Haryana Proposes Higher FAR for Residential Plots Up to 1000 Sq M Height Capped at 16.5 Metres
The Haryana Government has proposed higher Floor Area Ratio (FAR) for residential plots measuring up to 1,000 square metres, a move that would let plot owners build considerably more floor space on the same plot of land. The proposal, put forward as changes to the Haryana Building Code, 2017, keeps the maximum permissible height of buildings capped at 16.5 metres, so the extra construction comes from using the plot more fully rather than from taller buildings. The Town and Country Planning Department has invited objections and suggestions from stakeholders by December 1 through email.
Floor Area Ratio is the rule that decides how much total floor area can be built on a plot, expressed as a percentage of the plot’s area. A higher FAR means a family can add more rooms or an extra floor within the permitted height, which matters greatly in cities where land prices have risen sharply and plots are small. Under the proposed changes, the benefit is spread across five plot-size categories, from small plots of up to 100 square metres to large plots of up to 1,000 square metres, with the maximum FAR rising well above the base level in every category.
For the smallest plots, measuring up to 100 square metres, the proposed base FAR is 165 per cent and the maximum permissible FAR is 264 per cent, with ground coverage remaining at 75 per cent. Plots above 100 square metres and up to 250 square metres also get a maximum FAR of 264 per cent, against a base FAR of 145 per cent and ground coverage of 75 per cent. For plots above 250 square metres and up to 350 square metres, the maximum FAR will be 240 per cent against a base FAR of 130 per cent, with ground coverage of 66 per cent. Plots above 350 square metres and up to 500 square metres will have a base FAR of 120 per cent and a maximum FAR of 240 per cent, while plots above 500 square metres and up to 1,000 square metres will have a base FAR of 100 per cent and the same maximum FAR of 240 per cent.
The additional floor area beyond the base FAR will be available as purchasable construction rights, meaning eligible owners can obtain the extra space by paying the prescribed charges and securing the required statutory approvals. The proposed changes also provide for a single-level basement across all five plot-size categories, and the maximum height of 16.5 metres covers both ground-plus-three-floor and stilt-plus-four-floor configurations. Together, these provisions give homeowners a clear, uniform framework for expanding their houses without breaching height or safety limits.
The proposal has been issued by the Director of the Town and Country Planning Department, Dr J Ganesan, who has asked stakeholders to send their objections and suggestions by December 1. For lakhs of plot owners across Haryana’s cities and towns, the change could make it easier to build a bigger family home, add a rental floor, or plan construction in stages on the same plot. Once suggestions are received and considered, the amended building code will give a final shape to how much can be built on residential plots across the state.
