CLU charges dis­par­ity

Hindustan Times (Chandigarh) - Estates - - FRONT PAGE - Mu­niesh­wer A Sa­gar mu­niesh­wer.sa­gar@hin­dus­tan­times.com

THERE IS A NEED TO RA­TIO­NALISE CHANGE OF LAND USE CHARGES FOR COM­MER­CIAL CAT­E­GORY IN TOWN PLAN­NING SCHEME AND NONSCHEME AR­EAS TO BET­TER REG­U­LATE THE DE­VEL­OP­MENT IN STATE’S UR­BAN AR­EAS

The con­ver­sion charges for con­vert­ing non-com­mer­cial land to com­mer­cial space in dif­fer­ent schemes and plan­ning ar­eas dif­fer widely in the town plan­ning scheme (TP scheme) ar­eas and non-TP ar­eas in Pun­jab.

It is an­other anom­aly in the dis­jointed le­gal en­vi­ron­ment of ur­ban de­vel­op­ment in the state.

“The con­ver­sion or change of land use (CLU) charges in the TP scheme area is more than 80% of the max­i­mum charges in the non-TP scheme charges for con­vert­ing into com­mer­cial spa­ces,” said a se­nior of­fi­cial of the de­part­ment of lo­cal gov­ern­ment.

He added: “This en­cour­ages il­le­gal con­struc­tions and pe­nalises peo­ple fol­low­ing rules and seek­ing ap­provals in the TP-scheme ar­eas.”

TP schemes ar­eas are ap­proved res­i­den­tial colonies ei­ther un­der the Pun­jab Mu­nic­i­pal Cor­po­ra­tion Act, 1976 or Pun­jab Mu­nic­i­pal Act, 1911.

Non-scheme ar­eas con­sist of core city ar­eas, the il­le­gal colonies, whether reg­u­larised or un­reg­u­larised, and the agri­cul­tural lands fall­ing in the res­i­den­tial zone of the mas­ter plan.

TP schemes ar­eas are the planned ar­eas whereas the nonscheme ar­eas are un­planned in na­ture.

CLUAND COM­MER­CIAL AR­EAS

The CLU (con­ver­sion) has been de­fined un­der Sec­tion 81 of Pun­jab Re­gion­alTown Plan­ning and De­vel­op­ment Act, 1995 (PRTPD Act 1995) as the con­ver­sion of agri­cul­ture land to the use spec­i­fied in the mas­ter plan.

The Mu­nic­i­pal Act, 1911, and the Mu­nic­i­pal Cor­po­ra­tion Act, 1976, have no def­i­ni­tion of the CLU.

The mu­nic­i­pal build­ing byelaws de­fine CLU as the change in land use from res­i­den­tial to com­mer­cial.

The lo­cal body de­part­ment came with a no­ti­fi­ca­tion in 2013 clearly es­tab­lish­ing the CLU and defin­ing the CLU in ac­cor­dance with the Pun­jab Re­gional Town Plan­ning and De­vel­op­ment Act, 1995.

CLU was de­fined for the TP scheme area, non scheme, vacant un­oc­cu­pied land and agri­cul­ture land.

Though the Mu­nic­i­pal Act and no­ti­fi­ca­tion dated April 2013 clearly de­fines the change in land use and al­lowed con­ver­sion from agri­cul­tural, vacant un­de­vel­oped land, res­i­den­tial, in­dus­trial, ware­hous­ing to com­mer­cial as per the mas­ter plan pro­vi­sions in non-scheme ar­eas, the Pun­jab Re­gional Town Plan­ning and De­vel­op­ment Act, 1995, does not al­low such con­ver­sions ex­cept from agri­cul­ture to com­mer­cial.

Min­i­mum area for com­mer­cial colony com­plex out­side mu­nic­i­pal lim­its has been ear­marked as 1000 sq mt.

It is specif­i­cally men­tioned that min­i­mum area within mu­nic­i­pal lim­its will be no­ti­fied by lo­cal body de­part­ment.

But the lo­cal body de­part­ment has till date not de­fined any min­i­mum area cri­te­ria for com­mer­cial com­plexes, com­mer­cial colonies for get­ting the CLU.

The min­i­mum area cri­te­ria for TP schemes are 100sq yd but for non-scheme area, vacant ur­ban­is­able, un­oc­cu­pied land and agri­cul­tural land, no min­i­mum area land has been spec­i­fied.

The Mu­nic­i­pal Act al­lows the con­ver­sion of res­i­den­tial, in­dus­trial, ware­hous­ing uses to com­mer­cial uses.

Prior to the no­ti­fi­ca­tion of mas­ter plans the CLU was al­lowed on the roads de­clared com­mer­cial by the re­spec­tive mu­nic­i­pal cor­po­ra­tions.

At some places, the com­mer­cial-de­clared roads are as nar­row as 20ft as the min­i­mum road width for com­mer­cial ac­tiv­ity was not de­fined within the mu­nic­i­pal lim­its.

After the no­ti­fi­ca­tion of mas­ter plan,the com­mer­cials were al­lowed on the roads hav­ing width more than 60ft in the pro­posed com­mer­cial/res­i­den­tial/ in­dus­trial zones as per the mas­ter plan.

DIS­CREP­ANCY IN CLURATES

The CLU charges were im­posed on Au­gust 2006.

The charges im­posed in 2006 were ₹1,500 per sq yd and it was pro­posed to in­crease the charges by 10% in April ev­ery year.

Prior to Au­gust 2014, the CLU charges, both in the TP scheme and non- scheme ar­eas, were same but the lo­cal bod­ies de­part­ment came with a no­ti­fi­ca­tion on Au­gust 2014 based on the de­vel­op­ment charges un­der the Pun­jab Apart­ment and Prop­erty Reg­u­la­tion Act (PAPRA), 1995 and re­duced the CLU charges for non-scheme ar­eas while the CL U charges for TP schemes were re­tained the same as men­tioned in Au­gust 2006 no­ti­fi­ca­tion.

The CLU charges in nonscheme ar­eas vary from city to city and range from ₹620 per sq yd in case of Lud­hi­ana to ₹388 per sq yd in case of Pa­tiala, whereas in TP scheme ar­eas the charges are ₹4,250 per sq yd.

In Oc­to­ber last year, the gov­ern­ment re­duced the CLU charges on com­mer­cial prop­er­ties, mar­riage palaces, petrol pumps, ho­tels, hos­pi­tals, in­sti­tu­tions and oth­ers by 25% within mu­nic­i­pal lim­its across the state

HT FILE

The state gov­ern­ment re­duced the CLU charges on com­mer­cial prop­er­ties, mar­riage palaces, petrol pumps, ho­tels, hos­pi­tals, in­sti­tu­tions and oth­ers by 25% within mu­nic­i­pal lim­its.

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