TOWN & COUNTRY PLANNING
For the planned development of the towns and its surroundings in district Kurukshetra the controlled area have been declared around the Kurukshetra , Pehowa and Shahbad town
KURUKSHETRA
The final Development plan was published for Kurukshetra town on 19 July 1983 for a population of one lac upto the year 2001 AD. Now this is being revised for a proposed population of 2.75 lac upto the year 2021. In this Development plan, planning proposal have been shown in an area of about 4300 hectares. The area is divided in 36 sectors giving residential, commercial, industrial, communication and other proposals.
SHAHABAD
The final development plan for Shahabad Town was published on 2 January, 1973 for a proposed population of 30000 upto the year 1991. Due to the establishment of some institutions and to adjust the further needs of the population the development plan is being revised.
PEHOWA
Controlled Area for the preparation of Development plan for the Pehowa town was declared in the year 1985. The Development plan for this area is being prepared for the population of about 50000 upto the year 2021 AD. The development proposal have been given in an area of about 800 hectares.
DECLARATION OF CONTROLLED AREAS
The Punjab Scheduled Roads and controlled Areas (Development and Regulation) Act, 1963 provides that the Department of Town & Country Planning, Haryana can declare any area as controlled area upto 8 K.M. around muncipal limits of a muncipal town or 2 K.M. around any institution. For deveopment and disposal of land in the development plan area, Haryana Urban Development Authority (HUDA) is the pioneer agency, which undertakes development of land after the same is acquired by the Govt. of Haryana.
The Land Acquisition Collector announces the award taking into consideration the rates so fixed by the committee headed by the Divisional Commissioner as well as the claims received U/S 9 of the Land Acquisition Act filed by the land owners and the interested persons. However, the landowner has the option of requesting the Collector to refer the matter to the court, U/s 18 of the said Act, if he is not satisfied with the award given by the Land Acquisition Collector.
Stages in acquisition, planning and development of a sector.
The Town & Country Planning Department of the State prepares/finalise development plans of various towns/controlled area taking into consideration the further needs of Industrial, Residential, Commercial Sectors so as to ensure proper and planned urban development, exercising the powers inherited by sub-section (4) of section 5 of Punjab Development Act, 1963. There is a laid down procedure for acquisition of land for the development of residential, Industrial, Institutional as well as Commercial sectors/area. While identifying the land for a specific purpose, aspects like local requirements, demand, sale potential, accessibility, land is notified. The objections to the proposed acquisition are invited and after hearing the objection received by a Standing Joint Inspection Committee, the land is finally acquired.
Once land is acquired, possession is taken over, layout plan/zoning plan of the area is finalised. After completion of development works in the area, HUDA, puts the plots so carved out for sale.
PROCEDURE FOR PERMISSION OF CHANGE OF LAND USE AND SANCTION OF BUILDING PLANS IN CONTROLLED AREAS
Any person/firm seeking change of land use of his land situated in controlled area requires permission of the Director, Town & country Planning, Haryana, Chandigarh.
Application for change of land use is to be made on form CLU-I in the office of District Town Planner concerned alongwith the following documents:-
Survey plan of the land on a scale of 1"-40' showing the existing means of access to the land and building and the use of land falling in 100 yards of the periphery of said land (in triplicate).
Copy of the sale deed showing title of the land and the copy of jamabandi and intqual etc.
Dimensioned sazra of the land.
Land utilisation plan and project report, justifying the requirement of land for the project, article of memorandum and authorisation to deal with department (if any).
No objection certificate from the Haryana state Pollution Control Board, if the site falls within the agriculture zone.
Registration of unit with the Industries Deptt.
Any other document, which may be, required by the department specifically in particular case.
A demand draft in favour of Director, Town & Country Planning, Haryana, Chandigarh drwan on any scheduled bank on account of scrutiny fee at the rate of Rs. Ten per square meter of the area of the site.
In case the requested site fulfills the parameters prescribed in the zoning regulation of the development plan of controlled area, permission is granted and the applicant shall have to start the construction after getting the building plans sanctioned within a period of six months, from the date of grant of permission for change of land use and complete the construction within two years from the date of permission. The procedure for getting sanction of building plans is given as below:-
Application on form BR-I accompanied by the following documents/plans is to be submitted in the office of District Town Planner concerned.
Form BR-II
Copy of the permission letter.
Demand draft for scrutiny fee @ Rs. 10/- per Sq.mtr. of covered area.
Building plans showing public health services in triplicate of which two sets to be mounted on cloth.
Decision on the request for permission for change of land use and sanction of building plans is to be conveyed within 90 days from the date of submission of request.
HARYANA URBAN DEVELOPMENT AUTHORITY BUILDING REGULATIONS
Proportion of the site, which may be covered with buildings. (a) The proportion upto which a site may be covered with buildings including ancillary building shall be in accordance with the following slabs, remaining proportion of the site shall be left open in the form of an open space around the building or a courtyard.
RESIDENTIAL
Permissible Maximimum Coverage
| Area of the Site | Maximum permissible coverage on ground (Including ancillary & residential Zone) | Maximum permissible coverage on first floor |
| 1) for the first 225 Mtrs. Of the Total area of the site. | 60% of the such portion of the site | 55% |
| 2) for the next 225 sq. mtrs. i.e. portion for the area between 225 and 450 sq. Mtrs | 40% of such portion of the site | 35% |
| 3) for the remaining portion of the i.e. for the portion of the area | 35% of such portion of the site | 25% |
| exceeding 450 Sq. Metres. |
- Permissible FAR and Maximum Height:
The maximum permissible FAR and maximum permissible height on a plot of the size mentioned in column 4 below shall be as shown in columns 2 and 3 respectively.
| Area of the site/category of plot | Maximum permissible FIR | Maximum Permissible Height |
| (1) | (2) | (3) |
| 6 Marla | 1.45 | 11 Mtr. |
| 10 Marla | 1.45 | 11 Mtr. |
| 14 Marla | 1.30 | 11 Mtr. |
| 1Kanal | 1.20 | 11 Mtr. |
| 2 Kanal | 1.00 | 11 Mtr. |
Provided that the Building shall conform to the restriction contained in the zoning plans of the respective area or sector:
Provided further that in the case of houses already constructed or which are under construction before the issue of this notification the benefit of additional covered area, i.e. the difference between the aggregate permissible coverage on all floors subject to the restrictions as provided in the rules may be allowed on any floor subject to the restrictions as provided in the zoning plan and other provisions as stipulated above:
Provided further that not more than four dwelling units shall be permitted on one plot and the maximum no. of dwelling units on each floor i.e. ground/first floor shall not exceed two dwelling units:
Provided that in cases of sites measuring 100 Sq. Mtrs or less under any scheme relating to houses for "economically weaker sections" framed by the Government, Housing Board, Improvement Trust or any local authority, the Authority may relax the above conditions up to a maximum of 66 percent ground coverage with F.A.R. of 1.65.
A basement, not exceeding the maximum coverage n the ground floor and intended to be used only in parking, servicing and storage maybe allowed if it satisfies the Public Health and structural requirements.
INDUSTRIAL
Maximum permissible coverage on ground ---> 60 per cent of area of the site
Maximum permissible floor area ratio -----> 125 percent
Maximum height of the industrial building -----> 21 metres
Out of the above permissible covered area upto 10 percent of permitted coverage may be used for ancillary and residential quarters for essential watch and ward staff.
Provided further that a basement, not exceeding the maximum permissible coverage on the ground floor (excluding the area under public corridors) and intended to be used only for parking, servicing and storage may be allowed if it satisfies the public health and structural requirements.
In case of buildings where the construction has already taken place, the benefit of additional Floor Area Ratio would be allowed on any floor subject to the restrictions as provided in the zoning plan and upon the fulfillment of the conditions to be laid down by the Authority.
COMMERCIAL
INSTITUTIONS AND OTHER PUBLIC BUILDINGS
In the case of sites for shop cum residential purposes or for shop ping booths, the coverage on each floor shall be in accordance with the architectures control Sheets:
Provided that a basement, not exceeding the maximum permissible coverage on the ground floor (excluding the area under public corridors) and intended to be used only for parking, servicing and storage may be allowed if it satisfies the public health and structural
- Coverage - The maximum permissible coverage (including covered parking) on a plot of the size mentioned in column 1 below shall be as shown in column 2 below:
Area of Plot |
Maximum permissible coverage on ground floor |
Maximum permissible F.A.R. |
Upto 10000 Sq. meter |
33% of the area of the plot |
100% |
Above 10000 sq. meter |
25% of the such additional area of the plot |
100% |
Provided that a basement not exceeding the maximum permissible coverage on the ground floor (excluding the area under public corridors) and intended to be used only for parking, servicing and storage may be allowed if it satisfies the public health and structural requirements.
Explanation. 1 -- The following portion shall not be considered as covered area namely:--
2
[(I) Sunshade, chhajja, architrave cantilevered from the face of any wall upto 1.8 meters beyond the wall and at a height not lower than 2.3 meters.]A paragola constructed purely for architectural effects.
Cantilevered balcony projecting not more than 1.8 meters beyond the face of wall on the front and rear of the main residential zone and not more than 1 meter on the front and rear of the ancillary residential zone or along the side of the main residential zone at the roof level.]
Canopy over an entrance]
[Provided that the sun-shade, chajja, architrave, cantilevered balcony does not encroach on a public street or on open space and is constructed within the plot of the owner and is in accordance with other provisions of the zoning plan applicable to the site]
Explanation 2-A vertical shaft open to sky of a minimum size 1.25 M x 1.50 M may be provided for ventilation to toilets, baths and W.C.s only, but it will be counted towards covered area.
Sector 13, Urban Estate, Kurukshetra
Phone: 01744 - 20360
