The Haryana government has proposed amendments to the Haryana Building Code, 2017, to increase the permissible floor area ratio (FAR) for residential plots, allowing property owners to undertake additional construction. Under the proposed changes, plots measuring up to 250 square metres will be eligible for a maximum FAR of 264%, while larger plots will have a maximum permissible FAR of 240%.
The proposed amendments are expected to provide greater construction potential for homeowners planning to reconstruct or expand their existing houses. They could also create additional opportunities for developers involved in the construction of independent floors across residential colonies.
On November 2, the Directorate of Town and Country Planning (DTCP) issued a public notice inviting objections and suggestions from residents and other stakeholders. The last date for submitting feedback is December 1.
Proposed FAR and Ground Coverage Across Plot Categories
Under the proposed framework, residential plots have been divided into five categories based on their size, with different provisions for ground coverage and base FAR.
Plots measuring up to 100 square metres will have a proposed ground coverage of 75% and a base FAR of 165%. The maximum permissible FAR, including additional purchasable FAR, will be 264%.
For plots measuring above 100 square metres and up to 250 square metres, the proposed ground coverage will remain at 75%, while the base FAR will be 145%. The maximum permissible FAR for this category will also be 264%.
For larger plots measuring above 250 square metres and up to 350 square metres, ground coverage will be 66% and base FAR will be 130%. The maximum permissible FAR, including additional purchasable FAR, will be 240%.
Plots measuring above 350 square metres and up to 500 square metres will have a base FAR of 120%, while those above 500 square metres and up to 1,000 square metres will have a base FAR of 100%. Both categories will retain ground coverage of 66%.
The proposed provisions retain a maximum building height of 16.5 metres across all five categories. The framework allows construction up to S+4, comprising stilt parking and four floors, along with a provision for a single-level basement.
Example Shows Additional Construction Potential
For a residential plot measuring 300 square yards, approximately 251 square metres, the proposed norms provide a maximum permissible FAR of 240%.
The plot will have 66% ground coverage and a base FAR of 130%, allowing construction of approximately 3,510 square feet. With additional purchasable FAR, the total construction potential could increase to 6,480 square feet, providing an additional 2,970 square feet of permissible floor area, subject to applicable charges and building regulations.
The maximum building height for this category will remain 16.5 metres.
Higher FAR May Increase Pressure on Civic Infrastructure
While the proposed amendments could provide more construction opportunities and housing options, higher permissible FAR may also increase residential density in established colonies.
Additional dwelling units could put pressure on neighbourhood roads, parking facilities, water supply, sewerage systems and other civic infrastructure. The public notice does not specify corresponding changes to these infrastructure provisions.
The amendments propose replacing the existing table under Sub-code 6.3(3) of the Haryana Building Code, 2017. The notice, signed by DTCP Director General Dr J Ganesan, states that the proposed changes have received government approval and invites public feedback before further action is taken.
