| File Note: |
It is submitted that the establishment namely M/s Janta Builders had proposed to develop Commercial project namely Central Plaza Khanna at adjoining Durga Nursery, Khanna-Amloh Road, Village Galwadi, Tehsil Khanna, District Ludhiana. Accordingly, the PP was granted 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 vide no. CTE/Fresh/LDHKH/2024/25328182 dated 16.04.2024, which is valid upto 10.04.2029 for establishment of Commercial Plots @ 169 Nos. subject to the suitable terms & conditions mentioned therein.
Now, the PP has applied for obtaining revised 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 Commercial Plots @ 161 Nos. The PP had earlier proposed to establish Ground Floor, G+1 and G+2 Floors with total built up area @ 19,413.65 m2, however, the PP has now submitted the revised approved layout plan vide which the PP has now proposed to establish G+1 and G+2 Floors only with total built up area @ 25,539.62 m2.
NOC Fee:
As per the record, the project proponent had deposited NOC fee amounting to Rs. 54,000/- vide UTR. No. N067242921802228 dated 07.03.2024 against the project cost of Rs. 990.00 lacs. As such, after deducting fee amounting to Rs. 16,200/- for the previous 02 years, the additional fee already deposited by the PP is adequate upto 06.03.2032 as per the Board's office order dated 29.10.2018.
Partnership Deed:
The PP has submitted the partnership deed dated 10/04/2018, according to which Sh. Anil Ghai S/o Late Sh. Norata Ram and Sh. Udit Ghai S/o Sh. Anil Ghai are the partners of M/s Janta Builders. Further, the PP has submitted the authorization letter vide which Sh. Udit Ghai is the authorized signatory on behalf of M/s Janta Builders.
Land Documents:
The PP has submitted the sale deeds of land executed between Sh. Harwinder Singh, Sh. Manjinder Singh, Smt. Harbans Kaur, Sh. Harpal Singh, Smt. Pushpinder Kaur, Smt. Paramjit Kaur and M/s Janta Builders of total land area of 50 Kanal 17 Marle situated at Village Galwadi (Hadbast No. 9), Tehsil Khanna, District Ludhiana.
Site Suitability:
The PP has submitted the Change of Land Use (CLU) for developing commercial colony (plotted) of the land having Khewat/Khatoni No. 78/102 bearing Khasra no. 167/1 (1-4), 28//12/1/2 (1-12), 12/2 (0-15), 13 (0-7), 19/1 (0-6), 19/2/1 (0-6), 19/2/2 (3-17), 20/1/2 (0-13.56), 20/2 (0-6) and 29 (41-9) vide memo no. 284 dated 10/03/2023 issued by Chief Administrator, GLADA, Ludhiana. Further, the proposed site falls in Residential Zone as per the Notified Master Plan Khanna (2010-2031) as mentioned in the CLU granted to the PP.
Approved Layout Plan:
The PP has submitted the revised layout plan approved vide no. 941/STP(L)/LA-23 dated 18.12.2025 by the Senior Town Planner, Ludhiana, vide which, the total built up area of the project will be 25,539.62 m2.
Applicability of EIA notification 14/09/2006:
As per the approved layout plan, the total covered/ built up area of the project is 25,539.62 m2. As the project proponent has submitted an undertaking (attached herewith), wherein, it has mentioned that the project is a plotted commercial project and only plots will be sold by the promoters and any construction, if undertaken, shall be carried out by the respective plot owners only.
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 m2.
Feasibility Report:
As per the revised feasibility report submitted by the PP, it has proposed to install STP of capacity 40 KLD based on MBBR technology. The total water demand for the project is as under:-
Total Area - 6.33 Acres
No. of (G+1) Plots = 138 Plots
No. of (G+2) Plots = 23 Plots
Total no. of Commercial Plots = 161 Plots
Population for (G+1) = 138 Plots x 4 person = 552 person
Population for (G+2) = 23 Plots x 6 person = 138 person
Total Fixed Population for Commercial Plots (SCO’s) = 690 person
Fresh water requirement for Fixed Population = 690 x 45 liter/day = 31.05 KLD
Floating Population for Commercial Plots = 100 persons/Acre
= 100 person x 6.33 acres = 633 Person
Fresh water requirement for Floating Population = 633 x 15 liter/day = 9.49 KLD
Total fresh water requirement = 40.5 KLD
Total waste water generation (80% of total water consumption) = 32.4 KLD
Recirculation in flushing for Fixed Population = 690 x 20 liter/day = 13.80 KLD
Recirculation in flushing for Floating population = 633 x 10 liter/day = 6.33 KLD
Total Recirculation for flushing Purposes = 20.13 KLD
The treated domestic wastewater @ 20.13 from STP will be reused in the flushing purpose. The PP has further proposed to provide 500 sq meter of land for disposal of treated wastewater @ 2 KLD in plantation along the boundary wall & green area/park area and the rest 10.27 KLD treated wastewater will be reused for spraying/cleaning purposes in the parking area.
Solid Waste:
The solid waste generation from the project will be 265 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 bio-degradable and non-biodegradable waste. The bio-degradable waste @ 160 kg/day will be lifted by the MC, Khanna and the non-biodegradable waste @ 105 kg/day will be sold to authorized scrap dealer. The PP has obtained permission from MC, Khanna vide letter no. 958 dated 18.08.2023 for lifting of solid waste, which is attached herewith.
PWRDA Permission:
The PP has mentioned the ground water abstraction @ 40.5 KLD. Considering 30 working days in a month, the total ground water abstraction will be 1215 KL/Month. As such, the PP is required to obtain permission from PWRDA for abstraction of ground water.
Visit:
To verify the contents of the application, the site was visited by Er. Akanksha Bansal, AEE (OS) on 03.03.2026 and Sh. Udit Ghai, Partner was contacted. During visit, it was observed as under:
1. The proposed site situated at adjoining Durga Nursery, Khanna-Amloh Road, Village Galwadi, Tehsil Khanna, District Ludhiana.
2. The proposed site is same for which earlier NOC was granted to the PP after verification of the siting criteria.
3. The Project Proponent has constructed the boundary wall.
4. The Project Proponent has carried out the foundation work for the plots proposed to be established after obtaining NOC from the Board.
5. There is one rice Sheller namely M/s Pooja Rice Mills within 100 mtr radius of the site, which was also found in abandoned condition (Permanently closed).
6. As per the boundary limits of the site shown by the representative during visit, there is no operational approved existing MAH industry within a radius of 250 m from the boundary of the proposed site of the project.
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 25.07.2008, has amended and substituted para 6(1) 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.”
Further, the proposed site falls in Residential Zone as per the Notified Master Plan Khanna (2010-2031) as mentioned in the CLU granted to the PP and the NOC has already been granted to the PP for the proposed site. As such, the site is suitable for the establishment of Commercial Colony (Plotted).
Recommendations:
In view of the facts mentioned above, if approved, it is recommended that the revised Consent to Establish/NOC Expansion under the provisions of the Water (Prevention & Control of Pollution) Act, 1974 and the Air (Prevention & Control of Pollution) Act, 1981 for establishment of Commercial Colony (Plotted) @ 161 Nos. may be granted to the project proponent upto 31.12.2031 with suitable conditions and following special conditions:
1. The promoter company 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 promoter company shall be liable for action for the violation of EIA notification dated 14/09/2006.
2. The project proponent shall develop its project strictly in accordance with the layout/ building plan approved by the competent authority and shall also comply with the conditions imposed in the approval of layout plan letter. In case, there is variation in built-up area/green area/ any other details in layout plan approved by the Competent Authority (if at any stage), then the project proponent shall obtain fresh Consent to Establish from the Board.
3. If it is proven at any stage that the project is cover under the ambit of EIA notification 2006 then this CTE granted from the pollution angle shall be deemed cancelled and Board shall not be responsible for any financial liability arising due to cancellation of this CTE. Further, the promoter company shall be liable for action for the violation of EIA notification dated 14/09/2006.
4. The project proponent shall obtain permission from PWRDA for abstraction of ground water before obtaining consent to operate.
5. The project proponent shall comply with the conditions of CLU granted to it.
6. The project proponent shall comply with the provisions of the Construction and Demolition Management Rules, 2016.
7. 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.
8. 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.
9. The project proponent shall take all necessary steps to control the dust emissions to be generated from the construction activities of the project.
10. 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.
11. The industry shall ensure that there are no usages of single use plastic- thermocol disposable items such as water bottles / water pouches/water cups, plates, forks, spoons, straw etc. and single use decorating material made of plastic-thermocol or any other non-biodegradable material in the premises.
12. The industry shall properly handle and manage the solid wastages as per the provisions of the Municipal Solid Waste Rules 2016 and ensure that the solid waste is segregated & disposed of in an environmentally sound manner.
13. The industry shall ensure that there is no public nuisance in the area, due to activities of the industry.
Competency - SEE |
