Haryana Plans More Construction Room on Residential Plots Up to 1,000 Sq M

Haryana Plans More Construction Room on Residential Plots Up to 1,000 Sq M

The Haryana government has proposed changes to the Haryana Building Code, 2017, that would allow a higher Floor Area Ratio (FAR) on residential plots of up to 1,000 square metres. The maximum building height stays at 16.5 metres. The proposal went out as a public notice from the Directorate of Town and Country Planning (DTCP) on 2 November 2026, and stakeholders have until 1 December 2026 to send in objections and suggestions by email.

What the Proposal Changes

The draft replaces the existing FAR table under Sub-code 6.3(3) of the code. Plots are grouped into five size bands, and each band gets its own base FAR, maximum FAR and ground coverage limit. Additional floor area can be bought on payment, subject to statutory approvals.

A single-level basement is provided for across all five categories. The height cap of 16.5 metres still applies, covering the ground-plus-three and stilt-plus-four layouts that are common in Haryana colonies.

To make the numbers concrete, take a plot of 300 square yards, roughly 251 square metres. At the base FAR of 130%, that plot allows about 3,510 square feet of built-up area. With additional purchasable FAR, the total could reach about 6,480 square feet, depending on the charges payable and the building rules that apply at the time.

Impact on Homebuyers

For most buyers, this is not a story about a new project launch. It is about the plot and house you may already be looking at. If you are buying an independent house or a plot in an older colony, the rule change could change what the property can become over time. Owners planning to rebuild or add floors get more room to work with, and that tends to push up the value of well-located plots.

Builders who put up independent floors in established colonies are also likely to find more opportunities. That could mean more floor-by-floor projects, which suits buyers who want a smaller ticket size than a full house or a flat in a society.

There is a flip side. Higher density in colonies that were planned for lower occupancy can mean more families on the same roads, more cars competing for the same parking spaces, and more pressure on water supply and sewerage. If you live in one of these colonies, that is worth factoring into your buying decision. A plot with a wider road in front and a sanctioned sewer line will handle densification far better than one at the end of a narrow lane.

As for timing, the notice is still open for comment. Nothing changes on the ground until the amended code is notified. Buyers who are simply weighing options can keep watching the process. Buyers who have already found a plot they like should check the current sanctioned FAR and ground coverage for that particular plot, since older approvals may follow the old table.

Expert Analysis

Haryana has been working through a series of plot-coverage and FAR revisions in recent years, and this proposal fits that pattern. The state is trying to let owners use their plots more fully while keeping the height limit in place. The result is a model where density grows outward and horizontally, rather than through tall towers.

The earlier change worth remembering is the 75% ground coverage allowed on residential plots up to 250 square metres, which is about 10 marlas. That gave smaller plot owners more room on the ground. The current draft builds on that logic by widening the range of plots that get more floor area, and by linking that floor area to a payment mechanism.

Enforcement is the other piece to watch. A Punjab and Haryana High Court ruling dated 25 September 2026 allowed DTCP to continue enforcement in licensed colonies. In a survey of DLF Phases 1 to 5 in Gurugram covering 14,757 plots, violations were found, including construction beyond permissible FAR and additional floors. That means buyers should look at the approved plan, not just what the house looks like today. A rule that becomes more generous on paper still needs to be applied correctly on each plot.

What to Expect Next

• By 1 December 2026: Objections and suggestions are due by email to the DTCP. Residents, builders and planners can all file.
• After the feedback window: The DTCP will review comments before the amended code is finalised. The notice says the changes have already received government approval, but further steps follow the public feedback.
• Final notification: Once the amended code is notified, sanctioned plans and new building permissions will follow the revised table.
• Parallel consultation: A separate DTCP public notice proposing a prohibited-use list for land-use zones is also inviting comments within 30 days.

Related Projects and Areas Affected

• Independent-floor colonies across Haryana: Established residential colonies where owners are likely to rebuild or add floors first.
• DLF Phases 1 to 5, Gurugram: The area surveyed in the recent enforcement exercise, where plan compliance is under close watch.
• Licensed colonies with plots up to 250 sq m: Smaller plots that gain the most from the 264% maximum FAR and 75% ground coverage.
• Plots of 250 to 1,000 sq m: Mid-sized plots in planned colonies, where the 240% maximum FAR and 66% ground coverage will apply.

Frequently Asked Questions

Q: Does the higher FAR apply to plots I already own?
A: The proposal covers individual residential plots by size band, but it becomes applicable only once the amended code is notified. Check your sanctioned plan and the current rules before planning any construction.

Q: Is the 16.5-metre height limit changing?
A: No. The draft keeps the maximum permissible height at 16.5 metres, including the ground-plus-three and stilt-plus-four configurations.

Q: Till when can I send feedback on the proposal?
A: Objections and suggestions are due by 1 December 2026, by email to the Directorate of Town and Country Planning.