Legal Document View

Unlock Advanced Research with PRISMAI

Integrated with over 4 crore judgments and laws — designed for legal practitioners, researchers, students and institutions

- Know your Kanoon - Doc Gen Hub - Counter Argument - Case Predict AI - Talk with IK Doc - ...
Upgrade to Premium
[Cites 0, Cited by 0] [Entire Act]

State of Punjab - Section

Section 5 in Punjab Urban Planning and Development Building Rules, 2018

5. Application to erect or re-erect buildings (without self-certification).

(1)Every person who intend to erect or re-erect a building shall make an application in Form 'A' (Annexure 1) to the Competent Authority along with the following documents and fee as determined by the competent authority -
(i)Ownership documents-lease deed/ sale deed or possession letter in the name of owner issued by the allotment authority or permission to use the land issued by Competent Authority;
(ii)Site plan as detailed in sub- rule (2) of rule 0;
(iii)Hard copy of Building plan and other plans along with an un-editable Compact Disc/ DVD or any other electronic medium permissible by the Competent Authority from time to time containing the drawings in ".dwg" format as detailed in sub- rule (3) of rule 0;
(iv)Details of specifications of the work to be executed in Form 'C' (Annexure 3);
(v)Structural safety drawings (for record) as per Form 'B' (Annexure 2);
(vi)Fire safety design as required under Part IV, Fire and Life Safety of National Building Code of India, 2016, as amended from time to time, if applicable;
(vii)Heating, Ventilation, Air-Conditioning (H.V.A.C.) service plan wherever required;
(viii)Certificate of conformity to regulation and structural safety for the relevant buildings (depending upon type and height) in the relevant Form 'B'(Annexure 2);
(ix)Public health services plan in un-editable compact Disc/ DVD or any other electronic medium, containing drawings in ".dwg" format;
(x)Scrutiny fees (non-refundable) shall be deposited in favour of Competent Authority through any prescribed payment mode, at the rate as described below:
Table 1: Scrutiny fees for building planapproval
Type of Building Rate in Rupees Per Square meter of the Total Covered Area ofthe Proposed Building
Residential 30
Commercial buildings and other Public Buildings 60
Construction of boundary wall of plots havingarea more than 1000 sq.mt. @Rs. 10 per running meter of the boundary wall.
No scrutiny fees for building plan approval ofschool/care centre for disabled persons / mentally challengedpersons, orphanage and old age home shall be chargeable.
In case of revised/superseded plans, the fee chargeable shall be half of the rates charged for fresh plans for such category of plots as mentioned above.Note. - (a) The applicant shall submit all kind of plans in electronic format on the online portal of Competent Authority along with hard copies of the plans. Competent Authority shall convey objections/ observations or sanction/ refusal through online portal or as prescribed mode.
(b)Every person applying under this rule shall appoint an Architect/ Engineer for drawing up of building plans/ structural drawings and for the supervision of erection or re-erection of the building. The supervision of erection or re-erection of residential or commercial building up to 15 metres height (G+3 floors including stilt) may be undertaken by the Architect or the Engineer. However, in case of buildings of 15 meters or above height (including stilt), the supervision shall be undertaken by both the Architect and the Engineer. During construction, if appointed Architect/ Engineer notices that violation (except compoundable) are going on, he shall intimate the owner and advise him to stop further construction and remove the violation and will also intimate to the concerned authority.
(c)The applicant, the Architect and Engineer shall sign the application, plans, structural drawings, specifications and the certificates as required in the relevant forms and documents, before making submission to Competent Authority.
(d)In case of row type or semi-detached building at the time of re-erection of building the owner shall provide an indemnity bond as per Annexure 21 that in case of any damage caused to the adjoining property during construction, the owner will be bound to get the damages repaired to the satisfaction of the neighbour.
(1)Size of drawing sheets and colouring of plans. - The size of drawing sheets shall be any of those specified as below, namely:-
Table 2: Sizeof drawing sheets
Sr. No. Sheet name Sheet size (in mm)
I. A0 841 X1189
II. A1 594 X 841
III. A2 420X594
IV. A3 297 X 420
Note. - [(a) All dimensions in plan can be indicated in metric units or feet inches.] [Substituted by Notification No. G.S.R.33/P.A.11/1995/Ss.43 and 180/Amd. (3)/2019, dated 04.10.2019 (w.e.f. 12.6.2018).].
(b)Various elements of plans (site and building), elevation, section and details shall be shown in different colours and thickness/ type of line, etc., and shall be preferably prepared in layers and as per Bureau of Indian Standard (BIS) Code.
(c)The prints of drawings shall be on one side of paper only.
(2)Site plan. - Site plan fully dimensioned shall be drawn to a scale of not less than 1: 500 for a site up to one hectare and not less than 1: 1000 for a site more than one hectare and shall show-
(i)Boundaries of the site and any contiguous features;
(ii)Direction of the north point relative to the site of the building;
(iii)Streets or roads adjoining the site with their width clearly dimensioned and names, if any, giving also all existing roads, trees, lamp posts or any other feature or structure likely to affect the approach to the building;
(iv)Outlines of the proposed building;
(v)Immediate neighbours on all sides identified, whether buildings or vacant plots;
(vi)Levels of the site and the plinths of the building in relation to those of the neighbouring roads and also the level of courtyard and open space;
(vii)Area calculations such as ground coverage, Floor Area Ratio and Non Floor Area Ratio area, parking calculations, any other relevant calculations as required;
(viii)All existing buildings or structure on or over or under the site or projecting beyond it;
(ix)Proposed access points on site boundary for the proposed construction;
(x)Methods of disposal of waste water, sewerage and storm water;
(xi)Surroundings up to a distance of fifteen metres on all sides from the boundaries of the site;
(xii)Prominent trees in the area of the drawing and any important urban service points above/under ground (like sewer/water pipes, gas pipeline, transformers, electric poles/lines, phone distribution boxes, etc.);
(xiii)Such other particulars as may be specified by the Competent Authority; and
(xiv)Plot number or revenue particulars of the property on which the building is intended to be erected.
(3)Building plans, sections and elevations. - The building plans, sections and elevations shall be drawn to a scale of 1:100. The building plans and details so drawn shall show -
(i)the plans of all the floors including basements and all external elevations and cross sections illustrating distinctly all the different levels and minimum one section through staircase, water closet, bath, kitchen and garage;
(ii)the plinth level of the building with reference to the level of the mean level of street from where approach to the site is taken;
(iii)the schedule indicating the size of the doors, windows, openings and other methods of ventilation of each room/ area;
(iv)the use or occupancy of all parts of the buildings;
(v)the means of access to the buildings and to its various floors as well as the means of escape in case of fire, if required under the specific law/ code; along with ramps and steps with respect to the building;
(vi)in case of proposed additions and alterations in the existing building, all new works shall be shown on the drawings in distinctive colours along with index;
(vii)exact location of essential services, for example, water closet, sink, bath and the like;
(viii)the method of disposal of waste water, sewage, storm water and water supply in detail;
(ix)provision of rain water harvesting system as per rule 41 (wherever applicable);
(x)provision for photovoltaic solar power plant as per rule 40 (wherever applicable);
(xi)provision for differently-able person as per rule 36 (wherever applicable);
(xii)indications of the north point relative to the plan.
Note. - The requirement of 1:100 is permitted to be flexible for specific details needed for further illustration; and also for drawings for these in electronic form. In case any detail in building plan is not readable the same can be shown in enlarged form with clouding of that area.
(4)Standard design and architectural controls. - Where the applicant intends to construct a building in accordance with a standard design, approved by the competent authority concerned, he shall obtain a copy of the same before starting the construction and notify the competent authority accordingly of the site and design. In such cases, he shall not be required to submit any building plan. However, site plans showing access, building footprint and all other aspects as per sub-rule (2) of rule 0 above should be submitted. Only the design plans can be indicated referring to standard design names/numbers:Provided that if the owner proposes certain permitted modifications in the standard design or the architectural controls, then he shall submit the same to the Competent Authority for approval.Note. - For any urban area within the State of Punjab, notified in the Master Plan as a "Special Area" of planning for any special purpose by virtue of historical, functional, natural features or any other significance, for which a Form Based Codes (FBC) /Regulating Plan has been prepared and notified by the concerned Local Authorities, provisions under sub-rules (2), (3) and (4) of rule 0 shall be in accordance with such FBC/ Regulating Plan superseding any other general development norms and standards stipulated in these Building Rules.
(5)Procedure for submitting application through self-certification. - (1) Self-certification is applicable on following category of building, namely:-
(i)Residential plot having size upto 1000 sq.yd (836 sq.m);
(ii)Industrial plots having size upto 1000 sq.yd (836 sq.m); and
(iii)Commercial plots such as shop cum office (SCO), shop cum flat (SCF), Shops and Booths within approved layout for which standard design has been approved by the Competent Authority.
(2)Procedure.-
(i)Any person intending to erect or re-erect building shall apply through an architect in Form 'A' along with documents specified in rule 0 to the competent authority for approval of building plans duly signed with stamp of "sanctioned", under self-certification by giving thirty days notice to the competent authority for record of building plans intimating the date of start of construction. The construction of proposed building can be started after thirty days, in case any objection is not conveyed to the applicant.
(ii)The plan submitted should conform to the provisions of these rules as amended from time to time and approved zoning plan. In this regard, a certificate shall be given on the plan as under:
"Certified that the above building plan is as per the zoning plan Drg. No. ........ Dated..... and as per the Punjab Urban Planning and Development Building Rules, 2018 as amended from time to time."Architect/ Civil EngineerSeal with signature
(iii)Certificate of conformity to regulation and structural safety for the relevant buildings (depending upon type and height) in the relevant Form.
(iv)After receiving the above documents, the competent authority issues an auto-generation receipt mentioning that documents have been received and are being kept in the office for record with this understanding that these plans have been prepared as per the provisions of approved zoning plan and these rules. The competent authority shall also convey within 30 days to the applicant regarding discrepancies in the building plans and the applicant shall be bound to rectify the discrepancies in building plans and shall submit the same before start of the construction otherwise submitted plan shall be taken as deemed approved.
(v)Competent Authority or any other person authorized by him reserves the right to check the building plans and construction at any stage and violations (except compoundable ones), if found shall have to be rectified by the owner/ applicant. In case the owner/ applicant fails to rectify the violations, the competent authority may take necessary steps to remove the violations. Action shall also be taken against the defaulting Architect / Civil Engineer by referring his case to the Council of Architecture or Institute of Engineers of misconduct and for debarring/ blacklisting the Architect/Civil Engineer from doing all practice, especially for State Government Departments/ Authorities. All rectifications shall be at the risk and cost of the owner and no plea of the owner shall be entertained for any default committed by the Architect/ Civil Engineer engaged by him. In all such cases the procedure of self-certification shall stand aborted.
(vi)If a building is erected or re-erected or construction work is commenced in contravention to any of the building regulations, the Competent Authority or any other person authorized by him shall be competent to require the building to be altered or demolished, by a written notice delivered to the owner. Such notice shall also specify the period during which such alteration or demolition has to be completed and if the notice is not complied with, the Competent Authority or any other person authorized by him may demolish the said building at the expense of the owner.
Notes. - (a) The decision of Competent Authority, in case of any dispute shall be final and binding on all concerned.
(b)At any stage during construction, if an Architect / Civil Engineer notices that violations (except compoundable ones) are taking place, he shall intimate to the concerned authority of such violations and stop further supervision. He shall also intimate the allottee about the violations and advise him to stop further construction. Complete details along with photographs shall be submitted to the concerned authority. The Competent Authority shall immediately issue a notice to the owner on the basis of the Architect's / Civil Engineer's certificate to suspend further work and rectify violations. In such cases the owner shall be held responsible for further additions in violations. Such a situation shall automatically annul the process of self-certification and the owner may, after removal of violations, engage an Architect / Civil Engineer for preparing the revised drawings. In such cases completion shall be given only after scrutiny of revised drawings and inspection of site.
(c)Compoundable changes shall be allowed to be done, provided that at the completion stage all changes are incorporated by the Architect / Civil Engineer in the completion drawings to be submitted by the owner to the Competent Authority. While seeking occupation certificate, the Architect / Civil Engineer shall give a certificate that all changes done are as per these rules and policies of the Government as amended from time to time.
(d)After submission of application or during the construction of building, if the Owner/ Architect/ Civil Engineer/ Structural Engineer are changed, the applicant shall intimate the Competent Authority by email or online building plan approval system that he is no longer responsible for the project from the date of actual dispatch of the letter. The information must be sent within seven days of occurrence of the change to the Competent Authority by the respective owner/ Architect/ Engineer. The construction work shall have to be suspended until the new owner/ Architect/ Civil Engineer/ Structural Engineer, as case may be, undertakes the full responsibility of the project vide forms and documents submitted at the time of applying for erection/ re-erection of the building within seven days of his taking over. Owner's intimation regarding change of name of professionals shall be considered to be final by the Competent Authority or any other person authorized by him.