Reg­u­lar­i­sa­tion of il­le­gal plots: Eas­ier said than done

Hindustan Times (Patiala) - - Region - Mu­niesh­wer A Sa­gar mu­niesh­wer.sa­gar@hin­dus­tan­times.com

Spe­cial de­vel­op­ment agen­cies un­der the hous­ing depart­ment and mu­nic­i­pal­i­ties across the state have started the process of reg­u­lar­is­ing il­le­gal colonies and plots as per the lat­est pol­icy for reg­u­lar­i­sa­tion of un­uatho­rised colonies.

Sev­eral is­sues are crop­ping up as the of­fi­cials set in to im­ple­ment the pol­icy. In­de­pen­dent reg­u­lar­i­sa­tion of a colony and plots therein is throw­ing ma­jor con­flict of opin­ions among of­fi­cials. While the reg­u­lar­i­sa­tion pol­icy dated April this year made manda­tory the reg­u­lar­i­sa­tion of an il­le­gal colony be­fore plots in it could be reg­u­larised, the new pol­icy, over­rul­ing this, has al­lowed reg­u­lar­i­sa­tion of plots and colonies in­de­pen­dent of each other. So, for in­stance, as per the Sec­tion 13.3, no elec­tric­ity con­nec­tion can be given to a colony the coloniser of which hasn’t ap­plied for reg­u­lar­i­sa­tion.

But, in such a case, the owner of a reg­u­larised plot should be en­ti­tled to an elec­tric­ity con­nec­tion. Sec­tion 13.3 gets vi­o­lated the mo­ment plots are reg­u­larised. Also, plots in colonies fall­ing in the in­dus­trial zone can be reg­u­larised af­ter taking no-ob­jec­tion cer­tifi­cate (NOC) from Pun­jab Pol­lu­tion Con­trol Board (PPCB) sub­ject to the con­di­tion that 25% of the plots of the colony shall be built up. It is very dif­fi­cult for the PPCB of­fi­cials to as­cer­tain whether a colony ful­fill this con­di­tion or not in case the coloniser of the colony hasn’t ap­plied for reg­u­lar­i­sa­tion.

Of­fi­cials are also jostling with is­sues of com­pat­i­bil­ity of pro­vi­sions of the new reg­u­lar­i­sa­tion pol­icy and other pre­vail­ing laws like Pun­jab Re­gional and Town Plan­ning and De­vel­op­ment Act (PRTPD), Pun­jab Apart­ment and Prop­erty Reg­u­la­tion Act (PAPRA), and Real Es­tate (Reg­u­la­tion and De­vel­op­ment) Act (RERA).

IL­LE­GAL COLONIES AND RERA

The RERA pro­vides for an over­ar­ch­ing le­gal frame­work for the reg­u­la­tion of the real es­tate sec­tor. The main­stay of the Act is the es­tab­lish­ment of a real es­tate reg­u­la­tory author­ity in a state. Such an author­ity is al­ready oper­a­tional in Pun­jab. De­vel­oper of every on­go­ing and new project has to regis­ter with the author­ity af­ter it gets the req­ui­site ap­provals and clear­ances from the state govern­ment. The de­vel­oper also has to com­ply with the manda­tory com­mit­ments made un­der the act, like pro­vid­ing in­ter­nal de­vel­op­ments in a project, timely de­liv­ery of pos­ses­sion, main­tain­ing sanc­tity of sanc­tioned lay­out plans, etc.

The cur­rent pol­icy for reg­u­lar­i­sa­tion of il­le­gal colonies makes it com­pul­sory on the coloniser of a reg­u­larised colony to regis­ter the project with the state RERA, if ap­pli­ca­ble. As none of th­ese have ob­tained com­ple­tion cer­tifi­cate, and so even when reg­u­larised must regis­ter with the author­ity.

“There are many com­pli­ca­tions that come up in this sce­nario. First be­ing, whether a coloniser will reg­u­larise his colony and be will­ing to come un­der the am­bit of the strin­gent RERA. Also, as plots and colony can be reg­u­larised in­de­pen­dently, what hap­pens when the colony isn’t reg­is­tered with RERA but the plot own­ers sub­mits his ap­pli­ca­tion for reg­u­lar­i­sa­tion,” asks a se­nior official of the GMADA on the con­di­tion of anonymity.

The new reg­u­lar­i­sa­tion pol­icy ab­solves the coloniser from the re­spon­si­bil­ity of in­ter­nal de­vel­op­ment of a reg­u­larised colony. But, un­der the RERA, the de­vel­oper or coloniser is ac­count­able for pro­vid­ing the same. “So, in this case will the RERA en­force colonis­ers re­spon­si­bil­ity or not?” asks the official.

REG­U­LAR­I­SA­TION AND MASTER PLANS

Master plans have been given high­est sanc­tity un­der the PRTPD Act and any change in an ap­proved master plan re­quires ap­proval of the Pun­jab Re­gional Town Plan­ning and De­vel­op­ment Board.

By their very na­ture, the il­le­gal colonies in many cases are de­vel­oped in con­tra­ven­tion of the PRTPD Act and vi­o­late master plans in most lo­ca­tions across the state.

Un­der the new pol­icy, any il­le­gal colony, de­vel­oped in con­tra­ven­tion of the master plan, be­fore April 1, 2013 can be reg­u­larised. But, in such cases, the ap­proval of the PRTPD board should be taken. “The reg­u­lar­i­sa­tion pol­icy doesn’t em­power the de­vel­op­ment agen­cies to amend the master plans, that power rests solely with the PRTPD board. What hap­pens when a il­le­gal colony has come up on master plan sec­tor roads, or in a des­ig­nated in­dus­trial zone?

Now, whether PRTPD ap­proval will be taken in each case is still be­ing de­bated among se­nior hous­ing depart­ment of­fi­cers,” says the official.

The is­sue gets fur­ther com­pli­cated in case of such a colony is not reg­u­larised but a plot owner sub­mits for reg­u­lar­i­sa­tion.

HT PHOTO

The new reg­u­lar­i­sa­tion pol­icy ab­solves the coloniser from the re­spon­si­bil­ity of in­ter­nal de­vel­op­ment of a reg­u­larised colony. But, un­der the RERA, the de­vel­oper or coloniser is ac­count­able for pro­vid­ing the same.

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