The Haryana Government has introduced a landmark policy in 2024, permitting the construction of stilt-plus-four-floor buildings in designated residential sectors. This initiative aims to address housing shortages, optimize land usage, improve urban infrastructure, and reduce parking congestion in the state. 🌆🚟
🔍 Understanding the Stilt-Plus-Four Floor Policy
The new policy marks a significant shift in Haryana’s urban development framework. The permission to construct stilt (ground floor) plus four floors allows property owners to create multi-unit residences while ensuring dedicated parking areas for residents.
Under this policy:
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The stilt floor must be used for parking purposes 🚗🏢
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Four floors can be built above the stilt
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Owners can register each floor as an independent dwelling unit
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Parking space per dwelling unit is mandatory to ensure better traffic and parking management
🏢 Where Is This Applicable?
The Haryana government has implemented this policy in specific residential zones where it is feasible without overburdening infrastructure. The policy is applicable to:
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Plots where the layout plan is approved for four dwelling units per plot.
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Deen Dayal Jan Awas Yojana (DDJAY) colonies, provided their services plan is approved/revised.
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Residential plots with a minimum density of 13.5 persons per plot, given they meet additional consent requirements.
🛠️ Infrastructure Prerequisites: To prevent urban stress, the policy is applicable only in areas where:
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Road width is at least 10 meters
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Sewage and drainage facilities are adequate
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Water and electricity supply can support increased density
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Fire safety regulations are met 🔥
👨🌾 Public Benefits of the Policy
1. Solving Parking Woes 🚗
With increasing vehicle ownership, parking congestion has become a major issue in urban areas. The new policy ensures dedicated parking spaces on the stilt floor, reducing street parking and making roads more accessible.
2. More Housing, Lower Prices 📈
By increasing the number of dwelling units per plot, the policy helps boost housing supply, which can lead to better affordability for homebuyers.
3. Encouragement for Real Estate Development 🏢
The policy attracts real estate developers, leading to increased investment and economic growth in the housing sector.
4. Better Utilization of Urban Land 🏠
Haryana’s cities are expanding, but land availability is limited. Allowing vertical expansion through additional floors helps utilize land more efficiently.
📈 Financial Considerations: Increase in Purchasable Development Rights (PDR) Rates
To accommodate higher Floor Area Ratios (FAR) due to additional floors, the government has revised Purchasable Development Rights (PDR) rates:
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For 250-350 sq. meters, rates range from ₹1,350 to ₹4,500 per sq. meter.
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For 350-500 sq. meters, rates range from ₹1,955 to ₹6,500 per sq. meter.
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For above 500 sq. meters, rates can go up to ₹10,000 per sq. meter in prime locations.
🛠️ Rules & Compliance: How the Policy Will Be Implemented
To ensure smooth execution and avoid misuse, the policy has strict guidelines and an enforcement mechanism:
1. Mandatory Consent from Adjoining Property Owners 🤝
For plots with a density of 13.5 persons per plot, property owners must either:
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Obtain a mutual consent agreement from neighbors.
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Maintain a 1.8-meter setback from the adjacent property.
2. Grievance Redressal Mechanism 🛡️
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The government will launch a dedicated S+4 Portal for complaints and approvals.
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Grievance Redressal Committees (GRCs) will be set up to address disputes.
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Complaints must be resolved within 15 days, failing which they will be escalated to the Deputy Commissioner.
3. Crackdown on Unauthorized Constructions 🛠️
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Unauthorized stilt-plus-four constructions will face penalties.
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Builders who enclose the stilt parking area will lose their building plan approval.
🔄 Historical Context: Why Was This Policy Revoked in 2023?
The stilt-plus-four-floor construction was previously allowed in Haryana but faced several issues:
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Infrastructure strain due to overcrowding.
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Increased water and electricity demand.
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Traffic congestion in residential colonies.
As a result, the government banned this format in February 2023 for 16 months while reviewing its impact. After extensive deliberations and expert recommendations, the policy was reinstated in 2024 with improved guidelines.
📈 Economic and Social Impact
1. Boost to the Real Estate Sector 🏢
With more construction opportunities, real estate investments in Haryana are expected to rise. Developers now have an incentive to create multi-story residential projects.
2. Increased Revenue for the Government 💸
Higher PDR rates will generate substantial funds, which the government has earmarked for urban infrastructure development.
3. Improved Quality of Urban Living 🏠
By streamlining parking, ensuring infrastructure readiness, and managing urban density, the policy helps in creating better-planned residential areas.
🚧 Challenges and Concerns
Despite its benefits, the policy has drawn concerns from urban planners and residents:
1. Infrastructure Readiness
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Can existing water supply, roads, and sewage systems handle the increased population?
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Will the state’s infrastructure funds be enough for necessary upgrades?
2. Neighbors’ Disputes Over Consent 💡
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Property owners may refuse mutual consent, leading to legal disputes.
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Lack of agreement may delay construction approvals.
3. Environmental Concerns 🌿
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Higher population density might lead to deforestation and loss of open spaces.
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Increased pollution levels due to higher vehicle numbers.
🚀 Future Prospects: What Lies Ahead?
The Haryana Government is committed to making this policy a success by ensuring:
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Proper enforcement and monitoring via the S+4 portal.
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Infrastructure upgrades with collected funds.
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Strict penalties for violations to maintain transparency.
💬 Conclusion: A Balanced Approach for Urban Growth
Haryana’s stilt-plus-four-floor policy is a step toward modernizing urban living, ensuring better land utilization, improved parking management, and increased housing supply. While challenges exist, strict implementation and ongoing infrastructure development will be key to making this policy a success.
💭 What are your thoughts on this new policy? Do you think it will improve housing or create more challenges? Share your views below! 👇
