Gurgaon, July 2, 2024 — The Haryana government’s recent decision to permit the construction of buildings with a stilt and four floors in certain residential sectors has sparked a range of reactions from developers and residents. This policy, announced just months before the state elections, aims to increase housing availability but has also raised concerns about congestion and pollution.
Policy Details
Under the new policy, the state allows the construction of four floors with stilts in sectors where the layout plan permits the building of four dwelling units per plot. Additionally, the policy extends to plots adjoining 10-meter roads where the layout plan allows for three dwelling units per plot, provided there is a mutual consent agreement with all adjoining plot allottees.
For buildings constructed without approved plans, violators can apply for the composition of offence by paying a penalty ten times the rate prescribed for raising constructions without approval. This move is intended to regulate unauthorized constructions and bring them into compliance.
Developers’ Response
Developers have largely welcomed the new policy, viewing it as a positive step toward increasing housing availability in Gurugram and across the state. Chirag Gehlot, Vice President of real estate developer Central Park, commented, “I think the decision is a positive step towards increasing housing availability. However, convincing neighbors to give their consent might be a significant hurdle. Many people might resist due to concerns about privacy, sunlight, and increased density.”
Residents’ Concerns
Residents, on the other hand, have expressed significant concerns regarding the new policy. They argue that the allowance for stilt-plus-four-floors construction will exacerbate existing issues of congestion, pollution, and infrastructure strain. Baljeet Singh Rathee, President of DLF Qutub Enclave RWA, stated, “It will lead to a significant increase in construction activities, resulting in more pollution and noise. Allowing stilt plus four floor constructions will only add to the congestion in our already crowded neighborhoods. The increase in population density will exacerbate the existing issues of parking and traffic, making our daily lives even more challenging.”
Historical Context and Policy Revision
The stilt-plus-four-floors policy was initially introduced by the state government in 2017 through an amendment to the Haryana Building Code. The registration of the fourth floor as a separate dwelling unit began in 2018. However, the policy faced significant backlash from residents who complained about the overburdening of infrastructure, damage to adjoining houses, and increased congestion on inner colony roads. In response to these concerns, the state rolled back the approval for the policy on February 23, 2023, and formed an expert committee to review the issue.
The current policy revision is based on recommendations from this expert committee, attempting to balance the need for increased housing with the concerns raised by residents.
Moving Forward
As the new policy comes into effect, the Haryana government will need to address the challenges of convincing residents to consent to new constructions and ensuring that the additional infrastructure required to support increased population density is developed. The mixed reactions highlight the complexity of urban planning and the need for policies that accommodate both growth and quality of life for residents.
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