Building construction involves several critical factors. Whether it is a residential or commercial building, obtaining a plan approval is the primary task. The government of every state has established certain construction regulations to ensure building and people safety.
If you are looking to construct a building, then familiarise yourself with the building sanction plan. It is the foremost factor on your to-do list, which is crucial to acquire before engaging in the construction work. It legally ensures that your property is completely safe and up to code, saving you from all legal troubles.
In this article, we’ll break down the sanction plan in detail, including its types and importance. Read on to learn more:
What is a Sanction Plan?
The building sanction plan is a legal approval permitted by local municipal authorities to construct, reconstruct or any alterations in the existing buildings. It ensures that the building plan is created in accordance with the described architectural and structural guidelines. It officially represents your building project as compliant with the applicable legal building rules, local laws, and regulations. Without a sanction plan, the construction will be considered as illegal that cause severe penalties, including fines or demolition orders.
A building sanction plan includes a detailed site plan showing the plot boundaries, setbacks, and access roads; floor plans of each level indicating room dimensions and layout; elevation drawings displaying the building’s façade; sectional drawings revealing floor heights and structural details; and structural drawings outlining foundation, beams, and columns. It also comprises service layouts for plumbing, electrical, and water drainage systems; an area statement with FSI and coverage calculations; ownership and legal documents like the land title deed and property tax receipt; key and location plans; and compliance declarations from licensed professionals such as the architect and structural engineer.
Importance of Adhering to Sanctioned Plans
- Sanction plan approval ensures that the project aligns with local building regulations and protects the rights of both the buyers and builders.
- It is legally required, as the deviations can cause costly issues like fines, penalties, or even project shutdowns.
- The approved sanction plan incorporates various safety measures, including accessibility, proper ventilation, safety, and reduced potential hazards.
- A legally approved plan streamlines the overall construction work and minimizes the risk of delays and legal issues.
Step-by-Step Process to Obtain a Building Sanction Plan
Here is the list of processes involved in obtaining a building sanction plan:
Planning and Preparation: Contact a licensed architect and structural engineer to initiate a sanction plan with appropriate drawings and documents. They include proof of ownership, land use certification, NOCs (No Objection Certificates), and other relevant documents. Ensure the planning is properly aligned with the building laws and regulations of the local authority.
Application Submission: You can approach local authorities to acquire the prescribed application form for the sanction plan. Fill up the appropriate details and attach all the required documentation mentioned over it. Then submit the application form with the necessary fee for application processing and scrutiny.
Scrutiny and Form Approval: After submission, the local authorities will evaluate the documents to ensure they adhere to the described regulations. If required, they may conduct a site inspection to assess the feasibility of the construction. In case of identifying any issues or discrepancies, you need to provide clarification or make essential changes in the sanction plan. Once the verification is done, you will receive an approval letter to proceed further.
Key Documents Required for Sanction Plan Approval
Obtaining a sanction plan requires various key documents to be submitted to the local authorities. They primarily include
- Ownership document (sale deed, lease deed, power of attorney, etc.)
- Encumbrance certificate
- Town Survey Land Records TSLR (patta/chitta)
- Probated will copy or will document
- Copy of current tax receipt
- A copy of the site plan drawing
- Current assessment paper
- Identity and address proof (Aadhar card or PAN card, passport-size photographs)
- Adangal copy
- Death and legal heirship certificate (if the property is inherited)
Common Challenges in Getting a Sanction Plan
During the process of applying a sanction plan, you have to face some significant hurdles, which are as mentioned below:
Overcoming Complex Regulations: Zoning laws, building codes, and other relevant regulations can vary by location. It is challenging to meet all those determined constraints and get approval on time.
Budget Issues: Facing unexpected expenses is a common thing in building construction. Due to market price fluctuations and the need for contingency funds, the budget will be influenced in many ways until the completion of the approval process.
Compliance: Being aware of all applicable laws and regulations assists you in getting a plan approved. Making minor mistakes or deviations can also cause delays or rejections.
Communication Issues: The sanction plan involves communicating with various parties like the applicant, engineers, architects, and local authorities. The involvement of everyone is important for a smooth approval process.
Potential Delays: Applying for a building sanction plan is a critical process. It can be delayed due to many reasons, like material shortages, unforeseen site issues, and authorities.
Renewal and Validity of Sanction Plans
Sanction plans of a building typically have a 2 to 5 years validity period from the date of issue. This can vary based on the local regulations and the specific project. If the construction work is supposed to exceed this timeframe, the plan needs to be revalidated.
The renewal process involves submitting an application form along with the required processing fee before the initial validity period. If you fail to do this renewal work before its expiry, it will lapse and require you to start from scratch. Timely renewal is advisable to avoid construction delays and potential legal issues.
Role of Local Authorities in Sanction Plans
- Local authorities play a prominent role in building a sanction plan. They officially inquire and confirm whether the construction project adheres to the local regulations and promotes public safety.
- Local authorities, often called planning authorities or municipal corporations, are responsible for reviewing and approving the submitted building plans.
- They thoroughly inspect whether the construction project is planned with sufficient fire safety measures, determined structural integrity, and other significant parameters.
- If everything is aligned with local regulations, they will give approval for the sanction plan; otherwise, they will reject it.
On the whole
A sanction plan is a key parameter to start building construction. If you are planning to construct a residential or commercial building, being aware of local regulations helps you get a quick approval. You can make use of this article to prepare all the required documents specified in the application form. The described regulations may vary for every location, so you can contact a structural engineer to ease the process.
Apoorva H P Achar