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It is submitted that the project proponent has applied to obtain Consent to Establish (NOC) to develop a commercial green category small scale project @144 no. commercial plots from the Board with requisite documents .
NOC Fee Detail:
Total Project Cost as per Project Report Rs. 1232.200 Lakhs
NOC fee The project proponent has deposited Rs. 28,800/- as fees and Rs.500/- as application form fees vide Receipt No. 461872653 dated 08.11.2025 for obtaining Consent to Establish (NOC) under the provisions of the Water (Prevention & Control of Pollution) Act, 1974 and the Air (Prevention & Control of Pollution) Act, 1981.
Adequacy of NOC fee The fees deposited by the project proponent is adequate for 3 year.
Partnership Deed:
The Project Proponent has submitted the partnership deed of Janta Builders, Mandi Gobindgarh dated 10.04.2018 executed between Sh. Anil Ghai S/o Late Sh. Norata Ram and Sh. Udit Ghai S/o Sh. Anil Ghai for developing a commercial project in the name of M/s Shopping Center.
Further, the Project Proponent has also submitted a copy of authority letter, vide which, Sh. Udit Ghai is the authorized signatory of the firm.
Land Documents:
The Project Proponent has submitted the Jamabandi of 51 Kanal 3-1/3 Marla having Khasra no. 18//1/1(7-6), 10/2(6-12), 1/2(0-1), 2/1/1(0-5), 11//21/2(5-2), 22/1/2(2-19), 21/1(2-18), 22/1/1(1-13), 19/2(4-12), 20(8-0), 11(8-0) and 12/1(4-12)
in the name of M/s Janta Builders which falls in the revenue estate of Village Bullepur (H.B No. 222), Tehsil Khanna District Ludhiana.
Site Suitability:
The project proponent has submitted a License vide No. ADC(UD)2025/2941 dated 20.06.2025 which is valid upto 19.06.2030 to develop a commercial colony in the name and style of M/s Shopping Center Situated at NH-44, GT Road, Bullepur, Khanna Tehsil Khanna, District Ludhiana, inside Municipal Council limits of Khanna having total area of 51 Kanal 3-1/3 Marla or 30955.83 sq.yds. at khasra no. 18//1/1(7-6), 10/2(6-12), 1/2(0-1), 2/1/1(0-5), 11//21/2(5-2), 22/1/2(2-19), 21/1(2-18), 22/1/1(1-13), 19/2(4-12), 20(8-0), 11(8-0) and 12/1(4-12) issued by the Department of Local Govt. of Punjab, Office of the Additional Deputy Commissioner, (Urban Development) Ludhiana under the P.A.P.R.A. 1995.
Further, the project proponent has submitted a copy of the Revenue report from Tehsildar Khanna District Ludhiana, contents of which are reproduced as under:
ਬੇਨਤੀ ਹੈ ਕਿ ਆਪ ਦਾ ਪੱਤਰ ਨੰਬ ਦ/ਕ 246 ਮਿਤੀ 10/06/2025 ਬਾਬਤ ਮਾਲ ਰਿਕਾਰ ਵਾਕਿਆ ਪਿੰਡ ਬੁੱਲੇਪੁਰ ਤਹਿਸੀਲ ਖੰਨਾ ਜ਼ਿਲ੍ਹਾ ਲੁਧਿਆਣਾ ਭੋਂ-ਤਬਦੀਲੀ ਸਬੰਧੀ ਰਿਪੋਰਟ ਹੇਠ ਲਿਖੇ ਅਨੁਸਾਰ ਹੈ:
1. ਮੁਤਾਬਿਕ ਮਾਲ ਰਿਕਾਰਡ ਪਿੰਡ ਬੁੱਲੇਪੁਰ, ਤਹਿਸੀਲ ਖੰਨਾ, ਜ਼ਿਲ੍ਹਾ ਲੁਧਿਆਣਾ ਜਮ੍ਹਾਂਬੰਦੀ ਸਾਲ 2018-19 ਦੀ ਖੇਵਟ ਨੰਬਰ 181/189 ਨੰਬਰ ਖਸਰਾ 181/1/1(7-6), 10/2 )672) ਰਕਬਾ 13-18 ਵਿੱਚ 13ਕ-1 1/3 ਬ ਖੇਵਟ ਨੰਬ 190/198 ਨੰਬਰ ਖਸਰਾ 181/12 (07) 2/1/1 (0-5) ਰਕਬਾ 0-6 ਸਾਲਮ ਨੰ ਖੇਵਟ ਨੰ. 392/409 ਨੰਬਰ ਖਸਰਾ 11/21/2 (5-2) 11//22/1/2 (2-19) ਰਕਬਾ 8-1 ਤਿੰਨ ਸਾਲਮ ਵਾ ਖੇਵਟ ਨੰਬਰ 393/410 ਨੰਬਰ ਖਸਰਾ 11/21/1 (2-18) 22/1/1 (1-3) ਰਕਬਾ 4-11 12-12 ਸਾਲਮ ਹਿੱਸਾ ਵਾ ਖੇਵਟ ਨੰਬਰ 395/411 ਨੰਬਰ ਖਸਰਾ 11/19/2 (4-12) 20(80) ਰਕਬਾ 12-12 ਸਾਲਮ ਹਿੱਸਾ ਖੇਵਟ ਨੰਬਰ 395/412 ਨੰਬਰ 11/11 (80) 12/1 (4-12) ਰਕਬਾ 12-12 ਸਾਲਮ ਹਿੱਸਾ ਕੁੱਲ ਰਕਬਾ 51 K-3 1/3m ਮਾਲਕੀ ਜਨਤਾ ਬਿਲਡਰ ਐੱਮ.ਸੀ 44-45 ਸਵਾਸਤਿਕ ਸਿਟੀ ਸੈਂਟਰ ਸਾਹਮਣੇ ਡਰੀਮ ਸਿਟੀ ਬੁੱਲੇਪੁਰ ਤਹਿਸੀਲ ਖੰਨਾ ਜ਼ਿਲ੍ਹਾ ਲੁਧਿਆਣਾ ਦਰਜ ਕਾਗਜ਼ਾਤ ਮਾਲ ਹੈ।
2. ਮੁਤਾਬਿਕ ਮਾਲ ਰਿਕਾਰਡ ਸੀ.ਐੱਲ.ਯੂ ਅਧੀਨ ਰਕਾਬ 51-3 1/3 ਦਰਜ ਕਾਗਜ਼ਾਤ ਮਾਲ ਹੈ।
3. ਮੁਤਾਬਿਕ ਮਾਲ ਰਿਕਾਰਡ ਉਕਤ ਰਕਬਾ ਭਾਰ-ਮੁਕਤ ਹੈ।
4. ਮੁਤਾਬਿਕ ਮਾਲ ਰਿਕਾਰਡ ਉਕਤ ਨੰਬਾਰਤ ਖਸਰਾ ਚਾਰ (04) ਕਰਮ ਚੋੜਾ ਰੈਵਨਿਊ ਰਸਤਾ ਬ ਦਿੱਲੀ ਵਾ ਲੁਧਿਆਣਾ ਜੀ.ਟੀ.ਰੋਡ ਲੱਗਦਾ ਹੈ। ਜਿਸ ਦੀ ਚੌੜੀ 50(ਪੰਜਾਹ) ਕਰਮ ਹੈ।
5. ਮੁਤਾਬਿਕ ਮਾਲ ਰਿਕਾਰਡ ਉਕਤ ਰਕਬਾ ਵਕਫ ਬੋਰਡ, ਸਾਮਲਾਤ ਪੈਂਦੀ, ਮੁੜ ਵਸਾਉ ਵਿਭਾਗ ਦੀ ਕੱਸਟਡੀਅਨ ਜ਼ਮੀਨ ਪੰਜਾਬ ਲੋਡ ਪ੍ਰੋਵੈਨਸ਼ਨ ਐਕਟ ਅਧੀਨ ਜੰਗਲਾਤ ਰਕਬੇ ਨਾਲ ਕੋਈ ਸਬੰਧ ਨਹੀਂ ਹੈ।
6. ਮੁਤਾਬਿਕ ਮਾਲ ਰਿਕਾਰਡ ਉਕਤ ਨੰਬਰਾਤ ਖਸਰਾ ਵਿੱਚ ਕੋਈ ਨਾਲਾ ਜਾਂ ਕੁਦਰਤੀ ਡਰੇਨ ਨਹੀਂ ਲੰਘਦੀ।
7. ਮੁਤਾਬਿਕ ਮਾਲ ਰਿਕਾਰਡ ਉਕਤ ਰਕਬੇ ਵਿੱਚੋਂ 13-1 1/3 ਦੀ ਮਾਲਕੀ ਮੁਤਾਬਿਕ ਵਾ 38 K-2 M ਸਾਮਾਨ ਮਾਲਕੀ ਹੈ। ਜਿਸਦੇ ਵਿਸਥਾਰ ਵੇਰਵੇ ਲੜੀ ਨੰਬਰ 01 ਵਿੱਚ ਦਰਜ ਹੈ।
8. ਮੁਤਾਬਿਕ ਮਾਲ ਰਿਕਾਰਡ ਉਕਤ ਨੰਬਰ ਖਸਰਾ ਵਿੱਚ 150 ਮੀਟਰ ਦੇ ਘੇਰੇ ਵਿੱਚ ਕੋਈ ਗੈਸ ਪਾਇਪ ਲਾਇਨ ਨਹੀਂ ਲੰਘਦੀ।
9. ਮੁਤਾਬਿਕ ਮਾਲ ਰਿਕਾਰਡ ਉਕਤ ਰਕਬਾ ਸਰਕਾਰ ਵੱਲੋਂ ਕਿਸੇ ਮੰਤਵ ਲਈ ਐਕਵਾਇਰ ਕਰਨ ਦੀ ਹਾਲ ਦੀ ਘੜੀ ਕੋਈ ਤਜਵੀਜ਼ ਨਹੀਂ ਹੈ
ਰਿਪੋਰਟ ਪੇਸ਼ ਹੈ ਜੀ।
Approval of Layout plans: -
The Project Proponent has submitted a copy of proposed layout plan approved vide letter no. CTP/LG/2025/1526 dated 17.06.2025 (Drawing no. PSA/CH/2/D05 dated 13.06.2025) by the Senior Town Planner (LG) Chandigarh as per the total saleable are of 13930.125 sq.yds. As such, the site is suitable for establishment of a Commercial Colony.
Feasibility Report:
As per the feasibility report submitted by the PP, it has proposed to install ETP cum STP of capacity 20 KLD based on MBBR technology. The total water demand for the project is as under:
Type of Plots Number of Plots Plotting Area in Sq.yds/Acre Calculations Population
Commercial Plot (A)
1
G 319.5 100 Person Per Acre 100 x 2.8 = 280 Persons in 2.8 Acres of
Land.
Commercial plots (1 to 32, 46 to 55, 112 to 142) 73 G 7300.0
Commercial plots (33 to 44) 12 G 1200.0
Commercial plots (45) 1 G 97.25
Commercial plots (56 to 111) 56 G 373321/3
Commercial plots (B) 1 G 1280
Total 144 13930 sq.yds or 2.8 Acres
Floating Population = 280
Fresh water requirement for commercial plots = 280 x 45= 12.6 KLD
Fresh water requirement for floating = 280 x 15 = 4.2 KLD
Total water requirement = 12.6 + 4.2 = 17 KLD
Total waste water generation (80%) = 13.6 KLD
Water utilized in flushing purpose (in plots) = 280 x 20 = 5.6 KLD
Water utilized in flushing purpose (in floating) = 280 x 10 = 2.8 KLD
Total water utilization in flushing purpose = 5.6 + 2.8 = 8.4 KLD
The ETP cum STP of 20 KLD capacity alongwith ultrafiltration will be provided for the treatment of wastewater to be generated from the project.
The excess treated waste water i.e (13.6 KLD – 8.4KLD = 5.2 KLD) will be discharged onto land for plantation in area of 400 sq.mtr as per Karnal Technology within the project premises and/or into MC sewer.
The Seasonal usage of Treated Effluent in green area/lawn
i. In Summer Season @ 5.5 Liter/ Sq.meter/ Day for 400.0 sq meter green area = 2.2 KLD
ii. In Winter Season @ 1.8 Liter/ Sq.meter/ Day for 400.0 sq meter green area = 0.9KLD
iii. In Rainy Season @ 0.5 Liter/ Sq.meter/ Day for 400.0 sq meter green area = 0.2 KLD.
Therefore, the project proponent required additional land of approx. 0.08 acres as per Karnal Technology for utilization of treated wastewater. In this regard, the project proponent has proposed to develop 400.0 Sq. meter (0.09 acres) of plantation area as per Karnal Technology, which seems adequate.
Further, the PP has also submitted a copy of NOC issued by EO khanna vide its letter no.1488 dated 24.10.2025, wherein it has been mentioned that currently not having facilities of water supply and sewer system in the area, but above mentioned facilitates are under proposal in short time. However, once the above mentioned facilities along with the terminal STP gets available/optional, then the MC has NO Objection in discharge of untreated waste water from the premises the sewer after joining of the connection accordingly to rules and regulation of the Govt.
Solid Waste:
The solid waste generation from the commercial population will be = 280 x 0.15 = 42 kg/day and the solid waste generation from floating population will be = 280 x 0.1 = 28 kg/day. Thus, the total solid waste generation from the project will be @ 70 kg/day. The solid waste generated from the premises will be segregated into biodegradable and non- biodegradable waste. The non-recyclable waste will be dumped to authorized MC dumping site. (Permission enclosed)
PWRDA Permission:
The Project Proponent has mentioned ground water extraction @ 17 KLD. As such, considering 25 working days the total ground water extracted by the project proponent will be 17 KLD x 25 days = 425 m3/month which is more than 300 m3/month as per the guidelines. Hence, project proponent is required to obtain permission for abstraction of ground water from PWRDA.
Visit:
To verify the contents of the application, the site was visited by the undersigned on 02.12.2025 and Sh. Udit Ghai (Partner), was contacted. During visit, it was observed as under:
1. The proposed site falls in the revenue estate of Village Bullepur, Tehsil Khanna District Ludhiana.
2. The Project Proponent has not begun any construction activity at the proposed site.
3. As per the boundary limits shown by the project proponent, it was observed that the site is surrounded by the industries like rice sheller, cattle feed, godowns, soap factory, etc. within 100 meter.
4. There is no MAH industry within radius of 250 mt from the boundary of proposed site. There is no jaggery unit, petroleum outlet within 200 mt. of the proposed site.
It is pertinent to mention here that as per Department of Science, Technology & Environment and Non- Conventional Energy, Govt. of Punjab vide its notification No.3/6/07/STE(4)/3769 dated 30.10.2009 issued by the Govt. of Punjab, Department of Science, Technology and Environment in partial modification of its notification No. 3/6/07/STE(4)/2274 dated the 25th July, 2008, has amended and substituted para 6(1) as under in notification dated 25/7/2008, which is as under:-
“The Master Plan is the final legal solution to planned development and hence, the master plans be prepared in a time bound manner on priority. Where statutory master plan has been notified under the Punjab Regional and Town Planning and Development Act, 1995 (Amended) 2006, mixed land use or any other development/construction which come up as per the earmarked zone, in case of new residential/commercial project, there is no need to keep any additional distance from the existing industry from the environment point of view because these factors have already been considered while earmarking the use of land for different categories in the master plan, as per Notification No.6312 dated 11th August, 2009 issued by Department of House & Urban Development.”
Accordingly, on perusal of notified Master Plan, Khanna, the site of project proponent falls in the revenue estate of Village Bullepur, which falls under industrial zone as per Notified Master Plan, Khanna. Moreover, the layout plan has already been approved by the STP, as the site falls within MC limits. Hence, the site is suitable for commercial project.
Moreover, as per Unified Zoning Plan, following activities are permissible in Industrial Zone:
Industrial Zone: In this Zone all type of industry including Red Industries* and Orange industries** classified by the Punjab Pollution Control Board from time to time, Induction/ Arc/ Cupola Furnace/ Forging Units, marriage palaces, waste processing and disposal shall be permissible.
Note: For setting up of Induction/ Arc/Cupola Furnace/Forging Units within this Zone shall adhere to the Punjab Government instructions, guidelines issued from time to time and as per guidelines issued by Department of Science and Technology.
Public utilities, public buildings, Warehouses and covered storages for industries. residences for watch & ward staff, Warehouses, godowns, Rice Mill, workshops/garages, loading and unloading yards, truck terminals, tempo/taxi stands, bus que shelters, institutions, multi media centre, hotel, hospital, dispensaries, Restaurants, Petrol Filling/service Stations*, Police beat box, financial institutions, helipads, medical centres, religious buildings, gas works, farming/quarrying/commercial minimum 80' wide shall be permissible.
In the present case, the proposed project is a commercial colony only, which is situated on the service road of NH-44, which is width of more than 250 feet.
Applicability of EIA notification 14/09/2006:
The total saleable area of the project is 13930 Sq.yard (11647.254 Sq.mtr). Hence, the total achievable area of the commercial project will be 29118 sq.mtr (considering FAR as 2.5).
As the project proponent has submitted an undertaking to the effect that, the project is plotted commercial project and only plots will be sold by the promoters and construction if any shall be carried out by plot owners only. The same is also mentioned in the project report as well as the feasibility report submitted by the PP.
Hence, the project does not come under the purview of EIA notification dated 14.09.2006, as, the total built up area of the project will be less than 1,50,000 sqmtr or the total land will be less than 50 hectare.
Recommendations:
In view of the facts mentioned above, if approved, it is recommended Consent to Establish (NOC) under the provisions of the Water (Prevention & Control of Pollution) Act, 1974 and the Air (Prevention & Control of Pollution) Act, 1981 for establishment of a commercial colony having commercial Plots @ 144 numbers, may be granted to the Project Proponent initially for 03 years with suitable conditions and additional conditions that:
1. The Project Proponent shall establish its project in the Khasra Nos. only for which it has obtained license to develop a plotted commercial colony from Department of Local Govt. of Punjab, Office of the Additional Deputy Commissioner, (Urban Development) Ludhiana under the P.A.P.R.A. 1995.
2. The Project Proponent shall comply with the conditions of the license obtained to develop a plotted commercial colony from Department of Local Govt. of Punjab, Office of the Additional Deputy Commissioner, (Urban Development) Ludhiana under the P.A.P.R.A. 1995.
3. The Project Proponent shall ensure that the total built up area of construction being carried out by it or any different builders may not be greater than 20,000 sqm, otherwise the project as such is covered under category 8(a) of the schedule appended to the EIA notification and project proponent of the building and construction project is required to obtain the environmental clearance, failure which, the Project Proponent company/builder shall be liable for action for the violation of EIA notification dated 14/09/2006.
4. The Project Proponent shall ensure that the total built up area of all individual projects/plots combined together is not more than 1,50,000 sqm, otherwise the project as such is covered under category 8(b) of the schedule appended to the EIA notification and project proponent of the area development project is required to obtain the environmental clearance, failure which, the Project Proponent company shall be liable for action for the violation of EIA notification dated 14/09/2006.
5. The project proponent shall install water meter over the supply of fresh water and shall submit the record of daily withdrawal/ consumption at Regional Office, Fatehgarh Sahib on monthly basis.
6. The Project Proponent shall make proper disposal arrangement and shall obtain the prior permission of the Board before giving any occupancy.
7. The Project Proponent shall develop adequate plantation area for the disposal of treated wastewater.
8. The project proponent shall obtain permission from PWRDA for extraction of ground water before obtaining consent to operate.
9. The project proponent shall properly handle and manage the solid waste as per the provisions of the Municipal Solid Hazardous and Other Wastes (Management and Transboundary Movement) Rules, 2016.
10. Preference for processing of biodegradable waste shall be given to decentralized processing to minimize transportation cost and environment impact such as Bio-methanation, microbial composting, vermi-composting, anaerobic digestion or any other appropriate processing for bio-stabilization of biodegradable wastes.
11. The project proponent shall properly handle and manage the solid waste as per the provisions of the Municipal Solid Waste Management Rules, 2016 and ensure that the solid waste is segregated into biodegradable and non-biodegradable components. The biodegradable component shall be treated by providing on-site facility to produce compost, which will be disposed of/reused in an environmentally sound manner and the non-biodegradable solid waste shall also be disposed of in an environmentally sound manner and shall be sent to dumping sites of the MC.
12. The project proponent shall comply with the provisions of the Construction and Demolition Management Rules, 2016.
13. The project proponent shall take adequate steps to the effect that the construction material of any kind that is stored at site shall be fully covered in all respects so that it does not disburse in the air in any form.
14. The project proponent shall ensure that all the construction material and debris shall be carried out in trucks or other vehicles which are fully covered and protected so as to ensure that the construction debris or the construction material does not get disburse into the air or atmosphere in any form.
15. The project proponent shall take all necessary steps to control the dust emissions to be generated from the construction activities of the project.
16. The NOC/ CTE has been granted on the basis of information filed by the project proponent and if, in future any information is found wrong, the Board has right to revoke the NOC/ CTE.
17. The project proponent shall obtain necessary permission from the other Govt. departments, if need be.
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