G.O.(Ms.) No.119, Gradation of Village Panchayats and Rationalisation of Fees for Building Plan Approvals, 2024
The Rural Development and Panchayat Raj (PR-II) Department issued Government Order (Ms.) No. 119, dated 16 July 2024, to classify Tamil Nadu Village Panchayats and standardise development charges and building plan approval fees under the self-certification module of the Online Single Window Portal. It applies only to eligible residential buildings in Village Panchayats and also specifies the documents required for self-certification.
What the government order does
The Rural Development and Panchayat Raj (PR-II) Department issued Government Order (Ms.) No. 119, dated 16 July 2024, to introduce uniform development charges and building plan approval fees for eligible residential buildings using self-certification in the Online Single Window Portal. The measure addresses differences in the rates and additional charges previously imposed by individual Village Panchayats.
Buildings covered
The self-certification module applies only to residential buildings submitted through the Online Single Window Portal. Eligibility is limited to:
- Plot area up to 2,500 square feet.
- Built-up area up to 3,500 square feet.
- Ground floor or ground plus one floor construction.
The stated benefits include simpler applications and payments, fewer approval delays, direct applications without intermediaries, and the ability to conduct inspections after approval.
Village Panchayat categories
Government Order (Ms.) No. 119 classifies 12,525 Village Panchayats into four groups:
- Category A, 78 peri-urban Village Panchayats within the Chennai Metropolitan Development Authority limit.
- Category B, 612 peri-urban Village Panchayats in other areas.
- Category C, 44 other Village Panchayats within the Chennai Metropolitan Development Authority limit.
- Category D, 11,791 remaining Village Panchayats.
Development and approval charges
The combined rates fixed for development charges and building plan approval fees are:
- Category A, Rs. 290 per square metre or Rs. 27 per square foot.
- Category B, Rs. 269 per square metre or Rs. 25 per square foot.
- Category C, Rs. 237 per square metre or Rs. 22 per square foot.
- Category D, Rs. 162 per square metre or Rs. 15 per square foot.
Construction Workers Welfare Fund charges are excluded from these rates and will be collected separately through the self-certification module. For Category A and Category C Village Panchayats, 25 percent of the development charges collected must be remitted to the Chennai Metropolitan Development Authority under existing orders.
Documents applicants need
An applicant using the self-certification process must submit:
- A building plan signed by a registered professional in PDF format.
- A registered sale deed in the applicant's favour.
- A patta in the applicant's favour.
- The approved layout document.
- A site photograph.
This summary is generated from the source document to help you find what is relevant. The PDF above is authoritative. For advice on your own property, use LandLens One or speak to a qualified professional.
Common questions
Does the self-certification option apply to every building in a Village Panchayat?
No. It applies only to residential buildings with a plot area up to 2,500 square feet, a built-up area up to 3,500 square feet, and either a ground floor or ground plus one floor.
Will every Village Panchayat charge the same building approval rate?
No. The rate depends on whether the Village Panchayat falls in Category A, B, C or D. The fixed rates range from Rs. 15 to Rs. 27 per square foot.
Must the sale deed and patta be in the applicant's name?
Yes. The required documents include a registered sale deed and patta in favour of the applicant.
Is the Construction Workers Welfare Fund included in the fixed approval rate?
No. Construction Workers Welfare Fund charges are excluded from the fixed rates and are collected separately through the self-certification module.
