Haryana’s New Plotted Housing Scheme for 66 Small Municipal Towns: What Landowners, Developers & Buyers Need to Know
Haryana has introduced a new town planning framework for plotted residential development in 66 smaller municipal towns, with the stated objective of curbing unauthorised colonies and encouraging planned residential growth.
The scheme allows developers to undertake plotted housing projects on a minimum of 5 acres, subject to specific requirements relating to road access, plot sizes, infrastructure, open spaces, community facilities, RERA registration and project completion.
For landowners, developers and prospective property buyers, the important point is that 5 acres does not automatically mean that the land can be converted into a residential colony. The project still has to comply with the conditions prescribed under the scheme and obtain the necessary permissions.
Here is a complete breakdown of the new framework.
What has Haryana introduced?
Haryana has notified a Town Planning Scheme for plotted housing in 66 municipal councils and municipal committees located in the state’s low-potential urban development zone.
The scheme is intended to provide a regulated mechanism for residential plotted development in smaller towns where urbanisation is still at an early stage.
The broader objective is to address a common problem:
Housing demand exists, but without a planned framework, development can take place through unauthorised colonies.
The new scheme attempts to provide a formal planning route through which residential plotted projects can be developed with defined infrastructure and planning standards.
The scheme was approved by the Haryana Cabinet on July 28, 2026, and notified on July 30, 2026.
Which areas are covered?
The scheme applies to 66 municipal councils and municipal committees falling within the state’s low-potential urban development zone.
The towns specifically mentioned in the notification/article include:
- Bhiwani
- Fatehabad
- Jind
- Kaithal
- Sirsa
- Jhajjar
- Narnaul
- Hansi
- Charkhi Dadri
- Nuh
- Gohana
- Samalkha
- Ambala Sadar
There are several other smaller towns included as well.
Therefore, this is not a blanket permission for plotted development throughout Haryana.
A land parcel must first be checked against the areas covered by the scheme and then against the other applicable planning and land-use requirements.
Why was this scheme introduced?
Urban development in Haryana is regulated through various laws, including:
- The Haryana Scheduled Roads and Controlled Areas Restriction of Unregulated Development Act, 1963
- The Haryana Municipal Act, 1973
- The Haryana Municipal Corporation Act, 1994
Normally, controlled areas and development plans are used to regulate land use, infrastructure and spatial growth.
However, some smaller municipalities are at an early stage of urban development. In such areas, the government may not consider declaring a controlled area necessary at this stage.
This created a gap.
People still need housing and residential plots, but without a suitable planned housing framework, the demand could be met through unauthorised colonies.
The new town planning scheme is intended to address that gap by providing a regulated framework for plotted residential development.
What is the minimum land required?
One of the biggest highlights of the scheme is the minimum project size.
Minimum project area: 5 acres
Developers can undertake plotted housing projects on 5 acres or more.
There is no maximum area limit specified in the article.
However, this should not be interpreted as:
“If you own 5 acres, you can automatically develop a colony.”
The 5-acre requirement is only one of the conditions.
The project must also satisfy requirements relating to road access, layout, plot sizes, infrastructure, community facilities, registration and other applicable permissions.
What road access is required?
The proposed project must be approachable from an existing road having a minimum width of 33 feet.
This is an important point when evaluating land for development.
A large parcel may satisfy the 5-acre requirement, but if it does not meet the prescribed access requirements, the project may not qualify under the scheme as proposed.
Therefore, road connectivity should be checked before treating a parcel as a potential plotted-development site.
What size residential plots are permitted?
The scheme provides a defined range for residential plots.
Minimum plot size: 50 sq m
Maximum plot size: 250 sq m
For perspective:
- 50 sq m ≈ 538 sq ft
- 150 sq m ≈ 1,615 sq ft
- 250 sq m ≈ 2,691 sq ft
But the scheme contains another important condition.
At least 50% of the residential plots must have an area of 150 sq m or less.
This means a developer cannot simply divide the entire project into larger plots.
A substantial proportion of the residential plots has to remain within the smaller size category.
How much of the scheme can be used for residential and commercial plots?
Residential and commercial plots together can occupy a maximum of:
65% of the total scheme area.
Within this limit, commercial use is capped at:
5% of the scheme area.
This means the entire project area cannot be converted into saleable residential plots.
A portion of the land has to accommodate roads, open spaces, community facilities and other requirements prescribed under the scheme.
Are separate EWS plots required?
The notification specifically states:
No separate EWS category plots shall be provided.
At the same time, the requirement that at least 50% of residential plots should be 150 sq m or smaller creates a framework that includes a significant proportion of relatively smaller residential plots.
These two provisions should be understood separately.
The scheme does not require a separate EWS plot category, but it does regulate the distribution of plot sizes.
What is the requirement for open space?
The scheme allows organised open space of up to:
7.5% of the scheme area.
The open space must be provided in:
one single, regularly shaped pocket.
The notification also states that public utility sites cannot be provided within the green zone.
This is intended to ensure that the designated open/green area remains properly planned rather than being fragmented throughout the development.
What are the internal road requirements?
The minimum width of internal roads under the scheme is:
10 metres
That is approximately:
32.8 feet
So there are two separate road requirements to remember:
Approach road: Minimum 33 feet
Internal roads: Minimum 10 metres
These should not be confused with each other.
Can independent floors be registered?
Yes.
The scheme allows:
Registration of independent floors on a plot.
This provides flexibility for development and ownership of floors within the plotted housing framework, subject to the applicable building regulations and permissions.
Who is responsible for providing infrastructure?
The developer is responsible for arranging the internal services required within the project.
These include:
- Metalling of roads
- Paving of footpaths
- Plantation
- Street lighting
- Water supply
- Sewers
- Drains
- Necessary treatment and disposal arrangements
This is one of the major differences between a planned plotted project and an informal subdivision of land.
The objective is not simply to create plots, but to create a residential layout supported by essential infrastructure.
What happens to 5% of the land?
The developer has to transfer:
5% of the scheme area
free of cost to the concerned municipality for providing community facilities.
However, the developer has another option.
The developer can choose to develop the community facility area itself or through a third party.
There is an important condition attached to this option:
The cost cannot be levied on the residents of the scheme.
Therefore, the provision cannot simply become an additional cost imposed on individual plot buyers.
Is solid waste management mandatory?
Yes.
The developer must provide a dedicated area within the project for solid waste segregation, storage and handling.
The area must be:
At least 50 sq m
and must be suitably designed for waste management activities.
This means solid waste management is specifically incorporated into the planning requirements rather than being left entirely to residents after occupation.
Is Haryana RERA registration required?
Yes.
The developer is required to register the project with the Haryana Real Estate Regulatory Authority (HRERA).
More importantly:
No sale, advertising or booking is permitted before the required registration.
For a prospective buyer, this is an important verification point.
If a project claims to be developed under this framework, buyers should not rely solely on advertisements or verbal assurances. They should verify the project’s approvals and RERA registration before making a booking or payment.
How long does the developer have to complete the project?
The notification states that projects must be completed within:
5 years
from the date on which permission is granted.
An extension of:
2 years
is allowed, subject to payment equivalent to the licence renewal fee.
Therefore, the prescribed completion period is five years, with a provision for an additional extension under the stated conditions.
Who maintains the project after completion?
The developer remains responsible for maintaining:
- Roads
- Parks
- Public utilities
for:
5 years after completion.
After this period, these facilities are to be handed over to the local authority free of cost.
This creates a defined transition from developer-maintained infrastructure to local-authority maintenance.
What does this mean for landowners?
For landowners in the 66 covered municipal areas, the scheme could create a new opportunity for planned residential development.
But land ownership alone is not enough.
Before considering a parcel suitable for development, the following should be checked:
Location
Is the land actually within a municipality covered by the scheme?
Land use
What is the existing classification and permissible use of the land?
Road access
Does the site meet the minimum approach-road requirement?
Area
Does the proposed project have at least 5 acres?
Layout
Can the required roads, plots, open space, community facilities and utilities be accommodated?
Approvals
What permissions are required before development can begin?
RERA
Can the project satisfy the applicable registration requirements?
These checks are essential before valuing land purely on the assumption that it has become eligible for plotted development.
What does this mean for developers?
For developers, the scheme provides a defined framework for plotted residential projects in smaller municipal towns.
However, it also creates several obligations.
A developer has to account for:
- Minimum 5-acre project size
- 33-ft minimum approach road
- 10-metre minimum internal roads
- Plot-size restrictions
- At least 50% plots of 150 sq m or smaller
- Maximum 65% residential + commercial plotted area
- Maximum 5% commercial use
- Open-space requirements
- 5% community facility provision
- Internal infrastructure
- Solid waste management
- RERA registration
- Five-year project completion period
- Five-year post-completion maintenance
Therefore, the project’s feasibility should be evaluated based on the entire development framework, rather than simply the amount of land available.
What does this mean for property buyers?
For buyers, the scheme could provide more opportunities to purchase plots in planned developments in smaller Haryana towns.
But buyers should still carry out due diligence.
Before purchasing, verify:
- Whether the project falls within the notified scheme.
- Whether the developer has obtained the necessary permission.
- Whether the project is registered with Haryana RERA.
- Whether the plot is part of the approved layout.
- What infrastructure the developer is responsible for providing.
- What the development and maintenance arrangements are.
- Whether the seller/developer is legally authorised to sell the particular plot.
- Whether the relevant title and land records are clear.
A plotted project being advertised as “approved” or “government-backed” should never replace document verification.
Key Numbers at a Glance
| Requirement | Provision |
|---|---|
| Municipal areas covered | 66 |
| Minimum project area | 5 acres |
| Maximum project area | No maximum specified |
| Existing approach road | 33 ft minimum |
| Residential plot size | 50–250 sq m |
| Residential plots ≤150 sq m | Minimum 50% |
| Residential + commercial plots | Maximum 65% |
| Commercial use | Maximum 5% |
| Organised open space | Maximum 7.5% |
| Internal roads | Minimum 10 m |
| Community facility land | 5% |
| Solid waste management area | Minimum 50 sq m |
| RERA registration | Mandatory |
| Project completion | 5 years |
| Possible extension | 2 years |
| Developer maintenance after completion | 5 years |
The Bigger Picture
Haryana’s new framework is essentially an attempt to move residential development in smaller municipal towns from unplanned colonisation towards regulated plotted development.
The important distinction is that the scheme does not simply make 5-acre land parcels automatically eligible for residential development.
Instead, it creates a framework with multiple conditions:
5+ acres
↓
Required road access
↓
Planned residential layout
↓
Defined plot sizes
↓
Roads, drainage, water, sewerage and other infrastructure
↓
Community facilities and open space
↓
RERA registration
↓
Completion and maintenance obligations
This approach can potentially give developers a clearer route to planned residential projects while giving buyers greater visibility into the infrastructure and regulatory framework of the development.
Final Takeaway
Haryana’s new plotted housing scheme for 66 smaller municipal towns is significant because it attempts to address a very practical problem: how to meet growing housing demand without allowing residential growth to happen through unauthorised colonies.
The 5-acre minimum is the headline provision, but it is only one part of the framework.
For anyone considering land or a plotted project in the covered areas, the real question is not simply:
“Is the land 5 acres?”
It is:
“Does the land and proposed project satisfy all the requirements of the scheme and obtain the necessary approvals?”
That distinction is crucial for landowners, developers and buyers alike.
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