Haryana Town Planning Scheme 2026 for Residential Plotted Housing: Complete Rules, Independent Floors and Municipality List
A new framework for planned residential plotted development in specified municipal towns where controlled-area provisions are not applicable.
Key points at a glance
What has the Haryana Government notified?
The Urban Local Bodies Department issued the directions through Notification No. 09/58/2026-4CII dated 30 July 2026, establishing minimum project eligibility, plot-size limits, infrastructure requirements, environmental safeguards, fees, HRERA registration requirements and a five-year development period.
The Gazette states that the directions have been issued under Section 250(a) and (e) of the Haryana Municipal Act, 1973.
The Government has explained that some smaller municipalities are still at an initial stage of urban development. In the absence of an organised town-planning mechanism, a substantial part of their housing requirement has been met through unauthorised colonies.
The new scheme is intended to encourage planned residential plotted development, streamline planning permission and attract private investment in smaller municipal towns. It is a regulatory route for developer-led plotted projects — it is not a government plot-allotment scheme for individual applicants.
Where does the scheme apply?
The applicability test has three important parts:
- The municipality must appear in Annexure A.
- The particular area or land must be situated where controlled-area provisions are not applicable.
- The proposed project must obtain permission under the scheme and comply with its planning and infrastructure conditions.
The Director may include another municipality under the scheme in the future, but only with the prior approval of the Haryana Government.
Applicability in Gurugram district
The notification has direct relevance to parts of Gurugram district because Annexure A includes two entries — while several key areas are absent.
- Municipal Council Pataudi Jatauli Mandi — Serial No. 13
- Municipal Committee Farukh Nagar — Serial No. 52
- Gurugram city
- Manesar
- Sohna
Who can apply under the scheme?
The notification is framed around an application by a developer. The developer must:
- Submit an application to the Director in the prescribed format.
- Obtain a no-dues certificate from the respective municipality against the relevant Property IDs.
- Satisfy the minimum land and road-access requirements.
- Obtain approval of the project plans and internal-services estimates.
- Obtain HRERA registration before advertising, booking or selling any plot.
Minimum project and road requirements
Minimum area. The proposed project must cover at least five acres. There is no maximum project-area limit under the notification.
Approach road. The site must be approachable from an existing revenue rasta or public road having a minimum width of 33 feet. The word “existing” matters — a project should not be presumed eligible merely on the basis of a proposed road unless accepted by the competent authority.
Plot sizes and planning parameters
| Parameter | Requirement |
|---|---|
| Minimum project area | 5 acres |
| Maximum project area | No maximum limit |
| Minimum approach-road width | 33 feet |
| Minimum plot area | 50 sq. metres |
| Maximum plot area | 250 sq. metres |
| Smaller-plot requirement | At least 50% of residential plots must not exceed 150 sq. metres |
| Residential and commercial plots | Maximum 65% of scheme area |
| Commercial use | Maximum 5% of scheme area |
| Organised open space | Maximum 7.5% of scheme area |
| Internal-road width | Minimum 10 metres |
| Community-facility area | 5% of scheme area, subject to the prescribed arrangement |
The measurements in the Gazette are controlling. The conversions above are only approximate.
Residential, commercial and open-space limits
The combined area under residential and commercial plots cannot exceed 65% of the total scheme area. Commercial use is separately capped at 5% of the scheme area.
Can independent floors be registered?
This permits independent-floor registration on plots forming part of a project approved under the new scheme. However, the clause must be read with the rest of the notification and applicable building law. It does not state:
The number and nature of floors that may lawfully be constructed will depend on the Haryana Building Code, approved zoning plan, sanctioned building plan, permissible FAR, height, parking requirements and other applicable approvals.
Clubbing of adjoining plots is prohibited
Two adjoining residential plots under the same ownership cannot be clubbed for approval of an integrated zoning plan. Buyers and developers should not assume adjoining plots can later be combined into a larger integrated building merely because they share the same owner.
EWS and NPNL plots
The notification states that no separate EWS/NPNL category plots will be provided under the scheme. This distinguishes the framework from certain affordable or subsidised housing schemes that have separately reserved categories.
Building standards will continue to apply
Ground coverage, Floor Area Ratio, basement, building height, parking and other construction controls remain governed by the Haryana Building Code, 2017, as amended from time to time. Approval under this plotted-housing scheme does not dispense with:
Internal services and community facility
The developer is responsible for providing internal services in accordance with the service-plan estimate approved by the Chief Engineer (Headquarters). Responsibilities include:
- Metalling of roads and paving of footpaths
- Turfing and plantation in open spaces
- Streetlighting
- Adequate and wholesome water supply
- Sewerage, storm-water drainage and sullage-water drainage
- Treatment and disposal arrangements
- Other works required by the Director
These internal services must be functional until connectivity with the external infrastructure laid by the concerned executing agency becomes available. The developer must also communicate the project’s ultimate power-load requirement to the concerned electricity distribution company, with a copy to the Director, within two months from the grant of the scheme — enabling planning for transformers, switching stations and electrical substations within the project.
Community-facility requirement
The developer must transfer 5% of the scheme area free of cost to the concerned municipality for community facilities. Alternatively, the developer may develop the community area directly or through a third party, subject to:
- The community facility must be constructed at the developer’s own cost.
- Its cost cannot be loaded upon or recovered from the residents.
- The type of community facility will be specified by the Director based on local infrastructure requirements.
- The community building cannot be sold without the Director’s approval.
- If its sale is approved, the proceeds must be transferred to the Residents Welfare Association.
- The developer cannot earn profit through membership charges or fees from the community building.
- The facility must be completed and its occupation certificate obtained before the project receives a full or part completion certificate.
Environmental requirements
Fees, charges and mortgage
- Scrutiny fee: ₹10 per square metre, subject to amendment from time to time, payable in favour of the Chief Administrator, Haryana Urban Infrastructure Development Board.
- Conversion charges: 50% of the total residential conversion charges applicable in the Low Potential Zone, as amended from time to time.
- Development charges: 25% of the total External Development Charges calculated at prevailing rates — the same percentage applies for Municipal Committees and Municipal Councils.
The developer must submit the application to the Director in the prescribed format, accompanied by a no-dues certificate from the respective municipality against the relevant Property IDs. The Director may impose additional conditions considered necessary for adequate infrastructure, effective implementation and proper development of the scheme.
Mandatory HRERA registration & buyer disclosure
Registration of the project with the Haryana Real Estate Regulatory Authority is compulsory. Before obtaining HRERA registration, the developer cannot:
Mandatory disclosure in buyer documents
The parameters prescribed under the scheme must be incorporated into allotment letters and sale-purchase agreements executed with allottees, to ensure transparency and prevent contractual documents from promising development contrary to the approved scheme. A buyer should compare the allotment letter and agreement with the scheme permission, approved zoning plan, approved layout, HRERA disclosures, service plans and plot-mortgage details.
Completion period and transfer to the local authority
A project approved under the scheme must ordinarily be completed within five years from the date permission is granted. If the developer seeks an extension, the Director may grant one after due enquiry — each extension for up to two years at a time, subject to payment equivalent to the prescribed licence-renewal fee. An extension is therefore not automatic.
What should buyers verify before purchasing?
A buyer considering a plot or independent floor represented as part of this scheme should verify at least the following:
- Whether the municipality appears in Annexure A.
- Whether the particular land falls outside the area governed by controlled-area provisions.
- The developer’s title over the entire project land.
- Revenue records and encumbrances affecting the project land.
- Permission granted under the 30 July 2026 scheme.
- Approved layout and zoning plan.
- Approved service plan.
- HRERA registration and disclosures.
- Whether advertisements and bookings started only after HRERA registration.
- Whether the selected plot is part of the mortgaged saleable area.
- Release or permission concerning any mortgaged plot.
- Approved plot dimensions and land use.
- Sanctioned building plan for any independent floor.
- Permissible FAR, height, parking and setbacks.
- Terms contained in the allotment letter and agreement.
- Infrastructure-completion obligations.
- Applicable charges and unpaid municipal dues.
- Any additional conditions imposed by the Director.
What the notification does not do
Complete list of municipalities in Annexure A
Names and spellings are reproduced from Annexure A of the Gazette. The two Gurugram-district entries are highlighted.
The note below Annexure A states that the list is based on Town and Country Planning Department Notification No. Misc-1A/JE(VA)/2015/14650 dated 10 August 2015.
Frequently asked questions
Is the Haryana Town Planning Scheme 2026 applicable throughout Haryana?
Is the scheme applicable in Gurugram?
Is Sohna included?
Is Manesar included?
What is the minimum land required for a project?
What plot sizes are permitted?
Can independent floors be registered?
Does the notification approve stilt-plus-four floors?
Does the scheme regularise existing unauthorised colonies?
Can a developer advertise the project while HRERA registration is pending?
How long does the developer have to complete the project?
Can more towns be added later?
Considering a parcel in Pataudi Jatauli Mandi or Farukh Nagar?
Before you rely on any “approved under the new Haryana policy” claim, get the parcel-specific position checked — controlled-area status, scheme permission, approved plans, mortgage position and HRERA registration.