The rules and violations regarding buildings are quite well known and the buyers take precaution before they buy an apartment. However, the same cannot be said about plots. Buyers are seldom aware of the rules that govern the plot lay outs and are often misled by false claims regarding layout approval .
The common violations in layouts are in the area of road widths and open space reservation. For example, the layout and subdivision regulations prescribe that streets intended to serve more than 20 plots should be about 30 feet wide while those which serve up to 10 plots should be 16 feet wide.
There are two ways by which this rule is often bypassed and approvals are got at the local level. The seller first makes a lay out plan for 10 plots and provides only 16 feet road. He applies for approval and gets the permission. After that, while selling, each plot is further divided into two and the number of plots is increased to 20 without increasing the width of the road. Gullible buyers without knowing this buy a plot in a layout that is in complete violation of rules.
In another case, a promoter constructed a four storeyed building in a large plot providing a set back of 50 feet in the front. Those who bought the flats were happy to see the large open space . However, their happiness was short-lived. Soon after the plots were sold, the promoters divided the open space into two plots leaving a passage of 16 feet in the middle.
Part approvals
Another common form of violation is to seek part approvals of the layout. Approval for layouts in a large extent of land will not be obtained in full. First, the land would be divided into two large parcels. The first parcel in front will be divided into say 12 plots. For this a 20 feet road is enough. After obtaining the approval, the rear side of the land will be apportioned into another 12 parts and approval will be obtained at the local panchayat with just a 20 feet road instead of 30 feet road . Those who buy these plots would have actually got an unauthorised layout while the documents shown by the seller would be otherwise.
Recently, a group of buyers, mostly NRIs, on the OMR were in for a rude shock. Many bought plots in a layout that appeared clean and clear of any violations. After buying the plots when they decided to develop the plot by pooling all their land parcels, they realised the promoter did not leave the mandated 10 per cent of the area as open space. Now they have been asked to pay a large sum running into many lakhs in order to get the approvals. Even developers keen on joint ventures are rethinking because of this.
The Chennai Metropolitan Development Authority (CMDA) has just began to look at building violations, but plot layouts continue to go unnoticed. The situation of plot development beyond the CMDA limits and within the Directorate of Town and Country Planning limits is worst .
There has not been any concerted effort from the authorities to look at layout violations. No caution list and no information are readily available for buyers to consult. It will be too late when they realise that the layouts do not have sufficient road widths and open space need when the city grows and meets the suburbs.
( Courtesy : The Hindu )
- Courtesy : www.metroplots.com The Favourite Property Portal for Buying, Selling, Rental & Lease of Commercial and Residential Property in and around Chennai.
- For more Articles on properties in Chennai please visit : www.metroplots.com
- Email : anand@metroplots.com
No comments:
Post a Comment