RERA, Layout Approval and Approved vs Unapproved Plots in Nagpur

Describing land as “approved” does not necessarily tell the buyer what approval was given for the land. The sanctioned plan for a development may be approved, the entire project may be approved and registered with MahaRERA, or approval for land use etc. may have been given for a property.

When comparing Nagpur plots, it is crucial to note that the larger Nagpur Metropolitan Area is approximately 3,567 sq. km in size and comprises 721 villages spread across 9 tehsils. However, Nagpur city, MIHAN and MIDC areas are covered by different planning authorities. So, an “approved plot” should not be treated as approved until the relevant sanction is confirmed for the specific plot being offered to the buyer.

What RERA Registration and Layout Approval Actually Mean

While RERA registration and layout approval are terms often used interchangeably, RERA registration refers to real estate projects regulated by MahaRERA, whereas a sanctioned layout is approved by the competent planning authority.

The sanctioned plans and the approved layout plans of the competent authority need to be displayed by promoters at the project site and made available to the allottees as per MahaRERA. Therefore, RERA registration is not the same as layout sanction and both need to be checked for any real estate project.

What Should an Approved Layout Show?

A sanctioned plan for a larger parcel of land is a plan approved by the competent authority for development of the land. For a plot buyer, it has practical value. It shows whether the plot shown to them on site is part of the sanctioned plan or not.

When reviewing the plan, match the:

• Exact plot number and dimensions
• Survey, Gat or Khasra numbers covering the land
• Internal roads and their position around the plot
• Entry and access points
• Open, recreational or amenity spaces
• Reserved or excluded portions of the layout

A plot number in the brochure, the fence around the land, or the numbered stones on the ground do not establish the fact that all the approvals for the said development have been obtained by the developer.

All sanctioned layouts approved by NMRDA are listed in the sanctioned-layouts records, for example, by tehsil/Mouza/land area/approval date/NA land use, etc.

Approved vs Unapproved Plots: Where Is the Difference?

The key differences between approved and unapproved plots are:

An unapproved plot need not look different from an approved plot. In some cases, roads or boundaries may already have been created on the ground even though the required approval has not been obtained.

Who Approves Plot Layouts in Nagpur?

By virtue of the definition of notified Nagpur Metropolitan Area under NMRDA, properties advertised under the name Nagpur may fall outside the jurisdiction of NMRDA. Properties within Nagpur City fall under NMC, while the NMRDA area covers notified areas outside Nagpur City, subject to other excluded planning jurisdictions.

Within Nagpur city, the NMC Town Planning Department carries out urban planning, regulates land use and issues directions for development control within Nagpur Municipal Corporation (NMC) limits.

The verification of “NMRDA approval” or any other sanction would therefore require verification of Survey/Gat/Khasra number, Mouza and verification with the Planning Authority dealing with the land for the layout approval.

Where Does MahaRERA Fit Into a Plot Purchase?

Where a project is exempt from RERA registration, the absence of a RERA registration number does not by itself mean that the plot is unapproved. Specific approvals for the plot are required, and confirmation with the respective authorities is needed.

The presence of a RERA registration number does not necessarily mean that all approvals are in place for a plot sold under a RERA-registered project. The specific plot should instead be verified by tracing it on the sanctioned layout approved by the competent planning authority.

For example, Marina Nagpur is a 78-acre development spread over plots of 116 sq. metres or 1,250 sq. ft. It is a proposed plotted development project registered with MahaRERA under PP1190002502095 by HOABL Impactum Land Private Limited. A buyer can use this information to find the project on MahaRERA and verify the sanctioned plan and other disclosures against the documents relating to the proposed purchase.

How to Verify a Plot Before You Pay

This basic check is recommended before you make a large payment for a booking or token amount to ensure that the plot shown to you can be traced in all the relevant records:

• Confirm the land details: Note Survey No., Gat No., Khasra No., Mouza No. and Plot No.
• Identify the planning authority: Establish whether the land falls under NMRDA, NMC or another applicable authority.
• Check the sanctioned layout: Locate the specific plot & match plot no., dimensions, adjacent roads, etc. to the sanctioned plan.
• Verify MahaRERA details where applicable: Match the project, promoter and relevant disclosures with the development being offered.
• Cross-check the property documents: Verify whether the ownership documents, land use documents and all transaction documents relate to the same parcel/plot.
• Compare the plan with the site: Verify that the boundaries, road access and dimensions of the plot shown on the sanctioned layout plan match the physical plot on the ground.

It would be wise to verify these points further if the sanctioned plan is not available, the plot is advertised only on a marketing plan, survey numbers do not match in the documents, or the approval is said to be “under process”. Verify whether the seller is referring to a revised sanctioned plan or updated sales plan.

Conclusion

An “approved plot” for a buyer refers to documentation which can be verified from the Urban Planning records for that specific piece of land. While the sanctioned layout is the key document to verify if an individual plot is part of an approved subdivision, MahaRERA registration verifies the project as a whole wherever RERA applies.

Because sanctioned layouts, project disclosures, property documents and physical plots can all relate to different geographical areas (i.e. Nagpur city or metropolitan area), verification should start with the exact land parcel and the authority responsible for it.

FAQs

Can a plot have a registered sale deed but still have an issue with layout approval?

Yes. The process for registration of a transaction and sanction of a plotted layout are for different matters and should be separately checked by buyers. Registration of the sale documents does not mean that layout sanction has been approved.

What if the dimensions at the site do not match the sanctioned layout?

Request the latest sanctioned or revised plan for the approved layout. Compare the dimensions of your plot with the approved plan and measure it if necessary. If there is any material difference in area, boundaries, location or road access, get it clarified before completing the purchase.

Should buyers rely on an approval number mentioned in an advertisement?

An approval number is a starting point, and one should demand to see the actual approval along with the sanctioned plan. All records pertaining to an approval must contain details of the department/authority, Mouza, survey number/s and the specific scheme/layout under which the plot has been offered for sale.