Gurugram: In a major blow to real estate developers and property owners, the stilt-plus-four (S+4) floor policy in Haryana has been put on hold following an interim stay by the Punjab and Haryana High Court. The move has stalled more than 320 residential projects across Gurugram and Faridabad, leaving both ongoing and planned constructions in limbo.
Approvals & Occupancy Certificates Suspended
The Haryana Department of Town and Country Planning (DTCP) issued a directive on April 3 instructing all urban local bodies and the Haryana Shehri Vikas Pradhikaran (HSVP) to immediately stop granting fresh approvals and occupancy certificates under the S+4 policy. This effectively freezes a large number of applications and ongoing projects.
High Court Flags ‘Crumbling Infrastructure’
While hearing the matter, the High Court expressed serious concern over the state’s approach, stating that revenue generation appeared to be taking priority over public safety. The court warned that unchecked vertical growth without proper infrastructure upgrades could push already stressed urban systems to collapse.
Roads Shrinking, Civic Systems Under Pressure
One of the key issues highlighted was the drastic reduction in road space. Roads originally planned to be 10–12 metres wide have, in many areas, narrowed to just 4–5 metres due to unchecked construction and encroachments.
In prominent areas like DLF Phases 1 to 4 in Gurugram, internal roads have become significantly narrower, raising concerns about traffic congestion, emergency access, and overall livability.
Worst-Affected Areas in Gurugram
The impact is most visible in Gurugram, which has the highest number of stalled projects. Key affected areas include:
DLF Phases 1, 2, 3, and 4
HSVP sectors: 15, 22, 23, 27, 28, 30, 31, 40, and 46, 47. Many of these areas are already facing water shortages, sewage overflow issues, and increased population density.
Policy Faces Fresh Uncertainty
The S+4 policy has been controversial since its introduction. It was first suspended in 2023 after strong opposition from Resident Welfare Associations (RWAs) and later reinstated in July 2024 based on recommendations by an expert committee led by P. Raghavendra Rao.
However, the court has now observed that key recommendations—especially those related to infrastructure upgrades—were not properly implemented.
What Happens Next?
The High Court has ordered a sector-wise Infrastructure Capacity Audit before any further approvals can be granted. Until then, the S+4 policy remains effectively in a “dead zone” across major parts of Haryana.