of material unaffected by the chemical action of the effluent and shall be laid as prescribed in the Punjab PWD Specifications or the National Building Code
or in accordance with the instructions issued from time to time by the Competent Authority.
42. Waste water pipes . – A waste water pipe from a bath, sink (not being a slope sink), bidet or lavatory basin and pipe for carrying water directly shall, -
i) not discharge as to cause dampness in the walls or the foundation of a building.
ii) if it discharges into a drain, be disconnected from the drain by a trapped gully with a suitable grating above the level of the water in the trap.
43. Manholes
1) At every change in alignment, gradient or diameter of a drain there shall be a manhole inspection chamber, and bends and junctions in the drain
shall be grouped together in a manhole as far as possible and a maximum distance between manhole and gully chamber shall not exceed six
meters.
2) Where the diameter of a drain is increased the crown of the pipes be shall fixed at the same level and the necessary slopes given in the invert of
the manhole chamber, and in exceptional cases, where the required fall is not available, connection may be made upto half the difference in the
diameter that is the connecting branch sewer shall be connected with the main sewer in such a manner that full supply level of both the sewers is
maintained running half the diameter of both the sewers of drain and the minimum internal size of chamber (between brick faces) shall be as
follows:
a) For depth of 0.80 meter: 0.75x0.75 meters.
b) For depth of more than 0.80 meters but not exceeding 2.1 meters:1.2 x 0.90 metres and
c) For depths of more than 2.1 meters : rectangular chamber with minimum internal dimension of 1.20x0.90 meter.
44. Septic Tank , -
No septic tank shall be located within thirty meters of any percolation well, water sources or stream used or likely to be used for drinking or domestic
purposes or for the manufacture or preparation of any articles of food or drink for human consumption and it shall be readily accessible so as to permit
cleaning operations being carried out without interference with the operation of any water borne sanitary installation as a whole.
1. Every septic tank shall be constructed into two separate compartment so that one compartment when required may be put out of use for cleaning
purposes.
2. The capacity of every compartment of the septic tank shall be two and a half times the total water allowance for the total number of residents of
the building.
3. Every inlet pipe into a septic tank shall be effectively trapped.
4. The design of septic tank shall be in accordance with the B.I.S. Code No.IS 2470, Part-I-1968 and IS 2470 (Part-II-1971) Code of practice for design
and construction of septic tank.
45. Absorption pits,-
1) In the matter of location every absorption pit shall conform to the same restrictions as are laid down for a septic tank under rule 44.
2) No absorption pit shall have any outlet into, or means of communication with, any sewer, storm water, drain or surface drain.
3) The wall of every absorption pit shall be at least 0.50 metre above ground level so as to exclude effectively the entry of storm water into the
absorption pit.
4) The absorption pit shall be constructed in duplicate so that one pit can be put out of use for cleaning purpose and the capacity of the absorption
pit shall be as approved by the Competent Authority.
5) The other details of the absorption pit should conform to the B.I.S. Code No.IS 2470(Part I) 1968 Code of Practice for design and construction of
septic tanks.
6) The absorption pits shall be provided with adequate means of access for removing the filtering media and cleaning the same.
45(a) Roof Top Rain Water Harvesting and Ground Water Recharging:
All the buildings located on plot area of 400 sq. metres and above shall have Roof Top Rain Water Harvesting System to recharge Ground Water as per the
specific design to be provided by the concerned Development Authority.
46. Electrical installations, -
1. The electrical installations in the building shall be carried out in conformity with the requirements of the Indian Electricity Act, 1910 and the Indian
Electricity Rules, 1956, as amended from time to time.
2. The work of electric installations shall be carried out under the supervision of a person holding a Certificate of Competency issued by the
Chief Electrical Inspector, Punjab.
46(a) Solar Water Heating System and Compact Fluorescent Lamps(CFLs) shall be provided as per provisions of Renewal Energy Systems and Punjab
Energy Conservation Building Code (PECBC)
• Provision of Renewal Energy Systems (Solar Water Heating Systems, Solar Photo Voltaic System) and use of Punjab Energy Conservation Building
Code as notified under Energy Conservation Act 2001and as amended from time to time shall be applicable while approving the building plans for
construction of buildings.
• Provided further, that an incentive of 50 percent refund of building scrutiny fee shall be permissible on completion of the building on production
of certificate from competent authority of PEDA
PART VII -- Registration of Architect Engineers and Plumbers.
47.Registration of Architects,-
To be deleted.
48. Registration of Engineers.-
To be deleted
49. Registration of Plumbers
A plumber who is holding any of the qualifications specified in the Schedule and desirous of registration with the Authorized Officer shall make an
application in Form 'J' along with such fee as is determined by the Chief Administrator as a registration fee for a period of five years.
50. Grant of registration, - If an application made under rule 48 or rule 49 is found in order, the Authorized Officer may grant registration and issue a
registration certificate in Form 'K' to the applicant for registering him as Engineer or Plumber, as the case may be.
51. Renewal of registration
A registration certificate issued under rule 50 shall be renewable for a period of five years on the payment of such renewal fee as is determined by the
Chief Administrator.
52. Cancellation of registration certificate
A registration certificate granted under rule 50 or renewed under rule 51 shall be liable to be cancelled by the Authorized Officer if the holder thereof
contravenes any of the provisions of the Act or the rules or regulations made there under or any direction issued there under by the Competent Authority.
Provided that before canceling the registration certificate reasonable opportunity of being heard will be afforded to the holder of the registration
certificate.
PART VIII – Miscellaneous
53. Relaxation
The Competent Authority may relax any of the provisions of these rules for reasons to be recorded in writing in respect of any class or category of cases
Rule 53-A Matters not covered under these rules:-
In respect of the matters which are not directly or indirectly covered under these rules the Competent Authority shall be guided by the
provisions of the National Building Code of India 2005, as amended from time to time.
53-B Compliance of right to service Act,2011The compliance of time schedule prescribed in the above said act shall be adhered to
for the various approvals/sanctions under these rules in respect of water and sewer connections.
Chapter-5
Affordable Housing
As per present policy every promoter of a housing project is required to
leave 10% area of the area under residential plots for EWS in PAPRA projects
and in case of non PAPRA Mega Projects 5 % of the gross area of the project is
required to be earmarked for Affordable housing for weaker sections of the
society. The promoters were given certain incentives like exemption from CLU,
EDC, License fee etc to construct house for EWS but in spite of these incentives
no satisfactory progress in this field have been noticed .
In this background the government has decided that in case of
housing projects where plotted as well as flatted development is under taken by
the developer in that case the area reserved for EWS shall be transferred free of
cost to the concerned authority for construction of houses for EWS. These
houses shall be allotted to the eligible persons as per policy of the government.
In case of standalone group housing projects the developer shall be
responsible to construct houses for EWS which will be handed over to the
concerned development authority for allotment to eligible persons as per policy
of government.
Chapter-6
6. Incentives for Green Buildings:
Green building is one which uses locally available and low embodied materials, consumes
minimum water, energy efficient, conserves natural resources, generates less waste and
provides healthy spaces to occupants as compared to conventional buildings. The concept of
Green Buildings ensures minimum harm to the environment and is considered Eco-friendly.
These buildings are designed to:
• Lower operating costs and increase asset value;
• Reduce waste sent to landfills;
• Conserve energy and water;
• Be healthier and safer for occupants;
• Reduce harmful greenhouse gas emissions and;
• Qualify for tax rebates, zoning allowances and other incentives in hundreds of
cities.
The builders have to provide certificate from Bureau of Energy Efficiency (BEE)
or Green Rating Integrated Habitat Assessment (GRIHA) or Leadership in
Energy and Environment of Designs (LEED) for availing this concession. The
promoter has to submit Maintenance Certificate after a period of every five years
from above said agencies.
Criterion for Rating System for Certification:
Criterion 1 Site Selection
Criterion 2 Preserve and protect the landscape during
construction/compensatory depository forestation
Criterion 3 Soil conservation (till post-construction)
Criterion 4 Design to include existing site features.
Criterion 5 Reduce hard paving on-site and /or provide shaded hard - paved surfaces.
Criterion 6 Enhance outdoor lighting system efficiency.
Criterion 7 Plan utilities efficiently and optimize on-site circulation efficiency
Health and well being during construction
Criterion 8 Provide at least, the minimum level of sanitation/safety facilities for
construction workers
Criterion 9 Reduce air pollution during construction
Building Planning and Construction Stage
Water
Criterion 10 Reduce landscape water requirement
Criterion 11 Reduce building water use.
Criterion 12 Efficient water use during construction
Energy: end use
Criterion 13 Optimize building design to reduce the conventional energy demand
Criterion 14 Optimize the energy performance of the building within specified comfort
limits
Energy: embodied and construction
Criterion 15 Utilization of fly ash in the building structure.
Criterion 16 Reduce volume, weight, and time of construction by adopting an efficient
technology (e.g. pre-cast systems, ready-mix concrete, etc.).
Criterion 17 Use low-energy material in the interiors
Energy: renewable
Criterion 18 Renewable energy utilization
Criterion 19 Renewable energy - based hot- water system.
Recycle, recharge, and reuse of water
Criterion 20 Wastewater treatment
Criterion 21 Water recycle and reuse (including rainwater)
Waste management
Criterion 22 Reduction in waste during construction
Criterion 23 Efficient waste segregation
Criterion 24 Storage and disposal of waste
Criterion 25 Resource recovery from waste
Health and well-being during post-construction occupation
Criterion 26 Use of low-VOC (volatile organic compounds) paints/ adhesives / sealants.
Criterion 27 Minimize ozone – depleting substances
Criterion 28 Ensure water quality
Criterion 29 Acceptable outdoor and indoor noise levels
Criterion 30 Tobacco and smoke control
Criterion 31 Provide the minimum level of accessibility for persons with disabilities
Building Operation and Maintenance
Criterion 32 Energy audit and validation
Criterion 33 Building operation and maintenance
Innovation
Criterion 34 Innovation points
The Government of Punjab, in order to encourage the construction of Green
Buildings has decided to permit 2 percent of the total permissible FAR free of
cost to Gold and Platinum Certified eco-friendly buildings. In case of default, he
will be penalized @ 200% of concessional FAR.
Chapter-7
7. Procedure and Time Lines for approval of various projects:
In order to avoid delays in the clearance of projects, the
Government has fixed time lines for all type of clearances
related to the development projects viz., CLU / Layout plan
approvals, Issuance of License, approval of Building Plans /
Completion Certificate.
Following statutory approvals, aiming planned urban growth
with adequate common amenities inside as well as outside the
colonies and safe guarding the interest of common man is
essential, before setting up a colony:
I. Conversion (change) of land use
II. License for setting up the colony (U/S 5, Rule 10 of PAPR
Act,1995)
III. Renewal/Extension in time for license
IV. Completion Certificate
I. PERMISSION FOR CONVERSION (CHANGE) OF LAND USE
Application to the Competent Authority for grant of CLU
(A) Checklist of documents for obtaining Change of land use
1. Location map of site showing nearby features and roads to enable
official staff to locate the proposed site of the colony.
2. Copy of Shajra Plan showing the site duly signed by Patwari.
3. Proof of ownership:
• Fard Jamabandi (Not older than two months)
• Copies of sale deeds
• Copy of irrevocable consent if the land belongs to another owner,
authorizing the promoter to obtain CLU and license for the
development of colony on a non judicial stamp paper.
4. Non encumbrance certificate issued by concerned Tehsildar (Sub
Registrar).
5. Draft of processing fee @Rs.5000/for first acre and Rs.1000 for every
subsequent acre as per instructions issued by state govt. vide memo
no.18/65/2005-6hg-2/7102 dated14.7.2005.
(B) Office Reports required for issue of CLU
1. District Town Planner’s field report
2. Verification report by concerned Tehsildar.
If documents are in order, demand for conversion charges at notified
rates will be raised immediately.
(C) Processing time for CLU
Sr. No. Name of activity Time taken Remarks
1. Dispatch of letter for obtaining
reports
Within 3 days from
the receipt of
application
Time
shall be
working
days and
total
time is
subject
to the
receipt
of
reports
2. Time for submission of report of
DTP
14 days from date
of dispatch
3. Time for submission of report of
Tehsildar
14 days from date
of dispatch
4. Processing of reports and if found
o.k. conveying to applicant for the
deposit of CLU charges as per
notification issued by govt.
appended at Annexure –VI.
3 days from the
receipt of reports
5. Issue of permission for CLU 3 days from the
deposit of charges
6. Total 23 days
Note: 1. Time schedule is valid in case CLU is issued at local level.
2. In case there is difference in actual area as demarcated by revenue
authorities and as recorded in revenue records, then CLU will be
allowed and charges be levied for actual area, though no legal
rights as to ownership will accrue on account of this.
III) LICENSE FOR SETTING UP A COLONY (U/S 5, Rule 10 of PAPR Act,
1995)
Check List of documents to be submitted with FORM APR-I
For the establishment of any colony the promoter has to obtain license
under PAPR Act, 1995 which involves two stages;
A) Issue of LOI
B) Grant of License
A) Documents required to be submitted for issuing LOI
1. Copy of CLU
2. Application in Form APR-I along with the following information:
i. Name of colony
ii. Location of colony: Village----------, Tehsil------------, district-----------
iii. Whether within MC limits or outside------------
iv. Total area of the proposed colony------------
3. Proof of ownership and revenue details
i) Copy/copies of title deeds and other documents showing the interest
of applicant
ii) Irrevocable Consent of land owner on non judicial paper if land is
owned by another person(s)
iii) Current Fard Jamabandi (not older than two months)
iv) Copy of Shajra Plan showing the site duly signed & issued by Patwari
v) Non encumbrance certificate
vi) Certificate of an advocate with at least 7 years of standing regarding
the verification of revenue record of 30 years. (Search report)
4. General information:
Status of applicant, whether individual/firm/company/cooperative
society
a) In case of individual:
i) Name
ii) Father’s name
iii) Occupation
iv) Permanent address
v) Whether the applicant is income tax payer, if so give income
Tax Account Number_______PAN No.________
b) In case of firm/company or cooperative society
i) Name
ii) address
iii) Major activities
iv) Name and address of partners/chief executive/full time
directors.
i) Whether the applicant is income tax payer, if so give income
Tax Account Number_______PAN No.________
6) Financial position:
i. Details of immovable property held by applicant
ii. Copy of Audited accounts in case of
company/firm/cooperative society etc.
iii. Detail of bank accounts
Firm/company
Individual
6. Technical information
Maps and drawings
(i) Location/ guide map of site on a scale not less than 10 cm to
1 KM showing the location of the colony in relation to
surroundings geographical features to enable the
identification of land. Survey map on a scale not less than
1:1000 showing spot levels at 30 meter intervals and its
superimposition revenue map.
(ii) Layout plan of a proposed colony on a scale not less than
1:1000
(iii) Plan showing the cross section of proposed roads
(iv) Plan showing the layout of sewer lines/ storm water
lines/channels/water lines/street light and landscape plan.
7. Explanatory note explaining the salient features of the proposed
colony, in particulars, the source of water supply, arrangements
for disposal of storm water and sullage water as below
• Total area of scheme/colony.
• Total number of plots and their sizes.
• Total no. of shops
• Source of water supply and proposed arrangements.
• Proposed arrangements for disposal of sewer/storm water and
its treatment.
• Proposed area under parks and percentage to total area.
• Number of dwelling units and their size in case of group
housing.
Note: The LOI shall include the (in principle) approved layout plan to
help in preparing Service Plans.
B) INFORMATION/DOCUMENTS REQUIRED TO BE SUBMITTED FOR GRANT
OF LICENCE
1. Detailed plan and specifications, design and estimates of the
following (Service Plans)
I. Layout plan showing plot numbers
II. Road network
III. Water supply and storm water system
IV. Sewer system, disposal and treatment of storm water and
sullage water
V. Electric supply /street light
VI. Horticulture and Landscaping
VII. Plan showing water harvesting scheme.
2. Name and qualification of the Engineer and his consent to execute
the development works
3. Undertaking to comply with the terms and conditions of LOI
4. Payment of first instalment of EDC i.e. 15 percent of total amount.
5. Payment of License fee as per Notification appended at
Annexure- VI.
6. Submission of bank guarantee @ 25 percent of estimated cost of
development works as verified by Engineering Department
(Specimen copy of BG is at Annexure-IX).
7. Payment of urban development fund and social infrastructure
fund (3%).
8. Undertaking that land has not been sold/ transferred after grant
of CLU.
9. Submission of demarcation plan to help verify the actual
demarcation of layout at site.
10. Any other information to be submitted as required by the
competent authority.
Note: i. Demarcation of a colony as per approved Layout plan shall be
checked and verified by the concerned Development Authority
staff within three months from the date of issue of Licence.
ii. The Zoning plan of the colony shall be submitted by the promoter
within three month from the verification of the demarcation and
further, approved by the Competent Authority within one month
of its submission.
Reporting departments/agencies:
Comments of following departments shall be obtained by the licensing
authority before issuing license. The reporting agencies have to submit
their comments within stipulated time as per table below, failing which it
will be deemed that they have no objection and the licensing authority
will proceed to issue the license. In addition licensing authority may seek
report about the site from other departments as well keeping in view any
peculiarities of the site, pointed out by Town and Country Planning
Department.
a) Town and Country Planning department.
b) Punjab pollution control board.
c) XEN Drainage
d) Divisional Forest Officer
e) XEN PSEB
f) XEN PWD (B&R)
The reports received by the Competent Authority will be discussed by
the Screening Committee which shall have the following members, the
competent authority may invite any other officer as he may deem
necessary.
1. Competent authority Chairman
2. ACA concerned Member
3. SE Development Authority Member
4. XEN PPCB Member
5. XEN Drainage Member
6. DFO Member
7. XEN PSEB Member
8. XEN Roads (B&R) Member
9. Tehsildar (concerned) Member
10. Concerned Senior Town Planner (STP)/ Member Secretary
District Town Planner (DTP)
* Where at local level STP is not posted the concerned District Town
Planner will be the member
Time Schedule for Licensing
Sr.
No.
Name of activity No. of Days
to complete
Remarks
1. Circulation of documents for
obtaining reports from concerned
agencies by Nodal officer
concerned.
3 days No. of days means
working days
2. Observation regarding layout plan
if any.
3 days
3. Issue of LOI on the basis of
submitted documents if found in
15 days Layout out
approval by
order and asking for submission of
service plans and other documents
as per LOI
prescribed
authority
4. Submission of
documents/information in
compliance to the conditions of LOI
Within 30
days from
issue of LOI
To be circulated
to the concerned
reporting
agencies.
5. Receipt of reports regarding the
service plans and other reports for
fulfilment of conditions of LOI
21days from
dispatch
6. Convening of meeting of approval
committee
10 days Notice period
7. Conveying the approval or
observations if any as per the
approval of committee and issue of
license.
7 days
8. Total time taken say 60 days
IV) Reporting of development works to Licensing Authority
1. Progress report on the items indicated in the table given in para VI,
has to be submitted by promoter every six months and shall be
verified by engineering staff of development authority.
2. Checking shall be done by Engineering Staff of Development
Authorities at the time of demarcation of Layout at site & before
laying services to ensure correct implementation of layout & also to
check materials are as per approved specifications. The report will be
submitted to Competent Authority within 7 days of the inspection.
3. Observation/ directions if any will be conveyed to the promoter by
the Competent Authority within further 7 days.
V) Renewal/Extension of Time for license
To streamline the renewal process, following steps will be taken up by
the Competent Authority.
i) The application for renewal shall contain current status of
development works, variations if any from approved specifications
and reasons for extension in time and an undertaking to complete
the remaining development works within the period sought for
extension i.e 1 year maximum.
ii) Licensing Authority shall arrange an inspection of the colony by the
Engineering Staff of the Authority or by a Joint Committee consisting
of Superintending Engineer of concerned Authority, concerned DTP
and Incharge of Licensing Branch, within 15 days of submission of
application & convey its specific observations, if any, to the applicant
within further 7 days.
iii) Renewal shall be conveyed within 7 days on the progress report
submitted by the Promoter. (As (i) above)
VI) Completion Certificate of colony
Procedure for issue of completion certificate:
a) The information listed in the following table shall be submitted by the
promoter along with a forwarding letter to the competent authority
for taking completion certificate.
Information required to grant/ issue completion certificate
Sr
No.
Name of works Completed
(%)
Not
completed
(%)
Report of
inspection
committee
Remarks
1 Demarcation of layout
2 Road net work
3 Water supply
4 Sewer system including
sewerage treatment
plant.
5 Storm water drains
6 Development of parks
7 Street lighting
8 Deposit of EDC
9 School, Community
Centre, Dispensary etc.
as per license.
10 NOC from all
departments required
as per license.
b) Based on the application and other documents submitted by
promoter as per above table to Competent Authority along with
application for obtaining the completion certificate the following
steps will be taken by the Competent Authority :
The joint inspection by committee should be conducted within 21
days from the submission of application as per approved plans,
development work schedule as well as progress report submitted by the
promoters.
1) The observations if any should be conveyed to the applicant
within 7 days from the inspection date.
2) If reports are in order, then completion certificate shall be
issued within 15 days from the inspection date.
3) As per the provision of rule12(iv) of PAPR Act, in case the
promoter wants to transfer the sites reserved for community
facilities to the authority free of cost he should be allowed to do
so and the completion certificate should not be withheld for
this reason.
4) Formation of society of residents of that colony or to be
maintained by the development authority by charging the
requisite fee (maintenance Fund).
VII) Provision of External Services:
In order to streamline and integrate the process of development
outside Municipal Committee/ Corporation limits, the provision of
external development services needs to be simultaneously taken up
for which following steps are proposed.
1. The Development Authorities should prepare 5 years Action
Programme for potential areas ripe for development, in
coordination with T&CP Department.
2. The external services as per Action Programme such as road
connectivity, water supply, sewer lines & power lines should be
executed within the time bound frame by the development
authority using the external development charges/funds.
3. In order to achieve good results in the field of private colonization,
meetings on monthly basis be made regular feature of all the
Development Authorities and Town Planning Department.
GENERAL PROCEDURE FOR APPROVAL OF MEGA PROJECTS
Application for approval of mega project will be received in the
office of the concerned nodal agency i.e. the Punjab Urban
Development Authority for Housing projects, Punjab Agro
Industries Corporation for Agro Processing projects and Udyog
Sahayak in the Department of Industries for Industries for
Industrial Parks, Manufacturing, Multiplexes, Hotels and other
residual category projects.
Application to be submitted in the prescribed format (Annexure-
IX) should be accompanied by project synopsis alongwith
details of the promoters, location, proposed fixed capital
investment, employment potential, implementation schedule
and the details of concessions sought.
Proposal will be circulated within 7 days of receipt in the office
of the nodal agency concerned to the concerned departments
for their comments to be given in 15 days.
The proposal along with comments if any received from the
concerned department will be placed before screening
committee to be constituted under the Chairmanship of the
Chief Secretary and comprising of Administrative Secretaries of
the Department of Finance, Industries, Agriculture, Housing,
Science Technology & Environment, Power and Excise &
Taxation and other concerned departments as may be required,
in its next meeting for making recommendations to the
Empowered Committee.
All Projects, if found eligible will be recommended for the grant
of standard concessions by the Screening Committee to the
Empowered Committee. The Screening Committee may further
identify the special concessions/ relaxations in conditions
sought by the Promoter for taking decision by the Empowered
Committee keeping in view the nature and size of the Project.
The Screening Committee will meet every fortnight and
consider all the cases received.
Recommendations of the Screening Committee will be placed
before the Empowered Committee headed by the Chief
Minister, in its next meeting which may be held as and when
required keeping in view the number of cases recommended by
the Screening Committee.
After approval by the Empowered Committee and issue of
proceedings of the meeting, Letter of Intent (LOI) will be issued
within 15 days by the nodal agency concerned to the applicants
alongwith Draft Agreement.
Status of the application will be indicated on the Web Site, of
the concerned nodal agency.
On fulfilment of conditions of LOI, Agreement will be signed by
the Government in concerned Department with the applicant.
Period of 6 months will be provided in the LOI for fulfilment of
conditions of LOI and signing of Agreement, failing which, the
LOI/ Approval will lapse unless extended for further period of
not more than 6 months, on the application of the Promoter
explaining the circumstances and reasons for seeking
extension.
Copy of signed Agreement will be circulated to all concerned
departments for issue of orders/ notifications in respect of
concessions pertaining to their department. Screening
Committee, headed by the Chief Secretary will also review the
status of grant of concessions/ clearances. The Department
concerned will ensure the grant of concessions and all
clearances within one month after receipt of agreement and on
fulfilment of the condition precedent, failing which the mater will
be brought to the notice of the Chief Secretary by the Nodal
Department for issue of clearance/ grant of concessions by the
concerned department.
The Administrative Secretary of the concerned Department will
issue the notification/ order for the grant of concessions/
incentives/ relaxations as directed by the Chief Secretary
forthwith.
CONDITIONS & CONCESSIONS FOR MANUFACTURING PROJECTS
Conditions at the time of submission of the Project
Fixed Capital Investment in the proposed Project would be Rs. 100
crore or more (Rs. 25 crore or more in case of border districts),
except in case of Agro processing, IT, ITEs, Bio-technology,
Electronics and Garment manufacturing units where Fixed Capital
Investment may be Rs. 25 crore or more.
Conditions of LOI after fulfilment of which Agreement is to be
signed.
(i) In principle approval of the financial institution/ bank for funding
the project may be submitted by the Promoter to the concerned
nodal agency. If the project is to be set up entirely with own
funds, the details of financial resources may be provided.
(ii) Details of land on which project is to be set up may be given.
Time-period
The Project will have to be implemented in 5 years from the date of
signing of agreement by the Company with State Government,
unless extended for further period of not more than 1 year by the
Government on the request of the Promoter for the reasons to be
recorded in writing.
Concessions
(i) Exemption from electricity duty upto 5% for five years.
(ii) Exemption from Stamp Duty as levied in Schedule 1-A of Indian
Stamp Duty Act, on purchase/ lease of land.
(iii) Exemption from Advance Consumption Deposit in case of
expansion projects, provided consumption does not exceed
from the present level.
Above concessions may be given as a matter of practice in each
case. Additional concessions may be considered by the
Empowered Committee keeping in view the nature and special
circumstances and the size of the project.
CONDITIONS & CONCESSIONS FOR MEGA INDUSTRIAL PARKS
PROJECTS
Conditions at the time of submission of the Project:
(i) Fixed Capital Investment should be Rs. 100 crore or more.
(ii) Minimum quantum of land for the Park should be:-
- 10 acres for the built-up Parks.
- 25 acres for Parks having only plotted area.
(iii) A minimum of 60% of the area should be developed as an
industrial pocket and a maximum of 10% of the area may be
developed as a commercial pocket and balance area be
developed as a residential pocket.
(iv) Multi-Speciality Hospitals, Engineering, Medical and
Management Colleges may also be set up within non-industrial
area of the Park. Hotels may be set up in commercial area of
the Park and not in industrial area.
Conditions of LOI after fulfilment of which Agreement is to be
signed.
(i) In principle approval of financial institutions/ banks for funding
the project is to be submitted to the Nodal Agency by the
Promoter. If the project is to be financed by the Promoters from
their own funds, the details thereof may be given.
(ii) Ownership of land or Development Agreements with owners of
land for atleast 50% of land by the Company before signing of
Agreement, alongwith agreement of sale for balance 40% of
land with land owners in the name of Company having validity
of 6 months, which shall be bought by the Company within 6
months. The remaining 10% of land may be acquired by the
Government for the Developer, if so requested.
(iii) The land can be either self acquired agricultural or industrial
land or industrial land allotted by Government or any of its
agencies. In case of industrial land, self acquired or allotted by
the Government or any of its agencies, change of land use is to
be got done by the Promoter in accordance with Policy for
change of land use dated 4.3.2005 as amended from time to
time.
Time-period
The Project will have to be implemented in 3 years from the date of
signing of agreement by the Company with State Government,
unless otherwise extended for further period of not more than 1
year by the Government on the request of the Promoter, for the
reasons to be recorded in writing, as amended from time to time.
Concessions
Fiscal
(i) As per the Industrial Policy 2003, exemption will be granted
from stamp duty as levied in Schedule 1-A of Indian Stamp
Duty Act and registration fee on first sale/ transfer of built up
space of the units or land in-side the project area. Such
exemption shall extend to the project area upto first sale of
developed area/ plot/ built up space to any party by them or
to any of its affiliates. There shall be no stamp duty on lease
instrument of units located in the project area. Such
exemption shall remain operative till the completion of the
entire project as per the agreement.
(ii) Exemption from electricity duty upto 5% for 5 years shall be
allowed from the date of release of connection by PSEB.
This concession shall be admissible only to the Developer of
the project during its construction period and also to such
portion of the property which is retained by the Developer.
This will not be admissible to the subsequent Purchaser(s)/
Lessee(s)/ Franchise etc. of the property within the Industrial
Park, unless, however, his unit is a mega unit in its own right
duly approved by the Empowered Committee.
(iii) The land use change in the area falling under the Periphery
of Chandigarh governed by the Punjab New Capital
(Periphery) Control Act, 1952 and the Periphery Policy
notified by the State Government on 20.1.2006, Local
Planning areas and Controlled Areas declared under the
Punjab Regional Planning and Town Development Act, 1995
and any other area in the State of Punjab, shall be allowed
without any licence fees and land use charges levied by the
Housing and Urban Development Department in accordance
with the land use plan of the planning areas and in
accordance with the Periphery Policy and any other Policy,
rules & instructions issued by the Government of Punjab.
However, if any or whole part of land of the project area in
not covered in any master plan or planning zone under the
Punjab Regional & Town Development Act, 1995, the land
use thereof shall not be changed or amended later on and
shall be incorporated as such and included in any future
master plan or zoning which shall be prepared under the
above Act.
(iv) In case of Industrial Parks coming up on industrial land, self
acquired or allotted by the Government or any of its
agencies, the conversion may be allowed in accordance with
the Policy for Change of Land Use dated 4.3.2005, as
amended from time to time, on payment of charges as fixed
by the Department of Housing & Urban Development.
However, the Promoter will have option to surrender 50%
land converted to non-industrial use fee of cost back to the
Industries Department or the authority that originally allotted
the land in lieu of conversion charges, as provided in the
Policy dated 4.3.2005.
(v) The State Government Shall ensure that connectivity to
power, roads, accessibility, communication, civic and other
infrastructure upto project is provided within 240 days from
the date the same is applied for to the concerned
department/ agency/ authority/ local body on fulfilment of
various terms and conditions required in this regard at such
rates/ fee etc. which shall not be less favourable to them
compared to similarly placed projects/ customers. However,
the proportionate cost of any infrastructure upgradation of
the area where Industrial Park is proposed to be set up,
incurred by the concerned Municipal Corporation/
Committee/ Department of PWD or other Government
Department or Agency shall be borne by the Promoter.
Non-fiscal
(i) Permission under the provisions of Punjab Mines & Mineral
Act shall be allowed within the project area for works relating
development of the project. However, due charges as may
be applicable under the relevant law will be payable
(ii) High-rise buildings upto 45 mtrs. Shall be allowed subject to
Air Safety Regulations, Traffic Circulation, Fire Safety norms
and Parking norms as provided in the Building Rules.
(iii) FAR of 2 shall be allowed for industrial and commercial
purpose. FAR of 1.5 for residential plotted and FAR of 2 for
group housing, and FAR of 2 shall be allowed for institutions.
However, the relevant Building Rules/ regulations shall be
applicable to the area. The guidelines issued by the
Department of Industries & Commerce for Industrial Parks
vide its notification dated 25.5.2005, as amended from time
to time, shall also be applicable.
(iv) The project of Industrial Park shall be exempted from PAPR
Act. 1995. However, the layout and zoning plan shall be got
cleared/ approved from the Competent Authority which shall
be deemed to be a license under PAPR Act 1995. The
building plans shall also be got cleared from Competent
Authority under the relevant law applicable in the area.
(v) State Government shall allow the company to connect the
project are to the State Transport Network. The State
Government shall also allow them to operate their own public
transport system within the project area and also for
connecting the project area to the main urban centre nearest
to the project area subject to the fulfilment of required terms
and conditions in this regard.
(vi) The State Government shall not allow hazardous industry as
defined under Factories Act within 500 meters of the project
area and industrial plots within the Industrial Park shall also
not have any hazardous industry.
(vii) Pollution Control Board shall grant NOC and consent to
operate to the Green Category Industry to be located in the
Industrial Park in 30 days on fulfilment of all the required
terms and conditions.
(viii) The Department of Industries shall be the single Nodal
Agency for facilitating the project and getting clearances etc.
required for the unit for the project and the project area and
will also get resolved various issues which will relate to the
Government Departments or Punjab Government Public
Sector Undertakings/ Authority/ Local Body.
Conditions for grant of Concessions
[As per notification dated 25.5.2005]
(i) Incase of Industrial Parks having plotted areas, company
shall develop the Industrial Component first and housing/
commercial/ institutional component subsequently. Before
using/ selling/ allocating/ renting/ leasing etc. the residential/
institutional & commercial pocket, the company shall not only
first develop industrial pockets completely but also dispose
off atleast 50% of the industrial plots to industrial units which
will be set up in the industrial pocket and the entire project
shall come up with proposed investment level in stipulated
period. For Industrial Parks having built up space complete
infrastructure will also be laid before using/ selling/ allocating/
renting/ leasing etc. the residential/ institutional & commercial
pocket.
(ii) The project shall not be advertised/ launched and no money
will be collected from general public for allotment of land/
plot/ flat/ any space till such time the layout/ zoning plans are
cleared from the competent authority.
(iii) Permissible saleable area in the industrial pocket shall be
65%, in the residential pocket 60% and for the Commercial
Pocket 40%. Balance of area shall be used for common
facilities, upon spaces, green belt etc. as per approved
zoning plan and as per building rules of Housing & Urban
Development Department.
(iv) Zoning and Layout plan will be cleared by competent
authority declared by the Department of Industries &
Commerce, Punjab.
(v) Common facilities would include the facilities for air
conditioning, roads (including approach roads), water supply,
sewerage facilities, common effluent treatment facilities,
telecom networks, generation and distribution of power or
any other facilities in relation to a building or the land on
which it is located and all easements, rights and
appurtenances belonging to the land or the building, which
are neither in the exclusive possession of an apartment
owner/ plot owner in terms of conveyance deed of the
apartment/ land, provided that the facilities are used for more
than 2 industrial units in the Industrial Park.
(vi) Infrastructure development would include roads (including
approach roads) water supply and sewerage facilities,
common effluent treatment facilities, tree planting, telecom
networks, generation and distribution of power, parking
facilities, parks, street lights, provision for community building
and such other facilities as are of common use for industrial
activities which are identifiable and are to be commonly
used.
(vii) Industrial Parks with a residential component shall have only
non-polluting units and distance between industrial area and
other areas will be in accordance with guideline issued by
Punjab Pollution Control Board and Department of Housing
& Urban Development from time to time.
(viii) Necessary clearances from various central/ state agencies
will have to be obtained by the developers as per statutory
requirements and on payment of such prescribed fees as
required under the law. The Department of Industries &
Commerce, Government of Punjab will be the single nodal
agency for approving and facilitating the projects for getting
clearances etc. and will also facilitate in getting resolved
various issues which will relate to Government departments/
agencies.
(ix) Industrial Park shall come up as one unit at single
geographical location and shall be developed in contiguity.
However, public service which already exists such as road,
canal, park etc. shall not be construed to break the unity and
contiguity of the Park subject, however, to local rules
applicable in the area. Where the land use plan in a local
planning area/ controlled area has already been determined,
the Industrial Park may be put up either in the industrial or
residential area.
(x) Benefits to industrial parks under industrial policy, if provided
by the Government shall be withdrawn by State Government
in case the park is not put up/ developed in accordance with
the sanctioned plan within the prescribed time period. The
Government shall also be entitled to recover the cost of the
reliefs/ concessions, if availed by the Promoter (as dues
recoverable by the Government, as arrears of land revenue)
in the event of failure on the part of the Promoter to fulfil its
obligations as prescribed in the Agreement signed with the
Government.
CONDITIONS & CONCESSIONS FOR MEGA MULTIPLEX
PROJECTS
Conditions at the time of submission of the Project
(i) Definition of Multiplex as provided in the Scheme for
Development of Multiplex Complexes notified by State
Government on 8.9.2003 will be followed. However,
minimum requirement of land will be 2 acres outside
Municipal Areas and 1 acre within Municipal limits.
(ii) Fixed Capital Investment, including land cost, should be Rs.
100 crore or more. In case more than one Multiplex is to be
set up, their investment may be clubbed and combined
investment should be more than Rs. 100 crore. However,
investment including land cost, in individual multiplex will not
be less than Rs. 40 crore.
(iii) Details of land/ locations will be given by the Promoter.
Conditions of LOI after fulfilment of which Agreement is to be
signed.
(i) In principal approval of the financial institution/ bank for
funding the project may be given. If the project is to be set up
with own funds, the details of the same may be provided.
(ii) Proof of ownership of land or Development Agreements with
Owner of land in the name of the Company may be given.
The land can be either commercial, self acquired agriculture
land or self acquired industrial land or industrial land allotted
by Government or one of its agencies. In case of agriculture
land, the promoter will get the land use changed from the
Department of Housing in accordance with Periphery Police
or any other Policy framed by the Government for this
purpose. In case of industrial land, change of land use is to
be got done by the Promoter in accordance with policy for
change of land use dated 4.3.2005 or any other Policy
framed in this regard by the State Government.
Time Period
The Project will have to be implemented in 3 years from the date of
signing of agreement by the Company with State Government,
unless otherwise extended for a period of not more than 1 year by
the Government on the request of the Promoter for the reasons to
be recorded in writing.
Concessions
Fiscal
(i) 100% exemption from entertainment tax for a period of 10
years.
(ii) 50% exemption in electricity duty at current rate for a period
of 5 years from the date of release of connection by PSEB
for the project of Multiplex. This concession shall be
admissible only to the Developer of the project during its
construction period and also to such portion of the property
which is retained by the Developer. This will not be
admissible to the subsequent purchaser(s)/ Lessee(s)/
Franchise etc. of the property within the Multiplex complex.
(iii) Freedom to fix ticket rates in relaxation of Punjab Cinema
(Regulation) Rules, 1952 as provided in the notification dated
8.9.2003 issued under the Industrial Policy, 2003.
(iv) Power tariff rates as applicable to Industry will be applicable,
subject to approval of the Punjab State Electricity Regulatory
Commission as provided in the notification dated 8.9.2003
issued under the Industrial Policy, 2003.
(v) No transfer fee except stamp duty shall be leviable on the
first sale of shopping area by the Developer of the Multiplex.
However, on subsequent sale transfer fee as applicable at
the time of sale shall be applicable.
Non-fiscal
(i) FAR of 3, ground coverage of 50% and height upto 45 mtrs.
subject to Air Safety Regulation, Traffic Circulation, Fire
Safety norms and Parking norms as per building rules.
(ii) Exclusion of basements from FAR for parking only. Atrium
area to be counted once at ground floor level for the purpose
of FAR.
(iii) Licence for hotel, restaurant and pub/bar to be granted by
concerned departments.
(iv) Conversion of Land Use will be allowed by the Department of
Housing and Urban Development from agriculture to
proposed use on payment of conversion charges and in
accordance with Periphery Policy or any other policy framed
by the State Government. In case of industrial land, self
acquired or allotted by the State Government or any of its
agencies, the conversion will be allowed by the Department
of Industries in accordance with policy for Change of Land
Use notified on 4.3.2005 or any other policy framed in this
regard by the State Government. If the land use is allowed,
the existing allottee shall have to pay conversion charges
(which will include license fees, external development
charges and change of land use charges) as fixed by the
Department of Housing & Urban Development from time to
time.
In lieu of conversion charges, the allottee will have an option
to surrender equivalent land free of cost from same plot to
the authority that originally allotted land. Such land would
have equivalent or better road front and access compared to
the land meant for Multiplex. The authority will be free to use
the land so surrendered for commercial or any other purpose
and the returns therefore will be deposited in the Industrial
Infrastructure Development Fund.
(v) Relaxation under Shops & Commercial Establishment Act by
the Labour Department to permit 24 hour operation.
(vi) The project shall be exempted from PAPR Act, 1995 to the
extent of obtaining the licence. Approval of layout and
Building Plans by competent authority shall be deemed to be
a licence under PAPR Act, 1995. However rest of provisions
as Licencee under PAPR Act, shall be applicable, as if a
licence has been issued under the PAPR Act, 1995.
Conditions for grant of Concessions
(i) Period for completion of minimum investment of Rs. 100
crore (Rs. 25 crore in border districts) (not more than 25% of
the cost of project being included as cost of land in each
project) shall be 3 years from the date of agreement signed
between the Promoter and the Government, unless
otherwise extended for a period of not more than 1 year by
the Government on the request of the Promoter, for the
reasons to be recorded in writing.
(ii) The concessions will be restricted to investment in upto 3
acre of land for a particular Multiplex. Construction beyond 3
acres may be counted for investment purpose, but will not be
entitled for any concessions granted to Multiplexes.
(iii) Projects having only shopping malls, without cinema screens
will not be included for the purposes of clubbing investment
of the projects of the company at different locations to
determine the mega projects status and will not be eligible
for above concessions.
(iv) All the projects will fulfil the conditions as laid down in
Industrial Policy, 2003 i.e. conditions with regard to minimum
number of seats, area, investment etc. as prescribed in the
Scheme for Development of Multiplex Complexes.
However, condition of minimum three cinema halls can be
relaxed in case the Multiplex is with IMAX theatre.
CONDITIONS & CONCESSIONS FOR MEGA HOTEL PROJECTS
Conditions at the time of submission of the Project
(i) Fixed Capital Investment should be Rs. 10 crore excluding
the cost of land.
(ii) Detail of land on which project is to be set up will be given by
the applicant. However, the location will comply to local
byelaws.
Conditions of LOI after fulfilment of which Agreement is to be
signed.
(i) In principle approval of the financial institution/bank for
funding the project may be given. In case the project is to be
financed by own funds, the details of the same may be given.
(ii) Proof of ownership of land or Development Agreement with
owner of land in the name of the Applicant Company may be
given.
Time-period
The Project will have to be implemented in 3 years from the date of
signing of agreement by the Company with State Government,
unless otherwise extended by the Government for a further period
not exceeding one year for reasons to be recorded in writing.
Concessions
Fiscal
Exemption from electricity duty upto 5% for a period of 5
years from the date of release of connection by PSEB for the
project of Hotel.
Non-fiscal
(i) FAR of 3, ground coverage of 50% and height upto 45 mtrs.
subject to Air Safety Regulation, Traffic Circulation, fire
Safety norms and parking norms as per applicable byelaws.
Atrium area to be counted once at ground floor level for the
purpose of FAR.
(ii) Relaxation under Shops & Commercial Establishment Act by
the Labour Department to permit 24 hour operation.
Conditions for grant of Concessions
(i) Change of land use will be allowed by the Department of
Housing & Urban Development in accordance with the
periphery policy or any other policy formulated by the State
Government on the payment of Change of Land Use charges
fixed under the policy. Licence fees and External
Development Charges will be levied as applicable.
(ii) If Hotel is part of a Multiplex, coming up on Industrial Land
allotted by a Government Agency, then the Promoter will
obtain conversion from the Department of Industries as per
the policy framed and issued by the Department of Industries
on 4.3.2005 amended from time to time on the payment of
charges fixed by the Department of Housing & Urban
Development.
CONDITIONS & CONCESSIONS FOR MEGA HOUSING PROJECTS
The department of Housing and Urban Development shall be the
Nodal Agency for facilitating the projects in additions Department of
Industries and commerce may also facilitate the projects.
Conditions at the time of submission of the Project
i) Fixed Capital investment should be Rs. 100/- crore or more.
ii) Minimum quantum of land for residential project should be :-
* 100 Acres in Local Planning Areas in the Chandigarh
Periphery Controlled Area in the Punjab portion.
* Area as per zone wise requirement defined in the
Housing & Urban Development Memo No. 18/182/06-
6HG2/5598 dated 17.7.2007,
iii) *The land should be at single geographical location and shall
be developed in continuity, public services which already
exists such as roads, canals, parks etc. shall not be
construed to break the unity and contiguity of the Project.
iv) 50% of the ownership of the project land at the time of
submission of proposal to the Committee headed by CS
before it is considered by the Empowered Committee.
Conditions of LOI after fulfilment of which Agreement is to be
signed
(i) Ownership of land or Development Agreements with Owners
of land for atleast 50% of land by the Company before
signing of Agreement, alongwith Agreement of sale of
balance 40% of land with land owners in the name of
Company having validity of 6 months, which shall be bought
by the Company within 6 months. The remaining 10% of land
may be acquired by the Government for the Developer, if so
requested.
(ii) At the time of applying for change of land use ownership
documents for atleast 75% of project land.
(iii) Copies of agreement of sale/undertaking to purchase 15% of
land not later than 6 months.
(iv) 10% land may be acquired by the State Government on the
request of Promoter at their cost only to fill the critical gaps.
Time-period
The project will have to be implemented in 3 years from the date of
signing of agreement by the Promoter with the State Govt. unless
otherwise extended for further period of not more than one year by
the Govt. on request of Promoter for reasons to be recorded in
writing.
Conditions for grant of Concessions
i) They will have to pay external development charges, license/
permission fee, conversion charges at the rates, notified by
the Housing and Urban Development Department from time
to time.
ii) The project shall not be advertised/launched and no money
will be collected from general public for allotment of
land/plot/flat/any space till such time the layout/zoning plans
are cleared from the competent authority and exemption u/s
44 of PAPRA is issued by the Government.
Concessions
i) The provision contained in Section 5(9) of PAPR Act, 1995
shall be complied with.
ii) The layout/zoning plan shall be got cleared / approved from
the prescribed authority under PAPR Act, 1995.
Subsequently, the building plans shall also be got cleared
from the prescribed authority under the Punjab Urban
Planning Development Authority Building rules, 1995. In
case the project falls within any Municipal area, relevant
Municipal Laws and Building Rules shall be applicable and
Building Plans shall be approved by the Prescribed Authority
under these law rules. However, all such clearances may be
given by the prescribed authority within 30 days. The
clearance/approval so given may be in accordance with any
relaxation granted by the Committee.
iii) The land use change may be allowed by the Housing and
Urban Development Department within 30 days as per the
Master Plan/Draft Master Plan of the relevant area and as
per standard Town Planning practice. In case of land falling
under Periphery Controlled Area, land use change may only
be allowed in accordance with the Periphery Policy of the
State Government and in accordance with the draft Zoning/
Layout Plan and Master Plan of the Local Planning Areas.
iv) State Govt. may acquire land as per provisions of the Land
Acquisition Act, 1894 on requests by the company at their
cost subject to the condition that such acquisition shall be
limited to only 10% of total area of the project only to fill the
critical gaps. The acquisition may be carried out as per the
existing policy of the department of Housing & Urban
Development and by their Land Acquisition Collector.
v) The State Govt. may ensure that connectivity to power,
roads accessibility, communication, civic and other
infrastructure upto project is provided within 240 days from
the date the same is applied for to the concerned
department/agency/authority/local body on fulfilment of
various terms and conditions required in this regard at such
rate/fee etc. which shall not be less favourable to them
compared to similarly placed projects/customers.
vi) High-rise buildings may be allowed subject to clearance from
Air Safety Regulations, Fire Safety norms and Traffic
Movement.
vii) Permission under the provisions of Punjab Mines and
Mineral Act may be allowed within the project area for the
works pertaining to development of the project on payment of
requisite charges.
viii) Permission under the Punjab State Tube well Act, 1954 to
dig tube well in the project are for the requirement of the
project may be allowed.
ix) The State Govt. may extend the facility of Public Transport
system being run by any State Govt. agency to the project
area. The State Govt. may also allow them to operate their
own public transport system within the project area and also
for connecting the project area to the main urban centres
nearest to the project area subject to the fulfilment of
required terms and conditions in this regard.
x) The State Govt. may not allow Polluting Industries in the
periphery of the project area up to the distance prescribed by
PPCB.
xi) The State Govt. may assist them in getting any other facility
or requirement for the development of the project.
Time lines and Services covered under the Right to Service Act,
2011:
Sr.
No.
Name of Service Time limit for service
delivery
Designated Officer
1 2 3 4
1 Change of Land
Use/NOC in case of
Petrol Pump, Rice
Sheller, Brick-kiln
23 working days from
the receipt of
complete documents
Concerned District
Town Planner/Deputy
District Town Planner
2 Change of Land use
where the Master Plans
are notified and where
local planning areas are
not notified.
Residential, industrial,
institution up-to 25
acres and commercial
(excluding multiplex
and shopping mall) up-
to 2 acres
23 working days from
the receipt of
complete
documents.
Concerned Senior
Town Planner
Sr.
No.
Name of Service Time limit for service
delivery
Designated Officer
1 2 3 4
3
a. Sanction of building
plans up-to 500 sq. mtr.
b. Sanction of building
above 500 sqm to 5000
sqm.
c. Sanction of Building
plans above 5000
sqmts.
30 working days from
the receipt of
complete documents
-do-
60 days
Concerned District
Town Planner/ Deputy
District Town Planner.
Concerned Senior
Town Planner
Distt. Town Planner
(HQ)
4 Issue of completion/
Partial completion
certificate
(a) up-to 500 sqm
(b) 500 sqm to 5000
sqm
(c) More than 5000
sqm.
15 working days
-do-
-do-
Concerned DTP
STP
DTP(HQ)
5 Land use classification
certificate (to be issued
by the office of Distt./
Deputy DTP
5 working days Concerned DTP
Sr. No. Type of Service Designated Officer
Given Time Limit
1. Sanction of Building Plans/ Revised Building Plans (for plot size upto 500 sq yards)
SDO Building of the Development Authority
30 working days
2. Sanction of Building Plans/ Revised Building Plans (for plot size more than 500 sq yards)
SDO Building of the Development Authority
60 working days
Sr. No. Type of Service Designated Officer
Given Time Limit
3. Issue of Completion/ Occupation Certificate
SDO Building of the Development Authority
15 working days
4. Issue of No Objection/ Certificate / Duplicate Letter of Allotment of Re-allotment
Estate Officer of the Development Authority
21 working days
5. Issue of Conveyance Deed
Estate Officer of the Development Authority
15 working days
6. Issue of No Due Certificate
Estate Officer of the Development Authority
7 working days
7. Re-transfer of property in case of Sale
Estate Officer of the Development Authority
15 working days
8. Re-transfer of property in case of death (uncontested)
Estate Officer of the Development Authority
45 working days
9. Issue of permission to mortgage
Estate Officer of the Development Authority
7 working days
Chapter-8
8. Rationalization of Potential Zones and Charges:
For better understanding of the public, the potential zones
already identified by the Government have been simplified and
to boost the sluggish growth in the Real Estate Sector due to
global economic meltdown, for the purpose of charges viz CLU,
EDC and License Fee etc.
1) Ludhiana within and outside M.C Limits upto 15 Kms.
2) Jalandhar within and outside M.C Limits upto 10 Kms.
3) Amritsar, Patiala, Khanna, Rajpura, Mandi Gobindgarh, Sirhind and
Phagwara within and outside M.C Limits upto 7 Kms.
4) Bathinda, Moga, Batala, Pathankot, Barnala, Malerkotla, Morinda,
Hoshiarpur, within and outside M.C Limits upto 5 Kms.
5) Sangrur, Sunam, Nabha, Faridkot, Kotkapura, Ferozepur, Malout,
Abohar, Sri Mukatsar Sahib, Kapurthala, Nawan Shahar, Ropar, Tarn
Taran, Gurdaspur, Samana, Jagraon, Mansa, Lalru, Kurali within and
outside M.C Limits upto 3 Kms.
6) NH-1 upto 2Kms on both sides, outside any potential zone.
All other NH (except NH1)/SH/Scheduled Roads upto 1 Kms both sides,
outside any potential zone.
7) Master Plan Area of S.A.S.Nagar, Mullanpur, Zirakpur
8) Master Plan Area of Kharar , Dera Bassi, Banur
9) Rest of Punjab
Note:- Further categorization of zones based on National Highways, State Highways and Other Roads
will be done later on .
Chapter - 9
Land Owners Become Partners in Development
The land is a basic requirement for any urban development project. Presently
land can be made available through following modes:
a) Through Compulsory Acquisition
b) Through development of Colonies under PAPR Act, 1995 / Mega
Projects by private developers
Through compulsory acquisition of land under the Land
Acquisition Act, 1894 private land is acquired however it involves lot of legal
and procedural hassles. As a result, the projects get delayed for longer times.
The Government of Punjab has approved a Land Pooling Policy under which
the compensation for such acquisition of land is given in kind i.e. returning part
of the land after development to the landowners. This model is successful in
high priority zones like Mohali and Mullanpur but has not found many takers in
the other parts of the State. A uniform land pooling policy for the entire state of
Punjab has also been attempted.
LAND POOLING POLICY FOR THE STATE OF PUNJAB
Punjab Cabinet in its meeting held on 21.8.2008 decided to frame the Land
Pooling Policy as under:
(a) The compensation per acre of land offered for land pooling shall be as
below :-
(i) Half of developed residential land
(ii) Half of developed commercial land
(b) The land acquiring department shall have the liberty to make
any change in the rules to acquire land in view of different
geographical location of land and with the changed
circumstances. For compensation to land owners either the
provisions of land acquisition Act shall be applicable or the
above said package has to be accepted because different modes
for the payment of compensation under the acquisition Act shall
not be appropriate.
(c) The compensation approved under Land Pooling Scheme shall
be applicable prospectively.
(d) The Policy mentioned at (a) shall be applicable to all the
development authorities viz; Housing & Urban Development
Department, Local Government Department, PUDA, GMADA,
Improvement Trusts, also in the Department of Industries in the
future as far as possible.
In view of the above decision of Punjab Cabinet in para (a)
to (d) the Land Pooling Policy shall be made applicable to all
the Development Authorities in the State of Punjab
I Return of Developed Residential Land and Commercial land to
land owners under Land Pooling Scheme-
1. The Land Owners shall be returned developed Residential &
Commercial land as per table below:-
Land to be
acquired (in kanal)
Developed
residential area to
be returned
(in sq yard)
Developed
commercial area to
be returned
(except parking)
Remarks
1 kanal 150 - No commercial site
shall be given
2 kanal 300 - No commercial site
shall be given
3 kanal 450 - No commercial site
shall be given
4 kanal 500 One shop 12ft x
45ft- 60 sq yard
For shop basement,
G+1, FAR 1:2.0
shall be permissible
8 kanal 1000 SCO/ SCS 121 sq
yard
Or
2 shops 12ft x 45ft-
60 sq yard
For SCO/SCS
basement, G+2,
FAR 1:3.0 shall be
permissible
and
For shop basement,
G+1, FAR 1:2.0
shall be permissible
Note:
1 An acre means standard acre having 8 Kanal. Each Kanal shall
be of 605 Sq.yard.in area.
2 No Commercial plot shall be given for an area acquired upto 3
Kanals.
3 The Land owners can opt for maximum three standard plots per
acre of land offered for the scheme. This option of the
landowner shall be as per the layout plan of the scheme.
4 The land owners shall be allowed to have two standard size
residential plots for an area of 0.5 acre (4 Kanals) acquired.
5 In case the area acquired under land pooling scheme is less than
0.5 acre (4 Kanals) then the land owner shall be allowed to have
one residential plot as per the table above.
6 In case the area acquired for the scheme is in fractions & if the
fraction is more than the half of the unit then the area acquired
shall be counted in the next upper category e.g if the area
acquired is 1.6 Kanals it shall be considered as 2 Kanal for the
purpose of entitlement of plot. In case the fraction of the area
acquired is less than the half of the unit e.g the area acquired is
1.4 Kanal then it shall be counted as one Kanal for entitlement
of plot.
7 The Residential & Commercial plots to the land owner (s) shall
be allotted through open draw of lots under this policy. Where
the land owner is to be allotted two or more plots of the same
size he shall have the option to club these plots. In this case the
allotment of first plot shall be through draw of lots and the rest
of the plots shall be clubbed as per availability in the layout
plan. For these plots the continuity factor shall be applied.
8 The common share holders in a khewat can separately or jointly
apply under this scheme.
9 In case the land owners are more than one. Then they can club
their land to avail land pooling under this scheme.
10 If the land is acquired for other than residential purpose even
then the land pooling shall be available to the land owners and
the concerned authority shall simultaneously notify scheme for
residential/commercial purpose for Land Pooling Scheme.
11 The compensation for structures falling in the land to be
acquired for Land Pooling shall be allowed as per provisions of
the Land Acquisition Act.
12 In case the possession of the structure (House) of the land
owner is taken by the Authority then this possession shall not be
made effective for a period of one year from the date of giving
possession of the developed plot to the land owner so that to
enable him/her to construct a new house in the plot in that
period.
13 The eligible land owners may opt for shops instead of SCO/SCS
as stated in the table.
III Subsistence Allowance
The land owners shall be given subsistence allowance @ Rs.
25,000/- per acre upto 3 years or till the possession of developed
share of land is not handed over to him/her whichever is earlier.
IV Land Acquisition through Land Aggregator
If the land is acquired under Land Pooling Scheme through Land
Aggregator in that case the land aggregator shall be paid 2%
commission for that land on the total amount calculated at
Collector rates excluding solatium or any other charges payable.
Land Aggregator shall be subject to the following conditions :-
i) The land Aggregator must be a registered Estate Agent
under the provision of the PAPR Act, 1995.
ii) The Aggregator shall only be eligible for commission if
he makes available the land on the sites identified by the
concerned Authority.
iii) The Aggregator must have Special Power of Attorney
from (as per specimen attached) the owners of the land
which he offers to the development authority for this
scheme & and copy of Power of Attorney shall be
attached to offer letter by the Aggregator.
iv) The Aggregator shall be paid commission only after he
hands over the possession of the offered land to the
authority which shall be free of any encumbrance.
Another model has been worked out here where the land owners
become partners in development with PUDA/ special development authorities.
This policy would help in developing well planned, laid out and better
developed Real Estate Projects in the entire states and will provide better living
conditions for the public at large. This new policy is named as;
‘Land Owners Become Partners in Development’.
Under this Policy land owner(s) can become partners with the
development authority and the Development Authority shall develop the land
belonging to the land owner(s) and sell the developed land in accordance with
the policy of the Authority. The proceeds shall be shared between land owner(s)
and the Authority.
The main features of this policy are as under;
1. The land owner(s) having at least 25 Acres of contiguous chunk of land
appropriately located for developing an Urban Estate can enter into an
agreement with PUDA or a Special Development Authority giving
development rights of his/their land to PUDA or Special Development
Authority. After which the Authority can take over possession of the land
for development.
2. The land has to be free from all encumbrances and the decision whether
to go for an agreement on any land thus offered will be the option of the
Authority.
3. The land owner(s) shall give all rights of development and sale of
his/their land to the concerned development authority at the time of
signing of agreement.
4. The land owner(s) will give right of mortgaging their land with
Banks/Financial Institutions to the Authority to carry out the development
activities.
5. The Authority will develop the land as per the specifications / norms
approved by the Authority at the cost of the land owner.
5. The Authority will fix the rates at which the plots, houses, institutional,
commercial area etc shall be sold in consultation with the land owner(s).
6. In case there is more than one owner and there is lack of consensus for
reserve price at which the developed land shall be sold, then the price will
be decided by the majority of ownership and the weightage of the
Authority will be 20% of the total.
7. All the receipts from the sale of developed land will be deposited in a
separate account to be operated and managed by the Authority.
8. The Authority will keep a complete account of the receipts and the
expenditures incurred on the development of this particular project.
9. The Authority will have the mandate to use this account only for payments
related to the development activities in that particular project, payment of
interest and principal in case of any loan that has been raised for
development purposes and for the payment to the share holders in the land
or the Authority as per financial agreement.
10. In case at any point of time it is found that the land is not free from
encumbrances or under any civil suit or any legal matter comes up which
puts the Authority in an uncomfortable position, the Authority shall have
the right to exit from the project. All the liabilities of such exit will be
borne by the land owner(s).
11. Once the development works are completed and Completion Certificate is
issued by the Authority, then the owner(s) will not have any right to exit
from the project.
Financial Agreement
1. The entire development of area which includes levelling, earth work,
roads, laying of basic amenities like sewerage, water supply, storm
water sewer, electrical, street lighting, parks, green areas etc will be borne
by the land owner(s). The Authority will charge an administrative cost of
10% from the land owner(s) over and above the actual cost of development.
2. The CLU, EDC, License/Permission Fee, Social Infrastructure Fund and
Urban Development Fund shall be borne by the land owner(s).
3. The interest component on every loan such raised for the development of
land will be borne entirely by the land owner(s).
4. The authority shall have the right to issue LOI and get registered the
conveyance deed of the sold properties.
5. All receipts from the sale of land will come to a separate account to be
operated by the Authority. The first charge from such receipts will be the
repayment of loan and interest component, if any and second charge will be
payment of the cost of development.
6. The net receipts/profits from sale of land will be shared in the ratio of 80:20
by the land owner and the Authority respectively.
7. The payment will be released by the Authority to the land owner(s) in
accordance with their share and the 20% of the total net receipts
shall be kept by the Authority itself.
8. The land owner(s) shall have the option of retaining up-to 25% of the
residential plots after paying share of the Authority on reserve price in
lump sum, provided that the total area of that land owner in the project is
not less than one acre. This option will be in accordance with the size of
the available residential plots in the approved layout plan of the area.
9. Authority will charge on actual basis from land owner(s) the operation
and maintenance charges for five years from the date of issue of
Completion certificate of the development works.
10. Land falling under roads, parks and all other public uses will be
transferred in the name of the Authority by the land owner(s) free of any
cost.
11. All the powers for any transaction/sale of plots will be with the officer
authorized of the Authority.
12. The first transfer of land from land owner(s) to the Authority will be
exempted from the Stamp duty. The land under public uses like roads,
parks etc which will be transferred to the Authority will also be exempted
from stamp duty.
13. Payment Schedule for the sale of developed land shall be maximum three
years.
14. The sale of residential plots, commercial and other property in the project
will be as per the policy of the Development Authority.
15. In the implementation of this policy, any amendment or exception from
the prevailing Acts/ Policies that are required will be granted by the
concerned development authority/government.
Chapter-10
10. Strict check on the illegal colonization:
The decadal rate of growth of urbanization in Punjab has been
recorded as 10.5% where as the growth of urban infrastructure
including housing is not matching to the growth of urban
population. As a result there is huge shortage of housing
especially for lower income groups of the society. There is a
huge gap in the demand and supply for housing which has
resulted in mushrooming of illegal colonies in and around
urban centres. These colonies have not only spoiled the urban
landscape of the towns but also lack social and physical
infrastructure.
To solve this problem, the state government has decided to
take the following steps:-
• To provide planned residential sites, the Punjab
government has identified at least 50 sites for setting
up of urban estates in different cities of the State.
• To encourage planned residential development the
government has rationalised the development controls
and charges.
• The CLU, EDC, LF etc have been fully exempted for
the development of affordable housing for low income
groups of the society.
• The powers for approval of various projects in the
department of housing and urban development have
been decentralised for the facilitation of promoters.
• In order to discourage the development of illegal
colonies in the state the provisions in the Punjab
Apartment and Property Regulation Act, 1995 are
being made more stringent to punish the developers of
illegal colonies and officials who will connive in such
illegal developments.
Chapter - 11
11. Recognition of subsidiary companies:
The present Mega Project Policy of the State Government provides that
the promoter company along with its subsidiary companies and
associate companies must own at-least 50% of the project land at the
time of submission to PUDA. The promoter company has to get
transferred the ownership of land from the subsidiary / associate
companies to the Mother Company before the grant of Exemption to the
project under Section 44 of PAPR Act 1995. The promoters find this
condition difficult because they had to again pay the stamp duty on the
same land which is already registered in the name of their subsidiary /
associate companies. The promoters has stated that purchasing of the
land in the name of subsidiary companies is necessary in case of FDI,
Joint Ventures and other funding institutes to have separate
accountability of specific projects and for fulfilling all legalities
required in such big investments from financial institutes. To encourage
such investments, there is need to give recognition to subsidiary
companies and subsidiary company need not to transfer land to mother
company as this will not only delay the completion of the project but
also involves double payment of stamp duty.
The Government has considered this demand of the promoters and
agrees to allow the exemption under Section 44 of the Act ibid, if 50%
land of the project is owned by the Promoter Company along with its
subsidiary / associate companies and have development agreements
with the land owners for 25% of the land and agreement to sell with
land owners to the tune of 15%.
Chapter – 12
12.1 Rationalisation of License Renewal Fee: Promoters through CREDAI
brought to the notice of government that the licence issued under PAPR Act,
1995 for any colony has validity for three years and there after promoter has to
get tit renewed by paying 50 % of licence fee. This fee was only RS. 5000 per
hectare before levy of CLU,EDC and licence fee charge by the state
government in the year 2007, however now the licence fee for residential and
commercial projects have been fixed in lacs which puts heavy financial burden
on promoter to get renewal of licence. Since this is merely renewal of licence it
should be charged at nominal rates.
Government has agreed to this problem and decided to make necessary
amendment in the PAPRA Rules to resolve this issue.
1) Enhancement of validity period of License (from 3 years to 5 years):
The issue was raised by the promoter of PAPRA licensed colonies that the
validity period of licence is only three years which is not sufficient to
complete all the development works in the colony. The promoter has to seek
renewal of licence after three years which take long time and hinder the
process of development. The validity period of licence needs to be increased
five years from existing three years.
Government has agreed to the suggestion and decided to increase the validity
period of licence by making necessary amendments in the PAPR Act, 1995.
2) Rationalisation of Bank Guarantee (for electric connection by
PSPCL):
The promoters brought to the notice of the government that as per the
provisions of PAPRA they have to give bank grantee equivalent to 25 percent
cost of the internal development works to the licensing authority. But Punjab
state power corporation limited again ask them to deposit 150 % of the
estimated cost of electric works in the colony. This is double bank grantee for
the same work which puts extra burden on the promoter. It should either be the
total responsibility of licensing authority to transfer the bank grantee taken in
lieu of electric works in the colony to PSPCL or the estimated cost for
providing the electric works be excluded from the total estimates for internal
development and for electric works the PSPCL should take separate bank
grantee.
3) 10 percent Yearly increase in CLU,EDC, Licence fee:
Promoters raised the issue with government that government has imposed 10
percent compounding yearly increase in the above charges which is enormous
and it needs to be fixed nominal.
The state government considered the issue and decided to reduce this increase
from 10 percent to 5percent.
4) Area under Group Housing as a part of plotted residential project, not
to be counted as saleable area of total project.
As per the existing policy of the government where group housing is
proposed as a part of plotted residential project development, in that case
the entire area under group housing is counted towards saleable area of the
project.
The promoters have raised this issue in the meetings held with the
government from time to time. The department of housing and urban
development has studied the practice in the neighbouring State of Haryana
where in such cases the area under Group Housing is considered as a part
of total project, but for the purpose of Density, FAR and saleable area, the
area under Group Housing is considered separately.
The government after considering this issue has agreed to adopt the
practice as in the neighbouring State of Haryana in such cases subject to the
following conditions:-
• The maximum permissible area for group housing in a project where
group housing is proposed as a part of plotted development shall not
exceed 20% of the total area of the project. However, this condition
shall not be applicable for the area of the project which falls in the
mixed land use zone of the master plan i.e. if more than 20% area of
the project falls within mixed land use zone the promoter can use the
entire area under mixed land use zone as group housing.
• In case promoter proposes more than 20% area of the project under
group housing the entire additional area shall be counted as saleable
area of the total project.
• The area under group housing shall be considered as a part of the
total area of the project for fulfilment of the area norms for the
project. However, at the planning stage this area shall be planned and
developed separately as per group housing norms and the saleable
area for the rest of the project under plotted development shall be
calculated after excluding the area under flatted development.
• FAR in addition to 1.75 as permitted in the rules shall be
purchasable.
• The promoter shall have to fulfil the norms for plotted and group
housing separately.
• For the provision of public amenities the population of the entire
project (including area under group housing), shall be taken into
account.
• The surplus density of area under plotted development may be used
for the construction of flats having covered area not more than 1500
sqft in group housing segment of the project.
• The area under group housing may be in more than one pocket
however, the area of each pocket shall not be less than 5 acres.
5) Rationalisation of area for setting up of industrial colonies in the State
of Punjab (except GMADA Regional Plan)
To promote planned industrial development in the State of Punjab,
Government of Punjab had formulated a policy in which the minimum
area required for setting up of an industrial colony was fixed 50 acres.
This policy could not yield satisfactory results due to high land costs and
bigger size of the land chunk required for industrial colony as a result the
industrial growth in Punjab has been taken place in haphazard manner.
The availability of planned industrial plots has remained restricted to a
few planned industrial estates resulting in higher cost of plots. The
government of Punjab has realised this problem of the industry and has
decided to rationalise the size of the industrial colony from the existing
50 acres to the size as mentioned below:-
1. For Master Plan areas of Ludhiana, Minimum area required
Amritsar, Jalandhar and Patiala 10 acres
2. For the rest of the State 5 acres (Except area in GMADA Regional Plan)
Note:
1. For areas falling within GMADA Regional Plan, the area required for
setting up of an Industrial Colony / Estate shall be as notified by the Govt
from time to time.
2. In case of an area which is land locked viz., there is no scope of further
addition to the existing piece of land and the area of such piece of land is
1000 sq m or above, that area can be considered for setting up an
industrial colony / estate provided that the location of such piece of land
fulfils the conditions / guidelines for such colonies.
6) Single Window Clearance for Mega Projects
Single window will be notified for all clearances required for Mega Projects
by the government.