Expert Panel Wants Bldg Rules Tweaked, Infra Upgrade, ET RealEstate

July 14, 2023

GURUGRAM: Among a series of recommendations made regarding stilt plus four (S+4) floors, the expert committee constituted to examine the policy allowing construction of such buildings has pressed for revision of the Haryana Building Code, 2017.

The committee said there is a need to address ground coverage, floor area ratio and structural safety flaws. It also sought a mechanism to curb misuse of stilt areas and parking problems.

In its recommendations, which were submitted to the state government on July 1, the committee said that a panel headed by the director general of the department of town and country planning (DTCP) should review the building code. The construction of S+4 floors may be allowed on residential plots, subject to the condition that the building be designed in such a way that no load is transferred upon the common wall of the adjoining building or affect its structural strength, the committee recommended.

Also, the permissible building height may be reduced from 16.5m to 15m and the setback (the minimum open space around any building) may be provisioned for all plot sizes in such a manner that it does not obstruct natural light, ventilation and air movement and maintains privacy in the rear part of the plot, the committee’s report said.

Another major concern that emerged in meetings with the general public and the RWAs was increased traffic congestion on roads due to S+4 floors, as such buildings had led to a substantial increase in the number of vehicles to be accommodated in a single residential plot.

Despite stilt parking, vehicles are often parked on roads as the stilt floor is being illegally used for several other purposes, such as servant quarters, storage spaces and commercial offices, creating a nuisance for residents of adjoining residential plots, they had said.

To resolve this, the committee recommended that the practice of enclosing the stilt area be curtailed and authorities should ensured that stilt structures remain open on all sides (no side walls), with the stilt height limited to 2.4m.

In its report, the committee said that the construction of S+4 floors on residential plots of the new sectors may be permitted where adequate infrastructure and services have been designed, considering a density of 18 persons per plot. In case of old sectors, which have not been designed to cater the increased density, permission should be given only where roads are 12m wide and there is potential to upgrade infrastructure, it said.

In order to address grievances of residents on account of construction of S+4 floors in sectors which weren’t initially conceived for higher population density, the committee recommended the formation of a grievance redressal committee (GRC). The GRC will address all complaints and assist plot owners on all matters pertaining to structural damages, parking problems and other infrastructure issues related to S+4 floors.

The GRC will take final decision on the compensation to be paid to residents of adjoining residential plots affected by four-floor buildings. It will be bound to address the complaints raised within 60 days, the panel said.

The committee also recommended setting up a GRC portal by the DTCP, which shall be common for all the agencies and will enable the residents to file their complaints and grievances online.

The committee also proposed that the rates of purchasable FAR be increased to enable higher collection of augmentation charges for infrastructure upgrade. The collected amount should be used for infrastructure augmentation work only, it said.

  • Published On Jul 14, 2023 at 02:00 PM IST

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