Floors of contention

Way back in 2017, when the Haryana government allowed buildings with stilt plus-four floors by making amendments in Haryana Building Code-2017, it was anticipated that this will provide massive opportunities for the aspirational homebuyer segment. Further, in 2018, registration of fourth floor was allowed as a separate dwelling unit.

When the policy was launched, buyers were apprehending that the Haryana government’s decision to grant the construction of stilt-plus four floors will not only fulfil people’s dreams but also act as a catalyst for the affordable housing segment.

Real estate experts mentioned that allowing more floors per building, the policy could lead to a significant increase in the number of residential units constructed in Panchkula. This increase in supply could help meet the existing demand for housing, which has been outpacing construction rates. Also, with more housing units available, the rapid rise in property prices in Panchkula might slow down or even decrease. This would make buying a home more achievable for potential buyers who have been priced out of the market in recent years.

However, contrary to the expectations, builders and developers entered the market soon, they started converting houses on bigger plots into four-storey apartments and selling each to a different owner.

This practice led to significant increase in prices contrary to anticipation and also led to congestion on narrow sector roads and increased pressure on water supplies, and sewage lines. As a result, the authorities were inundated with complaints from residents who pointed out overburdening of the existing infrastructure, damage to adjoining houses and congestion due to parking of vehicles on the roads.

After a state-wide agitation, spearheaded by former Army chief General VP Malik, against “haphazard apartmentalisation”, in February 2023, the then chief minister Manohar Lal Khattar’s government banned the S+4 buildings.

However, in July this year, the Haryana government, after a 16-month ban, has decided to allow construction of stilt-plus-four-floor constructions in residential sectors where the layout plan for building four dwelling units per plot or accommodating density of 18 persons per plot stands approved. But to utter disappointment of the state government, in the last week of July, Gurugram Citizen Council (GCC) residents approached the Punjab & Haryana High Court, challenging the policy. On August 6, this year, the Haryana Government assured a Division Bench of the Punjab and Haryana High Court that new building plans under the stilt-plus-four scheme would not be sanctioned till the next date of hearing in the matter.