Haryana Approves Stilt-Plus-Four Floor Buildings; Ex-Army Chief V P Malik Criticizes ‘Absurd Policy’

After more than a year of banning stilt-plus-four floor (S+4) buildings, the Haryana government has now given the green light for their construction in residential areas. This decision also allows owners to sell individual floors. The announcement was made by Town and Country Planning Minister Jai Parkash Dalal as the state prepares for Assembly elections later this year.

Minister Dalal explained that this move would benefit people who cannot afford homes due to high property prices. He noted that while three floors were already permitted, adding an extra floor would help accommodate more people.

Last February, the government had banned S+4 constructions after significant protests in Panchkula. Residents argued that people living in older homes, which could only support two floors, were exploiting the S+4 concept to add more floors for rental income. These protests eventually spread across the state.

Dalal added that for new S+4 constructions, owners must get permission from their neighbors. If the neighbor does not agree, the owner must leave a 6-foot (1.8 meters) gap on that side.

When asked if the independent floors could be sold, Dalal confirmed that it was allowed but not for plots smaller than 180 gaj.

The minister also mentioned that permission for S+4 constructions could be granted in sectors or colonies with approved layout plans for three dwelling units per plot. However, this is only for residential plots with access from roads at least 10 meters wide or meeting one of two conditions: mutual consent from all adjoining plot owners or maintaining a 1.8-meter side setback on all floors from neighboring plots.

Stilt-plus-four floors refer to buildings with a stilt floor raised above ground level and four additional floors above it, making a total of five floors.

Former Army Chief General V P Malik, who led the campaign against the S+4 policy, called it a “peculiar and absurd policy” that creates conflicts among neighbors and leads to legal disputes. He accused the state of yielding to the builder lobby’s pressure.

“The state has prioritized profiteering over the immediate and long-term interests of its citizens in old, established HSVP sectors. This will lead to problems due to inadequate infrastructure, poor sunlight, lack of privacy, and other ecological concerns,” said Gen Malik, who lives in Panchkula.

The retired General had previously raised environmental concerns, arguing that the policy would lead to the misuse of private property, as seen in Delhi, Gurgaon, and other nearby towns.

Ex-Army Chief’s 16-Month-Long Fight

The issue began when General VP Malik (retd) wrote to then Haryana Chief Minister Manohar Lal Khattar on January 12 about the “rampant apartmentalisation.” However, the CM did not acknowledge the letter or take any action, according to Malik.

A Supreme Court judgment in January last year banned converting single residential units into apartments in Chandigarh, prompting Panchkula residents to raise the issue.

Fearing that builders would move to Panchkula and start converting single units into apartments, residents voiced their concerns.

Retired General Malik Starts Signature Campaign

General V P Malik also initiated a signature campaign, stating that this “injustice needs to be fought.” A recipient of the Param Vishisht Seva Medal (PVSM) and Ati Vishisht Seva Medal (AVSM), the former Army chief noted that people from Panchkula, Gurgaon, and other areas have expressed their grievances about the rampant apartmentalisation. He emphasized the need to fight against the lobby prioritizing monetary interests over the environment.