by THEPROPZY 
Haryana’s Town and Country Planning Minister, J P Dalal, announced on Tuesday that the state government has officially approved the construction of stilt-plus-four-floor (S+4) buildings across the state. This decision is expected to bring significant benefits to residents and developers alike by increasing housing availability and optimizing land use.
The newly sanctioned policy extends to old colonies but comes with specific conditions to ensure systematic urban development. Dalal emphasized that this move aligns with the government’s commitment to providing better housing solutions and modern infrastructure. According to an official statement, residential plots in colonies and sectors with pre-approved layout plans will now be eligible for S+4 constructions without any additional restrictions, allowing for four dwelling units per plot.
Furthermore, this approval has been extended to previously licensed colonies under the Deen Dayal Upadhyay Jan Awas Yojana, provided that their service plans have been approved or revised to accommodate four dwelling units per plot. This marks a significant policy shift aimed at enhancing residential infrastructure and promoting vertical expansion in urban areas.
Policy Reinstated After 16-Month Ban
The decision to reinstate the policy permitting stilt-plus-four-floor constructions comes after more than a year of suspension. The approval is based on recommendations from an expert committee that reviewed the feasibility and impact of such constructions. The policy was initially put on hold 16 months ago due to various concerns, including urban congestion, infrastructure strain, and objections from certain stakeholders.
During the Haryana Assembly session, the government confirmed that permission had now been granted for the construction of four-story houses with stilt parking across different sectors governed by the Haryana Shehri Vikas Pradhikaran (HSVP). However, the decision to pause the policy previously stemmed from multiple complaints, which led to the formation of a dedicated committee to reassess the matter.
Dalal explained that in colonies and sectors where the original layout plan accounted for only three dwelling units per plot, S+4 construction will now be permitted under specific conditions. The key requirement is that such residential plots must have access to a road that is at least 10 meters wide.
Conditions for Stilt-Plus-Four-Floor Construction
To maintain structural integrity and urban planning standards, S+4 construction in such colonies will require a mutual consent agreement among all adjacent plot owners. However, this requirement does not apply to those who have already obtained S+4 approvals or who maintain a side setback of at least 1.8 meters from neighboring properties.
The government has also clarified that if adjoining plot owners refuse to provide consent for S+4 construction, they will forfeit eligibility for similar approvals in the future. This provision is intended to ensure a fair and balanced approach to urban development.
Additionally, Dalal noted that if a plot had previously been sanctioned for three floors and a basement but is now eligible for S+4 construction, the construction of a basement and loading on the common wall will be prohibited. This measure aims to prevent excessive strain on shared structures and maintain safety standards.
Restrictions on Plot Size for S+4 Approval
Certain restrictions have been placed on plots that do not meet minimum size requirements. For instance, basement construction and shared wall usage will only be permitted with mutual consent from adjacent plot owners. However, if an entire row of residential plots undergoes simultaneous development and approval, the construction of a common wall will be allowed.
Moreover, Dalal specified that basement construction will not be permitted on plots that are less than 10 meters wide or smaller than 250 square meters in total area. This restriction is intended to prevent overcrowding and mitigate structural concerns in smaller residential zones.
To streamline the approval process and enhance transparency, the government has announced plans to launch a dedicated online portal. This platform will facilitate public access to information regarding S+4 permissions, policy updates, and other relevant details.
Stricter Regulations for Stilt Areas
To curb unauthorized modifications and ensure compliance with approved building plans, the government is implementing stricter conditions for stilt areas. In the future, when granting building plan approvals or occupancy certificates, authorities will impose a condition stating that if the stilt floor is fully or partially enclosed, the building plan approval or occupancy certificate will be revoked. This measure aims to prevent unauthorized encroachments and maintain urban planning integrity.
