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असाधारण

EXTRAORDINARY

प्राधिकार से प्रकाशित

PUBLISHED BY AUTHORITY

Part II - Section 3

केन्द्र-शासित प्रदेश लद्दाख प्रशािन

ADMINISTRATION OF UNION TERRITORY OF LADAKH

RURAL DEVELOPMENT & PR DEPARTMENT

Notification

Leh, the 9^th of October, 2025

Whereas, in order to regulate the unorganized growth of

constructions in the rural areas of Ladakh and check the conversion of

agricultural land for construction of colonies, buildings, business

establishments etc., the Department of Rural Development and

Panchayati Raj issued notification, SRO-434 dated 07.12.2015 whereby

amendment was carried out in the Jammu and Kashmir Panchayati Raj

Rules, 1996; and

Whereas, rule 155 of the Jammu and Kashmir Panchayati Raj

Rules, 1996 prohibits construction or reconstruction or commencement to

लद्दाख, 09 अक्टूबर, 2025

LADAKH, THURSDAY, OCTOBER, 09, 2025

भारत सरकार

GOVERNMENT OF INDIA

एस.जी.-एल.डी.-अ.-09102025-1609

SG-LD-E-09102025-1609

construct or reconstruct a house or a building or business establishment or

any commercial or residential complex or extend or alter any existing

house or building or complex within a Panchayat area unless prior

permission/approval in this regard is sought, and deposit fee, in

accordance with procedure, as may be notified by the Government in this

behalf from time to time.

Now therefore, in furtherance of rule 155 of the Jammu and

Kashmir Panchayati Raj Rules, 1996, the procedure for grant of building

permission in rural areas of the Union territory of Ladakh is prescribed as

Annexure-A to this notification.

By order of the Hon’ble Lieutenant Governor, UT of Ladakh.

(Shashanka Ala) IAS

Administrative Secretary

SHASHA

NKA ALA

Digitally signed by

SHASHANKA ALA

Date: 2025.10.09

13:13:48 +05'30'

Administration of the Union territory of Ladakh

Department of Rural Development and Panchayati

Raj,

Civil Secretariat, Leh .

DRAFT UNION TERRITORY OF LADAKH BUILDING

BYE- LAWS IN RURAL AREAS 2025

Table of Contents

1. SHORT TITLE, APPLICATION AND COMMENCEMENT

2. DEFINITIONS

3. APPLICABILITY

4. CATEGORIES OF CONSTRUCTIONS

5. PERMISSION NOT NECESSARY FOR CERTAIN WORKS

6. COMPETENT AUTHORITY FOR GRANT OF PERMISSION FOR CONSTRUCTION

OF THE NEW BUILDINGS

7. APPLICATION FOR CONSTRUCTION OF THE NEW BUILDINGS

8. PROCEDURE AND APPROVAL FOR GRANT OF PERMISSIONS

9. DURATION OF PERMISSION AND RE-VALIDATION

10.

REVOCATION OF BUILDING PERMIT

11.

COMPLETION CERTIFICATE

12.

DEVIATION DURING CONSTRUCTION

13.

APPELLATE AUTHORITY

14.

SUBMISSION OF REPORTS

15.

MONITORING AND SUPERVISION

16.

FEE STRUCTURE

17.

REMITTANCE OF FEE

18.

REMOVAL OF DOUBTS

19.

REPEAL AND SAVINGS

20.

RESPONSIBILITIES OF OWNER

21.

DEVELOPMENT CONTROL REGULATIONS

21.1. THE REGULATIONS FOR RESIDENTIAL

21.2. REGULATIONS/NORMS FOR FARM HOUSE

21.3. REGULATIONS/NORMS FOR HOUSING COLONEY

21.4. NORMS FOR COLONIES UP TO 1.0 HECTARE

21.5. NORMS FOR COLONIES ABOVE 1 HECTARE UP TO 4 HECTARE

21.6. REGULATION FOR EWS/LIG

21.7. REGULATIONS FOR GROUP HOUSING (LOW RISE) AND STUDIO APARTMENT

21.8. REGULATIONS FOR GROUP HOUSING (FLATTED DEVELOPMENT)

21.9. REGULATIONS FOR COMMERCIAL BUILDINGS

21.10. REGULATIONS FOR SPECIAL COMMERCIAL BUILDINGS

21.11. REGULATIONS FOR EDUCATION/INSTITUTIONAL/GOVERNMENT OFFICES BUILDINGS

21.12. REGULATION FOR INDUSTRIAL BUILDING

21.13. PARKING NORMS

1. Short Title, Application and Commencement:

(1)

These Building Bye-Laws may be called the Ladakh Unified Building Bye-

Laws Rural,2025.

(2) These Building Bye-Laws shall apply to all Halqa Panchayat areas and not

to the areas falling within the jurisdiction of any Municipal

Corporation/Council/Committee, Tourism Development Authority(s) or

any other authority empowered under any Act or law to accord building

permission.

(3)

These Building Bye-Laws shall come into force w.e.f the date of their

final Publication in the Official Gazette in the manner prescribed by the

competent Authority.

(4) All amendments or modifications made in the aforesaid regulations shall

automatically stand deemed to have been included as part of these Bye -

laws.

2. Definitions: -In this procedure, unless the context otherwise requires, -

1. Access - A clear approach to a plot or a building.

2. Alteration - A change from one occupancy to another, or a structural change,

such as an addition to the area or height, or the removal of part of a building,

or any change to the structure, such as the construction of, cutting into or removal

of any wall, partition, column, beam, joist, floor (including a mezzanine floor) or

other support, or a change to or closing of any required means of ingress or egress

or a change to the fixtures or equipment.

3. Approved - Approved by the Authority having jurisdiction.

4. Authority Having Jurisdiction-The Authority which has been created by a

statute and which for the purpose of administering the Byelaws/part may

authorize committee or an official to act on its behalf; hereinafter called the

'Authority'.

5. Basement or Cellar-The lower story of a building below, or partly below the

ground level.

6. Block Development Officer- means an officer appointed as such by the

Administration of the Union territory of Ladakh.

7. Building-Any structure for whatsoever purpose and of whatsoever materials

constructed and every part thereof. Whether used as human habitation or not

and includes foundation, plinth, walls, floors roofs, chimneys, plumbing and

building services, fixed platforms, veranda, balcony, cornice or projection, part of

a building or anything affixed thereto, or any wall enclosing or intended to enclose

any land or space and signs and outdoor display structures. Tents, Shamianahs,

tarpaulin shelters, etc., erected for temporary and ceremonial occasions with the

permission of the Authority shall not be considered as building.

8. Building Line- The line up to which the plinth of building adjoining a street or

an extension of a street or on a future street or a water channel may lawfully

extend and includes the lines prescribed, if any, in any scheme and/or development

plan.

The Building Line shall be considered as the imaginary line formed after leaving

the Front (Roadside Setback/setback) as governed by the road width.

Building line shall be measured from the centre of median or centre of

carriageway for established roads and the centre of RoW for other roads.

9. Building Envelope/building Footprint-The horizontal spatial limits up to which

a building may be permitted to be constructed on a plot.

10. Built up Area- means area covered immediately above the plinth level and the

external area of upper floor.

11. Commercial Building-means a building used as shop, store, market, money

transaction, sale and purchase of goods either wholesale or retail, storage, godown

or any other activities carried in furtherance of trade and commerce.

12. Clinic- means a premise with facilities for treatment of outdoor patients by a

doctor.

13. Covered Area- Ground area covered by the building immediately above the plinth

level. The area covered by the following in the open spaces is excluded from

covered area. Garden, rockery, well and well structures, plant nursery, water pool,

swimming pool (if uncovered), platform round a tree, tank, fountain, bench,

Chabutra with open top and unenclosed on sides by walls and the like; Drainage

culvert conduit, catch-pit, gully pit, chamber, gutter and the like; Compound wall,

gate, unstoreyed porch and portico, canopy, slide, swing, uncovered staircase,

ramps areas covered by Chhajja and the like; and Watchmen's booth, pump

house, garbage shaft, electric cabin or sub- stations, and such other utility

structures meant for the services of the building under consideration. Note- For the

purpose of this Part, covered area equals the plot area minus the area due for open

spaces.

14. Built up Area: - means area covered immediately above the

plinth level and the external area of upper floor;

15. “Competent Authority” means authority as prescribed under clause 6 of this

Procedure;

16. Cottage industry: -It is a small manufacturing business that's owned and operated

by an individual or a family, typically operating out of a home rather than a

purpose-built facility.

17. Drain: - means a conduit, channel or pipe for the carriage of water, sewage,

wastewater or other water borne wastes in a building drainage system;

18. Drainage: - means the removal of any liquid by a system constructed for

the purpose;

19. Erect a building: - means-

(i) to erect a new building on any site whether previously built upon or not;

(ii) to re-erect any building of which portions above the plinth level have been

pulled down, burnt or destroyed;

20. Fire and/or Emergency Alarm System: - means an arrangement of call points or

detectors, sounders and other equipment for the transmission and indication of

alarm signals working automatically or manually in the event of fire.

21. Fire Pump: - means a machine, driven by external power for transmission energy

to fluids by coupling the pump to a suitable engine or motor, which may have

varying outputs/capacity but shall be capable of having a pressure of 3.2

Kg/cm² at the topmost level of multi-storey or high-rise building;

22. Fire Service Inlet: - means a connection provided at the base of a building for

pumping up the water through inbuilt fire-fighting arrangements by fire service

pumps in accordance with the recommendation of the Chief Fire Officer;

23. Filling station: - means an area of land including any structure(s) thereon that

is or are used or designed to be used for the supply of gasoline or oil or fuel for the

propulsion of vehicles. For the purpose of this building procedure, shall be deemed

to be included within this term, any area or structure used designed to be used for

polishing, greasing, and washing, spraying or otherwise cleaning or servicing

such motor vehicles;

24. Floor -The lower surface in a storey on which one normally walks in a building.

The general term ‘floor' unless specifically mentioned otherwise shall not refer

to a ‘mezzanine floor’;

25. Floor Area Ratio (FAR):-means the quotient of the ratio of the combined

covered area of all floors, to the total area of plot viz:

26. Foundation: -means that part of the structure, which is in direct contact with

ground and transmits load over it;

27. “Government” means the Administration of the Union territory of Ladakh;

28. Halqa Panchayat- means a Halqa Panchayat constituted under section 4 of The

Jammu and Kashmir Panchayati Raj Act, 1989;

29. Halqa Majlis: - means all the voters of a Halqa Panchayat.

30. Secretary Panchayat:- means a Gram Sachiv/Panchayat Secretary of a Halqa

Panchayat or group of Halqa Panchayats appointed by the Administration of the

Union territory of Ladakh .

31. Group Housing: - Housing for more than one dwelling unit, where land is owned

jointly (as in the case of cooperative societies or the public agencies, such as local

authorities or housing boards, etc.) and the construction is undertaken by one

Agency.

32. Guest House:- A guest house shall have separate sleeping accommodation on

transient or permanent basis with or without dining facilities for not more than 24

persons at a time.

33. Height- The vertical distance measured:

1. In the case of flat roofs from the average level surrounding ground and

continuance to the highest point of the building.

2. In case of pitched roofs up to the point where the external surface of the

outer wall intersects the finished surface of the sloping roof.

3. In the case of gables facing the road, the midpoint between the eaves

level and the ridge. Architectural features serving no other function except that

of decoration shall be excluded for the purpose of taking heights.

34. Heritage Building:- means any building of one or more premises or any part there

of which requires preservation, restoration, and conservation for historical,

architectural, environmental, cultural or religious purpose and includes such

portion of the land adjoining such buildings as may be required.

35. Heritage Zone:- means the area around such heritage building as delineated

under Jammu and Kashmir Heritage and Conservation and Preservation Act, 2010

from time to time for restricting the height of building and use of building. The

areas coming under different ASI sites including the buffers will also be treated as

heritage zone.

36. High Fire Hazard Industries - includes industries using/processing flammable

liquids, gases, chemicals petroleum products, plastic or thermo setting group etc.

37. Hotel:- These shall include any building or group of buildings under single

management, in which sleeping accommodation is provided, with or without

dining facilities.

38. Low Fire Hazard Industries: - include engineering industries using/processing

or assembling non-combustible materials

i.e. lathe machines, steel works, steel components etc.

39. Low Rise Apartment – Low Rise Apartment is a building that consists of

dwelling units and height should not exceeds more than four stories. The

building will be called Low Rise apartment when the building is

arranged/intended/designed to be occupied by the families independent of each

other and with independent cooking facility for the purpose of sale/lease/rent

to person.

40. Moderate Fire Hazard Industries - industries include using/processing or

assembling combustible materials but not flammable liquid etc., i.e. plastic

industries, rubber and PVS industries, textile paper, furniture flour mills etc.

41. Mumty or Stair cover:–A structure with a covering roof over a staircase and its

landing built to enclose only the stairs for the

purpose of providing protection from weather and not used for human habitation.

42. Nursing Home: -Nursing homes are for people who cannot be cared for

sufficiently at home because they need regular medical attention but do not need

to go into hospital. Nursing homes are also called residential nursing homes or

care homes with nursing. to provide nursing care in addition to residential

care. The purpose is to provide care and support for people with specific

conditions or different types of disabilities who struggle significantly with daily

life and need the added support.

43. Owner:-means a person, a group of persons or a body having a legal interest in

land and/or building thereon. This includes free holders, leaseholders or those

holding a sublease, who will have a legal right to occupation and have liabilities in

respect of safety or building condition. In case of lease or sublease holders, as far

as ownership with respect to the structure is concerned, the structure of a flat or

structure on a plot belongs to the allotted/ lessee till the allotment/lease subsists;

44. Panchayat area:- means the territorial area of a Halqa Panchayat.

45. Block Development Council:-means a Block Development Council constituted for

a block under the Act and having jurisdiction over the block area as notified in the

official Gazette;

46. Panch:- means a member of a Halqa Panchayat elected under the Act

47. Sarpanch:- is a person elected by the electorate persons registered in the

electoral rolls of the Halqa Panchayat area from amongst themselves and is the

Chairperson of the Halqa Panchayat.

48. Plinth:-means the portion of a structure between the surface of the surrounding

ground and surface of the floor immediately above the ground;

49. Plinth Area:-means the built-up covered area measured at the floor level of the

basement or of any storey;

50. Public Building:- means a building owned or used by Government or Semi-

Government Authority, Public Registered Trust or such Board/ Foundation which

runs and manages charitable institution like hospitals, educational institutions and

religious institutions. It shall also include places of worship like Mosque,Temple,

monastery, Gurudwara, Church etc;

51. Plans:- means a detailed sub-division plan indicating size and arrangement of all

premises uses;

52. Plot:- means a piece of land occupied or intended to be occupied for occupancy by

a main building with its accessory buildings and uses incidental to it;

53. Residential Building:- means a building used for human habitation and includes

all garages or other building apartment/hostels thereto;

54. Right of Way (RoW):- means the width of land area acquired for the construction

of the roadway. This includes carriageway, footpath, service roads, utility area,

buffer, shoulders, and area for future expansions of road.

55. set back –means the distance by which any building or structure shall be separated

from the corresponding boundary lines of the plot.

56. Street/Road:-means any means of access namely, highway, street, lane, pathway,

alley, stairway, passageway, carriageway, footway, square, place or bridge,

whether thoroughfare or not, over which the public have a right of passage or

access or have passed and had access uninterruptedly for a specified period,

whether existing or proposed in any scheme, and includes all bunds, channels,

ditches, storm-water drains, culverts, footpaths, sidewalks, traffic islands, roadside

trees and hedges, retaining walls, fences, barriers and railings within the street

lines.

57. Tourist Resort: Premises having variety of activities and services such as hotels,

huts, restaurants, banquet hall, swimming pools, Cafeteria, gymnasium,

conference halls and other recreational activities for accommodating tourists. The

breakup of plinth area for various activities is 50% for huts, 30% for hotels and

20% for other facilities.

3. Applicability.

Except here in after and subject to the provisions of Rule 155 of the J&K Panchayati

Raj Rules, 1996, this procedure shall apply to:

(a)

all the constructions of the new buildings or extension or alteration of

any existing buildings.

(b)

the whole building whether existing or new and where the whole or part

of a building is demolished or altered or reconstructed.

(c)

all parts of the building effected by the change, where the use of a

building is changed, except where otherwise specifically stipulated.

(d)

the reconstruction in whole or part of a building which has ceased to

operate due to fire, natural collapse or demolition having been

declared unsafe, or which is likely to be demolished by or under an

order of the Authority as the case may be and for which the necessary

certificate has been given by the Authority.

4. Categories of Constructions: -Subject to the applicability provided under Clause 3;for

the purpose of this procedure, all constructions in rural areas shall be divided into three

(3) categories: -

Category I:Residential Individual House.

Category II: Commercial Buildings.

Category III- Any other Building including Group Housing, Low rise

Group Housing, Studio Apartments, Housing Colony layouts, Integrated

township, Industrial Buildings/Complexes Government Buildings, Buildings

constructed for Charitable purpose, religious buildings, Schools, Private

Hospitals/Nursing Homes/Telecom Towers or any building not covered

under category I & II.

5. Permission not necessary for certain works: -Notwithstanding anything contained

in this procedure, no building permission shall be necessary for executing the

following works which do not otherwise violate any provisions of any law for time

being in force, concerning but not limited to usage of building requirements,

structural stability, fire safety requirements or the like-

(a)

compound wall other than that abutting a street;

(b)

providing or removing windows, doors or ventilators without

affecting structural stability;

(c)

providing inter- communication doors without affecting structural

stability;

(d)

providing or removing partitions other than load bearing walls;

(e)

gardening excluding any permanent structures;

(f)

white or color washing;

(g)

Plastering and patch repairs;

(h)

Re-roofing or renewals of roof including roof of

intermediate floors at the same height.;

(i)

Flooring and re-flooring;

(j)

Replacing fallen bricks, stones, pillars, beams etc.

(k)

petty repairs to the building and pitched roof without affecting

structural stability;

(l)

interior/exterior decoration or renovation without any structural or

location change;

(m)

Reconstruction of portions of buildings damaged by storm, rains, fire,

earthquake or any other natural calamity to the same extent and

specification as existed prior to the damage and conform byelaws

(n)

Construction or re-construction of sunshade not more than 75cms. in

width within one's land and not overhanging over a public street;

(o)

Construction or re-construction of parapet not more than

1.5 m. in height and also construction as permissible under these Byelaws;

(p)

Prefabricated structures and Temporary structures for the public

Purposes;

6. Competent Authority for grant of permission for construction of the new

buildings or extension or alteration of any existing buildings are as under: -

Category I

Sarpanch of the Halqa Panchayat and in case the office of the Sarpanch is

vacant by reason of removal, resignation, death or otherwise, BDO concerned in

whose jurisdiction the Halqa panchayat falls.

II.

Secretary Panchayat – Member Secretary

III.

Junior engineer

IV.

Patwari Halqa.

Under category I, if out of 4 members, 3 members agree then it may be treated as granted.

However, for rejection all the 04 members of the committee have to put their signatures.

Category II and III

1. Sub-Divisional Magistrate concerned and in respect of the areas not falling

under any Sub-Division, the concerned District panchayat officer

Tehsildar.

Town Planner or AEE REW or AE REW

4. Block Development Officer concerned - Member Secretary

5. Sarpanch of the Halqa Panchayat

• Before issuing the Building Permission other than category I, the technical

opinion of Town Planner shall be mandatory except for commercial buildings

upto 100sq metre.

• Any other officer/official can be co-opted, as per the requirement, for the

purpose of facilitating a decision

7. Application for construction of the new buildings or extension or alteration of

any existing buildings: -

1) Every person who intends to construct or re-construct any parcel of land or

constructions falling under categories defined in clause 4 of this procedure, shall

apply before the Member Secretary of the Competent Authority in the prescribed

format with a Registration Fee of Rs.200. The said application shall be supported

with the following documents.

2) Site Plan. The site plan drawn to a minimum scale of 1:200/ 1”=16’- 0″ or Graphic

Scale and shall show the following:

a. the boundaries of the site belonging to the owner with dimensions and of any

contiguous land and other features including buildings upto 50’- 0” surrounding.

b. the position of the site in relation to neighboring streets with name of the street

and the means of access from any existing street to the proposed building.

c. the position of the site and all other buildings (if any) which the applicant intends to

erect upon his land in relation to the boundaries of the site and in case where the site

has been partitioned, the boundaries of the portion owned by the applicant and also

of the portions owned by other owners of that entire plot.

d. graphic scale with north direction.

e. plot area, plinth area, floor area ratio.

f. location, name and width of each adjacent road or lane.

g. Landscape plan indicating all landscaping elements viz-a-viz structure wherever

applicable.

h. location with precise latitude and longitude/key-plan of the site not to scale but

giving distance from known land mark.

i. all utility lines have to be marked in the site plan wherever necessary.

3) Building Plan-The details of the building which inter-alia shall include plans,

elevations and sections accurately drawn to scale of 1:100/1"=8' or Graphic scale.

The plan shall include-

(a) complete layout plan of the area or areas showing location and width of all

streets’ dimensions, sizes and uses of all the plots.

(b) plans of all floors, accessory buildings and basement plan. Such drawings shall

fairly indicate the size of rooms, size of windows and ventilators, size of door

opening and stair runs.

(d) exact location of essential services such as W.C. sink, bath etc.

(e) proposed and existing works, clearly indicated in different colour (other than red) or

in marking.

(f) sectional drawings showing clearly the sizes of footings, thickness of basement

walls, if any, all roof slabs and floor slabs, ceiling heights and parapet height with

their materials. The section shall indicate

the drainage and slope of the roof. At least one section shall be taken through

the stair case.

(g) details of served privies, if any.

(h) street elevation and one more side elevation.

(i) dimensions of the projected portions beyond the permissible building line i.e. chajja

line.

(j) the existing ground level of the plot and proposed ground level in relation to

abutting road level to be clearly indicated.

(k) detailed parking plan.

(l) space used for storing construction materials during the construction.

(m) Service Plan: Details of private water supply, sewerage disposal system, rain water

harvesting system and details of building services, where required by Authority,

shall be made available on a scale not less than 1:200/1"=16'-0" or Graphical scale

rain water harvesting system need to be indicated.

(n) Withdrawal of application: The applicant may withdraw the application and plans

any time prior to its sanction and such action shall terminate all proceedings with

respect to such application but the fees paid shall in no case be refunded.

4) Ownership document: The applicant shall proof of ownership of the land, on which

construction is proposed, duly authenticated and verified by Revenue Authority.

5) Undertaking on non-judicial stamp paper of specified amount duly attested by 1^st

Class Magistrate, by the applicant that (i) right of way of adjoining plots/land is not

being affected by the proposed construction.

6) an undertaking duly attested by Ist Class Magistrate from the applicant that he shall

be liable for action as per law for furnishing any wrong information, fake/fraud

documents or withholding any information.

7) After an application for construction of the new buildings or extension or

alteration of any existing buildings has been received, the Member Secretary of the

Competent Authority shall, within a period of 03 days,forward copy of the

application alongwith all documents to all the Members of the Competent

Authority and to the concerned Officers/Officials of the following departments for

issuance of No Objection Certificate (NOC) within a period of fifteen

(15) days;

S. No

Issuing Authority

Type of NOC

Assistant Engineer Power

Development Department

that there is no High Tension/Low Tension line

passing over the proposed site due to which

shifting of utilities

would be required.

Assistant

Engineer

Jal

Shakti

Department

that the proposed construction would in no way

affect the existing water supply

system.

Assistant

Engineer

Public

Works

Department

that the proposed construction is not in violation

of Ribbon Development Act.

Patwari

Halqa

for

category I and Tehsildar

for

category-II ,III

that there is no conversion of land use or in case

of conversion, the same has been approved by

the competent

authority under the Revenue laws.

Town Planner/Assistant

Town planner/ AEE or

AE of REW

Technical

opinion

w.r.t

Building

Bye

Laws in vouge.

Note:- Competent Authority may seek the NOC from any other department

which they deemed appropriate.

8) The Member Secretary of the Competent Authority shall within a period of three

days from the date of submission of application, get the proposed site for construction

of the new buildings or extension or alteration of any existing buildings inspected by

the technical team comprising of Junior Engineer (REW), Secretary Panchayat and/or

any other technical member who may be co-opted. The inspection team shall in turn

record their observations and certify that the proposed construction is in accordance

with the building procedure or otherwise and submit the same to the committee.

Procedure and approval for grant of permissions.–

1) On receipt of the application under Clause 7(1) of this procedure, the Member

Secretary shall consider and examine such documents and after satisfying himself

about the genuineness of the documents, so furnished by the applicant, put up the case

to the Competent Authority within fifteen (15) days of the receipt of the application;

2) The Competent Authority shall within a period of ten (10) days from the date of

receipt of the proposal, either grant the permission for construction of the new

buildings or extension or alteration of any existing buildings or reject the same for

reason(s) to be recorded in writing and convey its decision to the Member Secretary.

3) The Member Secretary shall, communicate the same to the applicant within a period of

five (05) working days from the date of the decision of the Competent Authority.

4) If the Competent Authority fails to take a decision with regard to grant of permission

for construction of the new buildings or extension or alteration of any existing

buildings within a period of fifteen (15) days of building plan is the receipt of

recommendations under sub-clause

(1), the permission shall be deemed to have been accorded except in cases where it may

contravene any law/rules in force for the time being.

5) The competent Authority shall adopt Online Building Permit System (OBPS) portal to

be developed by RD&PR for Processing the Building permission Cases through online

mode. Accordingly, the competent Authority prepare the SOP in consultation with

Chief Town Planner, Ladakh .

Duration of Permission and Re-validation: Once permission for construction of the

new buildings or extension or alteration of any existing buildings is sanctioned by the

Competent Authority, it shall remain valid for a period of five (05) years and the

validity period of permission for additions/alterations, of all categories, shall be two

(02) years from the date of permission. If the construction of the new buildings or

extension or alteration of any existing buildings is not completed within the stipulated

period, the permission shall require re- validated, on application, on payment of 10% of

the total fee/charges, subject to the rules then in force.

10. Revocation of Building Permit: -The Competent Authority may revoke any building

permission where there has been any false statement, misrepresentation of material

facts in application on which the building permission has been sanctioned or if

during construction, it is found that the applicant has violated any of the conditions of

the sanctioned plan. In such cases, fresh permission shall be taken from the concerned

Authority after complying with the sanctioned plan and procedure as laid down.

Provided that before revoking permit, the applicant shall be given seven (07) days’

notice, and an opportunity of being heard.

11. Completion Certificate: -Every Owner, on completion of construction of the new

buildings or extension or alteration of any existing buildings, as per permission,

shall submit a self signed completion certificate to the Member Secretary of the

Concerned Competent Authority.

12. Deviation during construction: -The applicant shall, if he intends to make any

deviation from the approved plan or specifications during the execution, submit

revised plans and drawings showing the deviation and seek a revised permission.

Provided that the deviations mentioned in the above proviso shall be submitted along with

completion certificate.

13.

Appellate Authority: -

Any applicant aggrieved by an order of the Competent Authority regarding grant of

permission may:-

file 1^stappeal before the Sub-Divisional Magistrate/District panchayat officer

and 2^ndappeal before Deputy Commissioner concerned, in respect of cases

falling under Category-I.

ii.

file 1^stappeal before Deputy Commissioner and 2^nd appeal before the concerned

Divisional Commissioner, I respect of the cases falling under Category II & III.

iii.

The time period for filing an appeal against any order of the Competent

Authority shall be thirty 30 days from the date of receipt of the impugned order

and the appellate authority shall, after giving the appellant an opportunity of

being heard, reverse, alter or confirm the order made by the Competent

Authority.

iv.

The Appellate Authority shall be empowered to constitute a committee of

technical experts for disposal of such appeals.

Any order passed by the appellate authority shall be final and conclusive.

14. Submission of Reports: -The District panchayat officer concerned shall submit the

following quarterly report to the Administration of the Union territory of Ladakh,

through Directorates of Rural Development-

i. total number of applications for building permission received during the

period;

ii. total number of applications on which building permission was issued

and or refused;

iii. details of applications in which decision was not taken within thirty (30)

days, from the date of receipt of application and the reasons thereof;

iv. total number of illegal constructions detected and action taken thereon.

15. Monitoring and Supervision: - (1)The District panchayat officer and the Block

Development Officer concerned shall be responsible for monitoring the

implementation of this procedure within their respective areas of jurisdiction.

(2) If any violation of the J&K Panchayati Raj Act, 1989/ J&K Panchayati Raj Rules,

1996 is noticed by or reported to the District panchayat officer and the Block

Development Officer, as the case may be, he/she shall impose a fine as prescribed

under Rule 156 of the J&K Panchayati Raj Rules, 1996.

(3) On noticing any violation, or on receipt of any report or information from

anysource, if the district panchayat officer,

and the Block Development Officer, as the case may be, fails to take action under as warranted

under law, it shall be treated as dereliction of duty on his/her part and he/sheshall be liable to

disciplinary action.

(4) It shall be the duty of every Secretary Panchayat or Inspector Panchayat to report

violation in their respective areas to the Block Development Officer concerned,

falling which it shall be treated as a dereliction of duty on his/her part and he/she

shall be liable to disciplinary action.

16.

Fee Structure: - (1) An applicant shall pay the construction fee as per the rates given

below

S. No

Category

Fee @

Category I

Rs. 3.00 per sq. ft.

Category II

Rs 15.00 persq.ft.

Category III excluding housing colony

and group housing and

Integrated Township

Rs 10.00 persq.ft.

Housing Colony

Rs 4000 for layout of the colony

Group Housing/Integrated

Township

Rs 10.00 per sq.ft

(2)

No fee shall be charged from AAY/PMAY subject to the certification

of the beneficiaries of concerned Tehsildar/Block Development Officer/Tehsil

Supplies Officer, as the case may be.

(3)

Fee for revalidation of plan, as provided under clause 9 of this

Procedure, shall be 20% of the fee payable for approval of initial plan.

(4)

The rates of the construction fee shall be enhanced @ 10% after every

03 years or the competent Authority may revise the rate at any time as deemed

fit unless otherwise specified by the Administration of the Union territory of

Ladakh.

17.

Remittance of Fee -(1)The amount received as registration and construction fee under

this Procedure shall be remitted in the account of Panchayat Fund as Own Source

Revenue (OSR) component.

2) The fee shall be directly remitted in the Account of the concerned Halqa

Panchayat Fund through direct deposition in bank or digital payment methods.

No cheque/DD/cash shall be accepted. The accounts of all income of the

HalqaPanchayat Fund shall be

maintained in form 12 of Rule 95 (5) of Jammu and Kashmir Panchayati Raj

Rules 1996.

3) The account shall be closed and balanced at the end of every month and shall be

examined/ passed by the Panchayat at the meeting in the next following

month signed by Secretary of Halqa Panchayat who shall submit it to the

Sarpanch for his counter signatures. In case there are no Panchayat Bodies,

it shall be counter signed by the concerned Block Development Officer.

18.

Removal of doubts: -If any doubt arises with regard to the interpretation or otherwise

or if any difficulty arises in the implementation of any provision, the Administration of

the Union territory of Ladakh shall have powers to clarify the doubt or to issue

necessary direction for removing the difficulty.

19.

Repeal and Savings:-Notwithstanding anything done, any action taken, order or

notification issued, rules or by-laws made on the subject, shall in so far as the same are

not inconsistent with the provisions of this procedure, be deemed to have been done,

taken, issued or made under the corresponding provisions of this procedure.

20.

Responsibilities of Owner:

The owner shall:

(a) Be responsible for ensuring that the building compliances with the Building Byelaws.

(b) Shall make the application for a Building Permit.

of the building has been undertaken as per detailed design and specifications stipulated

by the R.T.P. and the Structural Engineer on Record in respect of Category II & III.

(d) Obtain a Building Permit prior to commencement of building.

(e) Ensure that no construction is undertaken during the period that the Building Permit

has lapsed or has been revoked.

(f) No ownership of a plot or building shall be changed or transferred by whatsoever

means before issuance of Building Use Permit except with prior permission of

authority. If the ownership has been changed without prior permission of authority, the

building permit issued by the competent Authority shall be deemed to have been

revoked. This shall also apply to building under construction.

(g) The buildings to be constructed under Category II and III shall adhere to the National

Guidelines for facilities in the buildings for persons with disabilities and the

buildings shall be accessible and inclusive for

everyone regardless of their disability. These buildings should include ramps, in order

to make the building barrier-free.

(h) The Buildings to be constructed need to be earthquake resistant and disaster resilient in

respect of category II and III except single story commercial buildings upto 100sq

metre plot area.

(i) The Buildings to be constructed shall have septic tanks and soakage pits to prevent

contamination of clean water sources such as streamlets and nallahs.

(j) ECBC guidelines to be adhered.

21.

DEVELOPMENT CONTROL REGULATIONS

21.1.

The regulations for Residential

The regulations for Residential Use in terms of Plot area & Setbacks shall be

as given below:

S.No.

Size of Plot (m2) Front

(m)

Rear

(m)

Side( m)

Side (m)

Height

Up to 50

1.50

Ground plus 2

stores in case

width of road is

less than 9 m and

ii)

51-100

2.00

Ground plus

iii)

101-200

2.00

three storeys in

case road width

iv)

201-300

2.00

1.5

is 9m or above.

301-500

2.50

1.5

vi)

501andabove

3.00

2.00

2.5

Note:-

• The minimum existing RoW for Residential Individual House shall be 3 m.

• In the existing Rural settlements /Villages, the road width shall be considered as is

where is basis.

• Cottage Industry is permitted in the individual residential house with maximum

1/3^rd of FAR and should not exceed 200Sq.m.

• The home stays shall be permitted in the Residential house.

Minimum Plot area: -4000 Sq.m

RoW :- Min. 6m

FAR:- 10; Max. Ground Cov.: 5%, but area on ground coverage shall

not exceed 300 Sq.m:

Height: Ground Plus First Floor

Setbacks from all side: - Minimum 6m

• The Height of attic/pitched roof, parapets, water tanks, Mumty shall not be

included in the height of the Residential building.

21.2.

Regulations/Norms for Farm House

21.3.

Regulations/Norms for Housing Colony

a) A group or a group of persons or a co-operative society or firm intending to plot

out an estate into more than 8 plots shall give notice in writing to the Competent

Authority which will be accompanied by a layout plan of entire land showing the

areas allotted for roads, open spaces, plot and public buildings, the specification

of the roads, drains and other infrastructures.

b) Roads, Drains, water mains and electric lines required for the colony shall be

constructed by the developer at his own cost and no plot shall be eligible for

any services and utilities by the govt. and/or Local Bodies/ Panchayat unless the

colony is developed properly and approved by the Competent Authority, and

no building plan shall be considered by the Municipality or prescribed authority in

any plot of such a colony which has not received the prior approval of the

Competent Authority. Developer in this case will mean the person, co-

operative or the firm intending to plot out the land into more than 8 plots.

c) Land use of the layout plan approved by the Competent Authority shall not be

changed unless with the prior consent of the Competent Authority.

d) Open spaces allocated for parks, playfields, utility sites / buildings in a colony

shall be deemed to have been sold along with the plots as amenity of the colony

by the developer to the plot holders of the colony. The development of such

open spaces shall be the responsibility of the Developer.

e) No permission shall be accorded for construction of a building in any notified

area which shall cause nuisance by way of odour, smoke, noise or disturbance

to inhabitants of the locality or be

injurious to health of the residents of the buildings or to the inhabitants in

the surrounding areas.

21.4 Norms for Colonies up to 1.0 Hectare.

Land Distribution

ROW

1. Min. Approach Road (Existing)

6.0 m

2. Internal Roads

Min. 4 m with 1.0 m footpath on one side

3. Area under Roads

15%

4. Area under dedicated

Green/Children Park (excluding any

odd left over strip)

Min. 15% or 01 kanal whichever

is more

5. Residential Area

Max. 70%

6. Commercial / PSP Area

Max. 10%

21.5 Norms for Colonies above 1 Hectare up to 4 Hectare.

Land Distribution

7. Min. Approach Road

9.0 m.

8. Internal Roads

Width of Means of Access (m)

Length of Means of Access

(m) Max

5.0 plus 1.5 m footpath on

both side

150

6.0 plus 1.5 m footpath on

both side

Main spine 9 m wide with

1.5m footpath on both side.

No limit

9. Area under Roads

Min. 15%

Plot Size : 80 Sq.m for EWS and 100 Sq. m for LIG

Density (Gross) :60 plots per Hectare

Min. Frontage: 6m

10 Area under Green

Min. 15%

11 Residential Area

Max. 65%

12 Commercial / PSP Area

Max. 15%

Note: Beyond 4 hectares of area, the Integrated Township as per the provisions laid down

in the Housing Policy 2020 shall be applicable and other norms shall remain same as

applicable for Housing colony/Group Housing.

21.6 Regulation for EWS/LIG

21.7

Regulations for Group Housing (Low Rise) and Studio Apartment

S. No.

Plot

Area

(Sq.

Max.

Grou

Cover

age

Max.

FAR

Min

(m)

Max.

Height

(m)

Min. Setbacks

Tower to

Tower

Distance

Min

50%

200

1.5

6 m or

1/3rd

Minimum

1000

times of

building

6 M

ROW

Line of

road

Height

height

.of

height

all

around

whichever

building

is more

or 6m

6 m

21.8 Regulations for Group Housing (Flatted Development)

S.No. Plot

Area

(Sq.

Max.

Ground

Coverage

Max

Min.

ROW

(met

re)

Max.

Heig

ht (m)

Min. Setbacks Front,

Rear & Both sides

(Each Side)

Tower to

Tower

Distance

4000 -

8000

30%

200

Min.9

1.8

times

of ROW

7.5m or

building

line of the

abutting

road

whichever

is more

1/3r d of

height. of

building or

6 m which

ever is more

1/3rd of

height of

building

6 m which

ever is

1/3rd of

height of

building

or 6 m

whicheve

r is more

Minimum 6M

all around up

to 40 m

height. And

minimum 9m

all- round

above 40m

height.

Above

8000

30%

225

1.8

times of

ROW

7.5 m or

building

line of the

abutting

road

whichever

is more

1/3r d of

height. of

building or

6 m

whichever

is more

1/3rd of

height of

Building

6 m which

ever is

1/3rd of

height of

building

or 6 m

which

ever is

Minimum 6M

all around up

to 40 m

height. and

minimum 9m

all- round

above 40m

height.

Note:

In case of Group Housing/apartments, minimum 25% of site area shall be kept as

green in which 15% of site area shall be in the form organized park/ playground

with minimum width of 12 m. If the width of the green space is less than 12

m, then it shall not be counted in the area of organized park/ playground. Min.

dedicated Green area/Children Park shall be 15% of plot size or one kanal

whichever is more This is exclusively other than setback area.

ii.

Security room may be allowed at the entrance gate up to a maximum built up

area of 30 Sq m (up to 3.5m height.) after maintaining the RoW of road and shall

be counted as FAR.

iii.

Minimum Floor height. from finished floor for any habitable space shall be

2.75m.

iv. Built up area (Unit Area) of apartment for calculation of ECS shall be excluding

common service areas. Any service area within apartment shall be counted in

built up area. Balconies and Verandas shall be counted @ 50% in FAR.

If there are any bends or curves on the approach road within the plot, a sufficient

width shall be provided at the curve to enable the fire tenders to turn, the

turning circle being at least of 9.0 m radius. Where entry to the plot is through a

slip road the gate width shall not be less than 9.0 m for entry of the firefighting

appliances.

vi.

The internal access to the building within the plot and open spaces on its all

sides shall not be less than 6 m width and the layout for the same shall be done in

consultation with Chief Fire Officer, Fire Service and the same shall be

reinforced to ensure safety of the fire equipment and capable of taking the

weight. of Fire engine, weighing up to 45 tons. The said open space shall be kept

free of obstructions and shall be motorable.

vii.

Main entrances to the premises shall be of 9.0 m width to allow easy access to

the fire engine. The entrance gate shall fold back against the compound wall of

the premises, thus leaving the exterior access way within the plot free for

movement of fire service vehicles.

viii. The catalogue for sale of apartments shall be similar to the basic plan approved

by the authority.

ix. No deviation in the plan shall be allowed once the apartments are sold in part or

whole.

No common areas like corridors, stairs, lifts, lobbies shall be allowed to be sold

to a particular person or a group of persons after the apartments are sold in part

or whole.

xi.

No apartment holder shall be allowed to have extra rights on common spaces.

xii.

Common spaces shall include all green spaces, children’s parks, play grounds,

sports facilities, areas which are of common use of the apartment owners forming

part of the sanctioned plan under bye laws of the authority.

xiii.

Any additional space not counted in the permissible floor space shall also be

treated as common areas.

xiv. Designated parking spaces shall be allotted to apartment holders.

xv.

Height Exemptions:

a. Roof tanks and their supports not exceeding 1.0 m. in height.,

b. Ventilating, air conditioning and lift rooms and similar service equipment,

c. Stair covered with Mumty not exceeding 3.00 m. in height.

d. Chimneys and parapet wall and architectural features not exceeding 1.50 m. in

height. unless the aggregate area of such structures exceeds 1/3rd of the roof

area of the building on which they are erected. All such appurtenant structures

shall be camouflaged to achieve streamlined aesthetics.

21.9 Regulations for Commercial Buildings

No.

Commercial/Of

ice

Plot area (i Sq. m.)

Min. Setbacks

FAR

Height

Convenient Shop of

Max, 30 Sq. m built up

area*/Atta Chakk

1.5

Single Storey. Additional Floor if

used for residential i allowed on

Ist and 2nd Floor

over and above base FAR

Plot area up to 100

1.8 of ROW. Additional Floors if

used for residential is allowed on

Ist and 2nd Floor over and above

base

FAR

101 to 200

200

2 of ROW

201 to 500

180

2 of ROW

501 to 1000

1.5 1.5

1.5

180

2 of ROW

1000 to 2000

180

2 of ROW

2001 to 4000

2.5 2.5

180

2 of ROW

4001 and above

180

1.8 of ROW

Note: -

• Setbacks herein above shall be considered based on the Plot size, not based on RoW.

• Lower order activities shall be permitted on roads prescribed for higher order

activities.

• Provided that plot abutting at least 3 sides with roads of minimum 5m width may have ground

coverage of 100%.

•

21.10 Regulations for Special Commercial Buildings

S.No

Activity

Plot

(Sq.M)

Min.

ROW

(m)

Setbacks (in Metre)

FAR Height(m)

Hotel*

Min

1000

B/L

whichever

4m or 1/3^rd of

height

4m or

1/3^rd of

height

4m or

1/3^rd

200

2 of

ROW

is more

height

Hotel

1001

4m or 1/3^rd

4m or

200

2 of

above

B/L

of height

1/3^rd of

ROW

whichever

whichever is

height

is more

whichever

is more

Cinema/

Multiplex/

Mall

3000

B/L

whichever

4m or 1/3^rd of

height

whichever is

4m or

1/3^rd of

height

4m or

1/3^rd of

height

180

1.8

Of ROW

whichever

is more

Banquet

Hall

Min. 2000

B/L

6m or 1/3^rd of

height

6m or

1/3^rd of

6m or

1/3^rd of

100

1.5

whichever

whichever is

height

ROW

whichever

is more

2001 &

6m or 1/3^rd of

6m or

100

1.8

above

B/L

height

1/3^rd of

whichever

whichever is

height

ROW

whichever

is more

Club

Min. 2000

6m or 1/3^rd of

6m or

100

1.8

B/L

height

1/3^rd of

whichever

whichever is

height

ROW

whichever

is more

Resort**

Min 4000

6m or 1/3^rd of

6m or

100

Double

B/L

height

1/3^rd of

1/3^rd

Storey

whichever

height

Tourists

Huts

750 (Max.

Built up

area

shall not

exceeds

200

Sq,m/75

sq.m

plot

area)

B/L

whichever

120

2 Of ROW

Ware housing,

Storage

vegetables

, & Fruit

mandis

4000

B/L

whichever

6m or 1/3^rd of

height whichever

is more

6m or 1/3^rd

of height

whichever is

6m or

1/3^rd of

height

whichever

120

2 of ROW

Go down

500

4.5m or

B/L

whichever

is more

3 m

120

1.8 of

ROW

Petrol

Pump/CNG

As per

allotment

company

1.5

1.5 of

RO W

Way Side

Amenities by

NH authority

Min. 2500

B/L of

the

Highway

6m or 1/3^rd of

height

6m or

1/3^rd of

height

6m or

1/3^rd of

heigh

200

1.5 of

RO W

*Banqueting/bar shall not be permitted.

**Coverage should not exceed 30%; the distribution of plinth area of resort shall be as.50%

for huts; 30% for hotels; and 20% for other facilities.

Note: Basement shall be allowed for Parking with minimum side setbacks 3M from all sides

but within the building footprints.

21.11

Regulations for Education/Institutional/Government Offices Buildings

S.N

Activities

Plot Size

(Sq.M)

ROW

(Met

re)

Setbacks

FAR

Height (m)

Plain

Pre- Nursery/

Nursery/

Creche

As per plot

size for

Residential

140

As per

Residential

house norms

Primary School 1500

140

3 Storey

Middle

School

3000

140

3 Storey

or 1.8 of

ROW

whichever is

High School

4000

2.5

140

3 Storey

or 2 of

ROW

whichever is

Higher

Secondar y

School

4000

140

3 Storey

or 2 of

ROW

whichever

is more

Degree

College

As per

guidelines of

Higher

education

Department

150

2 of

ROW

Engineering

College/

University/

Research

Institute/

Medical/

Technical

institute

As per

AICTE

guidelines

1.8 of

ROW

Vocational/

Training/

ITI

institutes

/Nursing

Institute

4000

140

3 Storey

or 2 of

ROW

whichever is

Nursing

Home

250

1.25

100

1.8 of

ROW

Dispensary

251-500

100

2 of

ROW

Diagnostic

Centre

Above 501

100

2 of

ROW

Hospital

3000

6m or

B/L

which

ever is

6m or

1/3^r ^d

height

6m or

1/3^rd of

heigh t

6m or

1/3^rd

height

200

1.5 of

ROW

Bank

250

4.5

m or

B/L

which

ever is

3 m

100

2 of

ROW

ATM

Max 30

Sq. m.

built up

area

1.5

120

Single storey

Police

Station/

\Police Post

Min 250

4.5

m or

B/L

which

ever is

3 m

140

2 of

ROW

Religious

750

4.5

m or

B/L

which

ever is

3 m

140

2 of

ROW

Public Toilet

Min 250

140

2 of

ROW

Dharmshala

Min. 1000

3.5m

or B/L

which

ever is

120

2 of

ROW

Community

Hall

Min. 1000

3.5m

or B/L

which

ever is

120

2 of

ROW

Fire Station

1500

6m or

B/L

which

ever is

4m or

1/3^r ^d

height

4m or

1/3^rd

height

4m or

1/3^rd

height

140

1.8 of

ROW

Government

office

1000

3.5m

or B/L

which

ever is

140

1.8 of

ROW

Guest House

500

3.5m

or B/L

which

ever is

160

2 of

ROW

Hostel

Min. 500

3.5m

or B/L

which

ever is

120

2 of

ROW

21.12 Regulation for Industrial Building (Individual)

Sl.

No.