Building Plan Approval: A Quick Guide

1. What is Building Approval?

Building approval is the official license to construct a building in accordance with approved blueprints and applicable regulations. It examines factors such as land use, setbacks, building height, floor area, parking, access, safety, and other specifications.

For homeowners, building plan approval is more than just paperwork. It helps ensure the proposed house can be legally built on the chosen property. The specific approval authority varies depending on the property’s location and type of building.

2. Who Approves House Construction in Coimbatore?

Your property’s location determines the approval route. If the land is within the Coimbatore City Municipal Corporation’s jurisdiction, the Corporation processes building plan submissions through its planning system. Other properties in the Coimbatore Local Planning Area may involve the applicable planning authority and local body. Properties outside of the eligible planning area may use the DTCP route. 

Before applying, verify the survey number, land classification, permitted land use, road access, and approved layout status. If the land use does not allow residential construction, you may need additional approvals.

3. Documents Required for Building Plan Approval

Preparing documents early can help the application process run more smoothly. 

Common documents can include:

✦︎ Sale deed or ownership documents

✦︎ Patta and related revenue records

✦︎ Encumbrance Certificate

✦︎ Approved layout document, where applicable

✦︎ Property or vacant land tax receipts

✦︎ Site plan and building drawings

✦︎ Structural design and stability papers, as required

✦︎ Road width details and site photos

✦︎ Rainwater Harvesting Provisions

✦︎ Applicable no-objection certificates

The exact list of documents may vary depending on the property and project. A registered architect, engineer, or qualified professional can help identify any additional documents or approvals required.

4. Step-by-Step House Construction Permission Process

Step 1: Check the plot

Prior to designing the house, confirm ownership, land use, plan approval, road width, and site conditions.

Step 2: Prepare the plan

A registered professional creates the site plan, floor plans, sections, elevations, and any other necessary drawings. At this stage, consider setbacks, floor area, parking, height, and other regulations.

Step 3: Submit the application

Building applications in Tamil Nadu are handled online. The Coimbatore City Municipal Corporation offers an online building plan filing tool. The application comprises property information, drawings, supporting papers, and applicable fees.

Step 4: Scrutiny and corrections

The submitted proposal is reviewed against the applicable rules. If documentation is missing or the drawings contain errors, the office may request revisions.

Step 5: Pay the required fees

The office assesses the applicable scrutiny, development, approval, and other charges based on the project and current rules. Verify the amount using the official approval system.

Step 6: Receive approval

Once the application meets the standards and all payments are made, the office issues the sanctioned plan or building permit for house construction. Keep the approved paperwork secure for future construction and property transactions.

5. What Factors Can Affect Approval?

Several things can affect approval. Building size and type, site measurements, road width, property classification, setbacks, floor space, and intended height are all important considerations.

Special situations may necessitate further clearance. Certain sites may require NOCs for fire safety, airport or aviation restrictions, water bodies, or other controlled areas.

Homeowners should review the approved plan and property limits. Differences between the selling document, patta, survey details, and planned drawings can raise questions during review. 

6. Common Mistakes to Avoid

One common mistake is starting construction before getting the required house-building permit. Another common mistake is designing the entire house first and checking setback or road-width requirements later. 

Homeowners should not rely just on the lowest construction estimate. Changes in approval processes can affect both time and cost. Adding storeys, enlarging rooms, or changing the approved construction without first ensuring compliance can cause complications.

Incomplete paperwork, missing drawings, incorrect property details, and failure to provide required provisions can all lead to changes and delays.

7. How Long Does Building Approval Take?

Approval time varies according to the property, application route, documents, corrections, and extra approvals. Complete applications can move faster; however, land-use concerns, title issues, NOCs, and drawing revisions may take longer.

Instead of relying on a generic estimate, check the current timeframe and status with the applicable authority or approval portal.

8. Build Only After Approval

Once you have received building approval, construction should proceed according to the approved drawings. Changes to setbacks, floor space, height, or construction may cause compliance concerns.

Before making any changes to the approved design or construction, consult your architect or engineer to see if revised approval is required. Keeping approved designs and permission documentation organized helps facilitate future inspections, service connections, financing, and property sales.