Dealing with Construction Permits in Bhubaneshwar, India


The table below summarizes the procedures, time, and costs to build a warehouse in Bhubaneshwar.
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Requirements Summary:


  Procedure Time to complete: Cost to complete:
1 Obtain land-use permission from the Geo-Information System (G.I.S.) counter at the Bhubaneswar Development Authority (Municipal) 1 day INR 100 (challan)
2 Apply for drawing plan/building plan approval from the Bhubaneswar Development Authority and pay scrutiny fees (Municipal) 1 day INR 13,275 (application fee INR 400 + scrutiny fee INR 375 for first 50 square meters of built up area and additional INR 500 for the next each 50 square meters)
3 Receive a field visit from the Bhubaneshwar Development Authority (Municipal) 1 day No cost
4 Obtain building permit from the Bhubaneswar Development Authority and pay final fees (Municipal) 75 days INR 42,000 (sanction fee INR 3 per square foot for commercial buildings)
5 Obtain commencement certificate (with inspection) from the Bhubaneswar Development Authority (Municipal) 7 days No cost
6 Receive an inspection of the construction site from the BDA (Municipal) 1 day No cost
7 Apply for permanent electricity connection with the Central Electricity Supply Utility of Orissa (CESU) (Private sector) 1 day INR 500 (flat processing fee)
*8 Apply for permanent water and sewerage connection at the Public Health and Engineering Department (PHED) (Municipal) 1 day No cost
*9 Apply for permanent phone connection to Bharat Sanchar Nigam Limited (BSNL) (National) 1 day INR 500 (flat installation charges)
*10 Receive on-site inspection from the Central Electricity Supply Utility of Orissa (CESU) (Private sector) 1 day No cost
*11 Receive an inspection by an assistant field engineer from the Public Health and Engineering Department (PHED) (Municipal) 1 day No cost
*12 Receive inspection by the Chief Electrical Inspector of Orissa State (State) 1 day INR 5,000 (flat inspection charge)
*13 Obtain electricity connection from Central Electricity Supply Utility of Orissa and pay final fees (CESU) (Private sector) 40 days INR 51,744 (load factor charge 30,249 + supervision charge by CESU equal to 6% of total costs equal to (200*140 kW + 300,000 + 30,249 ))
*14 Obtain permanent water and sewerage connections (with inspection) from PHED (Municipal) 30 days INR 9,000 (connection fees INR 6,000 for water + INR 3,000 for sewerage)
*15 Obtain phone connection (with inspection) from the BSNL (National) 7 days No cost
16 Request final inspection from the Bhubaneshwar Development Authority 1 day No cost
17 Receive final inspection by an engineer from the BDA (Municipal) 1 day No cost
18 Obtain occupancy certificate (with inspection) from the Bhubaneswar Development Authority 15 days INR 1,000 (flat fee)
* Takes place simultaneously with another procedure.

Requirement Details

Procedure 1.
Obtain land-use permission from the Geo-Information System (G.I.S.) counter at the Bhubaneswar Development Authority (Municipal)
Time to complete:
1 day
Cost to complete:
INR 100 (challan)
Name of Agency:
Comment:
According to the Comprehensive Development Plan (1994) the building company must apply for and obtain a land-use permission from the Bhubaneswar Development Authority (BDA) to ensure that the building adheres to the allocated zone use. The Comprehensive Development Plan for Bhubaneswar as well as all the site maps are available on the BDA website www.bdabbsr.in. Permission is accorded outright for principal use earmarked in the different zones at the G.I.S. counter of the BDA after a payment of INR 100. The building company has to bring along the plot number and a map.
Procedure 2.
Apply for drawing plan/building plan approval from the Bhubaneswar Development Authority and pay scrutiny fees (Municipal)
Time to complete:
1 day
Cost to complete:
INR 13,275 (application fee INR 400 + scrutiny fee INR 375 for first 50 square meters of built up area and additional INR 500 for the next each 50 square meters)
Name of Agency:
Comment:
The Bhubaneshwar Development Authority (Planning and Building Standards) Regulations (2008) refer to the warehouse being built as a storage building. The building company must submit application Form I to the Bhubaneshwar Development Authority along with the following documents: a. Four copies of plans duly signed by the applicant showing key plan, layout plan with roads, plan of all floors, four side elevations, sections, area statement, and plan for sewarage and drainage disposal. All the plans shall be prepared and duly signed by a registered technical person and builder; b. Evidence such as the record of rights (ROR) or a civil-court decree as regards title and possession of the land; c. Evidence in support of deposit of cost of public utility services if applicable; d. Evidence in support of deposit of additional charges proportionate to the floor area and to be notified and decided by the authority in advance; e. Refundable fee for the likely cost of public nuisance payable to the urban local bodies; f. Structural stability certificate in the prescribed Form VII signed jointly by the engineer/structural engineer and the owner; g. Supervision certificate in Form I prepared by a registered architect/engineer. For storage and other special buildings with an area larger than 500 square meters, the building plans need to provide fire-safety specifications. The application fee is INR 400 and the following scrutiny fees apply for every application for a building permission: a. Fees for residential buildings:up to 100 square meters INR 150; 100-150 square meters INR 225; 150-300 square meters INR 300; for every additional 50 square meters or part thereof INR 300; b. Fees for commercial building (including warehouses): up to 20 square meters, INR 250; 20-50 square meters, INR 375; for every additional 50 square meters or part thereof, INR 500.
Procedure 3.
Receive a field visit from the Bhubaneshwar Development Authority (Municipal)
Time to complete:
1 day
Cost to complete:
No cost
Name of Agency:
Comment:
The BDA will approve plans after a detailed scrutiny of submitted documents and an inspection that takes place within 3 days of the application.
Procedure 4.
Obtain building permit from the Bhubaneswar Development Authority and pay final fees (Municipal)
Time to complete:
75 days
Cost to complete:
INR 42,000 (sanction fee INR 3 per square foot for commercial buildings)
Name of Agency:
Comment:
The BDA shall communicate either approval of the building plans in Form II or refusal in Form IX within 60 days of receipt of the application. The building plan that is approved by BDA remains valid for 3 years. In the case of approval, the building company must deposit a sanction fee of INR 3 per square foot for commercial buildings (the rate for residential buildings is INR 1,5 per square foot). In addition, for commercial buildings larger than 300 square meters (including warehouses), the building company must pay a refundable security deposit of INR 100 per square meter of floor area. The security deposit shall be refunded within 60 days of the completion certificate. If the construction is not as per the approved plan, the deposit is forfeited and a separate action is initiated against the builder.
Procedure 5.
Obtain commencement certificate (with inspection) from the Bhubaneswar Development Authority (Municipal)
Time to complete:
7 days
Cost to complete:
No cost
Name of Agency:
Comment:
According to the BDA Regulations (2008) the building company must notify the BDA about the intention to start work in Form V. The notification must be accompanied by the approved plan. Inspection shall happen within 7 days of receipt of notification. At the first inspection, the authority shall determine to the best of its ability that the construction is according to the approved site plans.
Procedure 6.
Receive an inspection of the construction site from the BDA (Municipal)
Time to complete:
1 day
Cost to complete:
No cost
Name of Agency:
Comment:
The building company must notify the BDA about completion of each floor in Form VIII. According to the regulations, the Secretary of BDA may decide to conduct an inspection of the construction site at any stage. For a low-rise storage building, one inspection would typically suffice.
Procedure 7.
Apply for permanent electricity connection with the Central Electricity Supply Utility of Orissa (CESU) (Private sector)
Time to complete:
1 day
Cost to complete:
INR 500 (flat processing fee)
Name of Agency:
Comment:
The building company can apply for the electricity at a sub-divisional office of the Central Electricity Supply Utility of Orissa (CESU). The application form is available at the office free of charge. It has to be submitted along with ownership documents, building plans approved by BDA, and a processing fee of INR 500.
Procedure 8.
Apply for permanent water and sewerage connection at the Public Health and Engineering Department (PHED) (Municipal)
Time to complete:
1 day
Cost to complete:
No cost
Name of Agency:
Comment:
To apply for water and sewerage, the building company submits two separate applications at the same window at the Public Health and Engineering Department along with the approved building plan, receipt of property tax, and pipeline layout drawings. Printed application forms are available in the PHED sub-division office for free.
Procedure 9.
Apply for permanent phone connection to Bharat Sanchar Nigam Limited (BSNL) (National)
Time to complete:
1 day
Cost to complete:
INR 500 (flat installation charges)
Name of Agency:
Comment:
The building company must apply for the telephone connection at the local BSNL office. To obtain a commercial connection, the building company must submit the application along with a proof of ownership of the business and the Permanent Account Number (PAN) card. The same tariff applies across the country, with minor differences due to local demand. The following charges must be paid: INR 500, in case there is a waiting list for registration charges; INR 300 in installation charges (if fewer than 500 lines) or INR 500 (if more than 500 lines); and a refundable security deposit of INR 2,000.
Procedure 10.
Receive on-site inspection from the Central Electricity Supply Utility of Orissa (CESU) (Private sector)
Time to complete:
1 day
Cost to complete:
No cost
Name of Agency:
Comment:
The building company receives an inspection from CESU and later receives a permission letter that grants the connection, and enumerates the fixed charges and fees to be paid and work to be undertaken by the building company or a private contractor.
Procedure 11.
Receive an inspection by an assistant field engineer from the Public Health and Engineering Department (PHED) (Municipal)
Time to complete:
1 day
Cost to complete:
No cost
Name of Agency:
Comment:
An assistant field engineer of PHED visits the construction site to carry out a feasibility study. Later, an executive engineer of PHED processes the feasibility study and sends an intimation letter to the building company, specifying all fees and work to be carried out.
Procedure 12.
Receive inspection by the Chief Electrical Inspector of Orissa State (State)
Time to complete:
1 day
Cost to complete:
INR 5,000 (flat inspection charge)
Name of Agency:
Comment:
The building company carries out installation of a transformer and other wiring on its own following the specifications in the CESU "permission letter". CESU only provides supervision. Once the work is finalized, the building company must receive a final inspection by the Chief Electrical Inspector of the state, who issues an "inspection report". The inspection report has to be submitted together with a "notification about completion of installation work" to CESU to obtain connection.
Procedure 13.
Obtain electricity connection from Central Electricity Supply Utility of Orissa and pay final fees (CESU) (Private sector)
Time to complete:
40 days
Cost to complete:
INR 51,744 (load factor charge 30,249 + supervision charge by CESU equal to 6% of total costs equal to (200*140 kW + 300,000 + 30,249 ))
Name of Agency:
Comment:
The building company submits the completion certificate of the electrical installations and the "inspection letter" to CESU and pays the following fees: 1. Security deposit INR 200 per kW (refundable); 2. Load factor charge = 216 units per month* 140 kW + INR 4.5*2 months = INR 30,249; 3. Supervision charges by CESU, 6% of the total cost of utility connections (the total also includes the transformer installation cost of INR 300,000); Upon payment, an agreement is signed and electricity is released. The total time includes waiting time for the inspections and the "inspection letter".
Procedure 14.
Obtain permanent water and sewerage connections (with inspection) from PHED (Municipal)
Time to complete:
30 days
Cost to complete:
INR 9,000 (connection fees INR 6,000 for water + INR 3,000 for sewerage)
Name of Agency:
Comment:
Upon receipt of the intimation letter, the building company must go back to the PHED office to pay connection fees. The security deposit is INR 60. The building company notifies the Public Health and Engineering Department once all work is finished and the final inspection takes place for an engineer to provide connection.
Procedure 15.
Obtain phone connection (with inspection) from the BSNL (National)
Time to complete:
7 days
Cost to complete:
No cost
Name of Agency:
Comment:
Procedure 16.
Request final inspection from the Bhubaneshwar Development Authority
Time to complete:
1 day
Cost to complete:
No cost
Name of Agency:
Comment:
The building company's architect/structural engineer should send a notice of completion certificate in Form VI to the BDA that the building has been completed in all respects as per the approved plan.
Procedure 17.
Receive final inspection by an engineer from the BDA (Municipal)
Time to complete:
1 day
Cost to complete:
No cost
Name of Agency:
Comment:
A team of building officials shall visit the site to issue the occupancy certificate within 21 days.
Procedure 18.
Obtain occupancy certificate (with inspection) from the Bhubaneswar Development Authority
Time to complete:
15 days
Cost to complete:
INR 1,000 (flat fee)
Name of Agency:
Comment:
The occupancy certificate is issued in Form X only after all utility services for the entire building have been physically provided. The certificate states the use/type of occupancy of the building.