Housing Policy

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. [email protected]



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


High Density Housing - more than 175 ppa

3. Dera Bassi Low Density Housing - upto 100 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




c. Above 1200 sq ft


-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



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.


c. Above 1200 sq ft


-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%


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



(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:


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


IT & IT enabled services 3.0 ECS /100sqm of the covered area.

STORAGE AND WAREHOUSE BUILDING Freight depot


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.


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



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


(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.


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



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.


(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


(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.


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



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.


(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.


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.


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.


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


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.


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)


60 working days

Sr. No. Type of Service Designated Officer

Given Time Limit

3. Issue of Completion/ Occupation Certificate


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


15 working days

6. Issue of No Due Certificate


7 working days

7. Re-transfer of property in case of Sale


15 working days

8. Re-transfer of property in case of death (uncontested)


45 working days

9. Issue of permission to mortgage


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


shall be given


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.

Housing Policy

Documents

Transcript of Housing Policy