Haryana Puts S+4 Construction on Hold, DTCP Demands Infrastructure Fund Report
In a significant development, the Haryana government has suspended all approvals for stilt-plus-four (S+4) residential construction across the state. This decisive action follows an interim stay order issued by the Punjab and Haryana High Court, which has halted the implementation of the controversial floor policy. Simultaneously, the Department of Town and Country Planning (DTCP) has formally requested a detailed utilization report from the Haryana Shahari Vikas Pradhikaran (HSVP) regarding a substantial sum of Rs 689 crore.
Infrastructure Funding Under Scrutiny
The substantial amount in question was transferred to HSVP under the account of Proportionate Development Charges (PDR). These funds were specifically earmarked for critical urban infrastructure upgrades intended to support the increased population density resulting from the S+4 policy. The DTCP's directive, issued on April 3, explicitly seeks comprehensive information on how these development charges have been expended for infrastructure augmentation purposes.
"We have sought detailed information from HSVP on expenditure of development charges collected for infrastructure augmentation. This will help assess the current status and plan future actions," stated a senior DTCP official, emphasizing the need for transparency and accountability.
Court's Concerns and Immediate Actions
The Punjab and Haryana High Court has restrained the Haryana government from proceeding with the S+4 floor policy, specifically staying the operation of its July 24, 2024 notification. The court expressed serious reservations about whether existing urban infrastructure possesses adequate capacity to support the increased density that would result from additional floors.
"The department has issued clear instructions to all authorities concerned to put approvals related to stilt-plus-four floors on hold with immediate effect. The court has raised important issues on the capacity of existing urban infrastructure to support increased density. These aspects will be examined in detail, and necessary steps will be taken based on further directions," the DTCP official elaborated.
Comprehensive Suspension of Approvals
The DTCP's suspension order is comprehensive and far-reaching:
- All layouts, zoning plans, or service plans involving enhanced density linked to S+4 floors must not be approved
- Online platforms including the dedicated S+4 portal and Haryana Online Building Plan Approval System (HOBPAS) must immediately stop accepting applications for such permissions
- Authorities have been instructed to strictly follow the court's directions until further orders
Infrastructure Strain and Urban Concerns
The High Court specifically observed that any increase in the number of floors without corresponding upgrades in civic services could place an "additional burden" on already strained urban systems. This includes critical infrastructure such as sewage networks, drainage systems, traffic management, and other essential services.
DTCP's April 3 communication echoed these concerns, noting that cities like Gurgaon are already experiencing significant infrastructure stress due to rising population density. The department warned that unchecked vertical expansion could lead to multiple urban challenges:
- Increased waterlogging in low-lying areas
- Worsening traffic congestion
- Added pressure on sewage treatment facilities
Pending Reports and Accountability Issues
The DTCP has revealed that HSVP has yet to submit a status report detailing how the Rs 689 crore fund was utilized, despite previous correspondence requesting this information. This lack of clarity has deepened concerns about whether sufficient infrastructure upgrades were actually carried out to support the S+4 policy's implementation.
Officials confirmed that the department had earlier requested Standard Operating Procedures (SOPs) and detailed infrastructure augmentation plans, but these documents remain pending. When contacted, HSVP officials indicated that a comprehensive response covering both SOP formulation and fund utilization would be submitted shortly.
Impact on Real Estate and Urban Development
Urban planning experts suggest that the High Court's intervention could have major implications for real estate activity in Gurgaon and other rapidly urbanizing cities across Haryana. The S+4 policy had permitted additional independent floors on plotted land, resulting in a significant surge in builder floor construction and increased housing supply.
For now, all such construction activities remain uncertain and effectively frozen. The court's stay order has placed ongoing approvals under scrutiny while preventing new permissions under the policy. This development represents a critical juncture in Haryana's urban planning approach, particularly regarding how infrastructure development keeps pace with construction activities in growing urban centers.
