Haryana stilt plus four floors policy: Implementation, benefits, challenges

The Haryana government, on July 1, 2024, announced that the construction of stilt plus four floors in some residential sectors would be given permission. This is allowed in sectors, where the layout plan supports the building of four housing units per plot.

What is the stilt-plus-four floors policy?

In an amendment to the Haryana Building Code 2017, the state government introduced the stilt-plus-four-floors policy. This policy allows for the construction of buildings with up to four floors, with the ground floor designated for car parking (stilt). Beginning in 2018, the state began registering the fourth floor as a distinct housing unit.

However, by 2023, the government had halted approvals following protests from Resident Welfare Associations (RWAs). These protests arose in response to permissions granted by the government to sectors managed by the Haryana Shehri Vikas Pradhikaran (HSVP). Subsequently, a committee was formed to investigate the concerns raised by the RWAs.

Where is the stilt-plus-four-floors policy allowed?

Upon its reinstatement, developers will be granted permission under the stilt-plus-four-floors policy to construct either four dwelling units per plot or three units per plot adjacent to 10-meter roads, as permitted by the design layout plans. This allowance is contingent upon adhering to specific dimensions that ensure adequate ventilation and sunlight. Additionally, implementation requires mutual consent from allottees who own neighbouring plots.

The policy also extends to the Deen Dayal Upadhyay Jan Awas Yojana colonies, where construction of up to four dwelling units per plot is approved under the scheme.

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What happens if neighbours don’t give consent?

Since the project hinges on mutual consent, its implementation may face delays. According to media reports, if neighbours withhold consent, they will not qualify to proceed with this policy.

Stilt-plus-four floors policy: Advantages
  • Housing supply to increase: With this, the demand and supply ratio will be in tandem, catering to a large population. 
  • Property prices to get stable: With an increase in inventory, the prices will be stable. 

Aman Sarin, Director and Chief Executive Officer of Anant Raj, expressed his approval of the Haryana government's decision to allow construction of four floors with stilt, calling it a positive move that will boost confidence and provide more options in Haryana's growing real estate market. He anticipates that this policy change will notably increase the availability of builder floors, which are currently in high demand. Sarin also believes it will help stabilize escalating property prices, potentially offering homebuyers more affordable options in the mid-segment housing market.

Pradeep Aggarwal, Founder and Chairman of Signature Global (India), commended the decision, noting that it reflects careful consideration by policymakers based on expert committee recommendations. He emphasized that this policy, aligned with the Haryana Building Code, will benefit both developers and the state government by channeling funds into urban infrastructure enhancement. Aggarwal is optimistic that reinstating the stilt-plus-four floors construction in residential sectors will expand housing inventory and support high-quality residential development throughout Haryana. He views this as a significant step towards meeting the state's housing requirements and improving urban living standards while promoting sustainable infrastructure development.

  • Shared resources, such as water, electricity, and sewage system will be used by more people. 
  • Increase traffic and pollution.

Both these problems can be addressed by proper planning and construction.

How can violators legalise the project?

The policy was suspended for 16 months. During this period, some individuals proceeded with construction without obtaining approval for the layout plan. Those who have violated these regulations by adding extra floors to their buildings can regularize their structures by paying a penalty that is ten times the standard rate for such modifications.

Aquire Acres.com POV 

The Haryana government has updated the Haryana Building Code 2017 to introduce the stilt-plus-four-floors policy, aimed at meeting the state's housing demand. It is crucial for the government to identify and tackle challenges associated with this policy, including the strain on existing resources, through effective strategies and planning.

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