Start with your plot, then your floor plan
A room layout is only one part of planning a home. Before deciding how many bedrooms, floors or parking spaces to include, establish which controls apply to the land you intend to build on.
For an owner preparing to appoint an architect, the useful first outcome is a clear brief: the plot has been identified, the relevant drawings have been located, and the proposed building has been checked against the applicable controls. This guide helps you prepare for that conversation. It is not a plot-specific permission or a table of building entitlements.
The wider application process is covered in our GMADA building approval guide. Here, the focus is the work before the design is settled.
What is a zoning plan used for?
In a design discussion, the zoning plan is a reference for the controls applying to a site. Read it together with the applicable building rules, approved layout and any architectural controls; a picture of a neighbouring house is not a substitute for those records.
The July 2026 amendment expressly requires applicable self-certified building plans to conform to the rules and the approved zoning plan, where applicable. Its declaration refers to an identified zoning drawing. That makes the correct drawing and its applicability important, rather than simply having a document labelled “zoning”. July Gazette, Rule 12(3)(ii), pages 500–501.
Do not assume that one document automatically overrides every other condition. Where records appear to conflict, ask the responsible professional to establish which provision applies before relying on a proposed layout.
Identify the plot and the authority
Begin with the plot reference, estate or development name, and the records you already hold. Confirm the competent authority for that particular site. “Mohali” in an address does not, by itself, identify the correct approval route.
Ask for the applicable approved layout and zoning drawing through the competent authority or the estate or developer holding the relevant records. Confirm that the copy relates to your plot and ask whether it has been revised. A brochure, property advertisement or drawing for another plot is not a reliable basis for your design brief.
Useful questions to take into that check are:
- Does the drawing identify this plot or the correct group of plots?
- What is its drawing number, approval reference and revision date?
- Do the recorded dimensions, access and orientation agree with the site information?
- Are separate architectural controls or conditions referenced?
- Which authority can clarify a missing drawing or an apparent conflict?
These are preparation questions, not an official filing checklist.
Translate building controls into design decisions
The following terms help structure a conversation with your architect. Their detailed legal definitions, calculation methods and exemptions must be checked in the rules applicable to your plot.
| Control to establish | What to discuss before fixing the design |
|---|---|
| Permitted use | Whether the intended home, workspace or other activity fits the site’s permissions. |
| Ground coverage | How much of the plot may be occupied by the building at ground level, and what that leaves for open space. |
| Floor area ratio (FAR) | How the floor area counted under the applicable rules relates to the plot area. Ask which spaces count before comparing options. |
| Setbacks and building lines | Where the building may sit, including the front, rear and sides; do not assume every boundary has the same requirement. |
| Height and floors | The permitted height and its measurement, rather than an assumed number of storeys copied from a nearby property. |
| Parking, access and basements | Whether the proposed arrangement works with the applicable controls and the physical site. |
There is deliberately no universal FAR, coverage or setback figure in this guide. The useful answer is a checked limit for your plot, with its source recorded alongside it.
Prepare a brief your architect can work with
For an initial discussion, gather the records and information already available to you. This preparation list is not a statement that each item is legally required for an application:
- Plot information: locality, plot reference, dimensions and any available site survey.
- Existing records: the applicable zoning or layout drawing, any previous approved plans, and correspondence about the plot.
- Your needs: household size, rooms, accessibility requirements, parking and possible future changes.
- Project constraints: intended budget, target start, and whether there is an existing building to retain or alter.
- Open questions: missing drawings, uncertain boundaries, conflicting records or features you would particularly like to include.
A useful next step is to request a written summary separating confirmed controls, unresolved questions and design options. That helps avoid treating an early sketch as an approved scheme.
Three assumptions to avoid
“The neighbour has built it, so I can too.” A neighbouring building does not establish your plot’s permissions, approval history or compliance.
“A larger FAR means I can put all the space anywhere.” Floor area is only one consideration. The building also needs to satisfy the other applicable controls.
“A zoning drawing means my house plan is approved.” The plot controls and approval of the proposed building are different steps. Confirm the required route before construction; see the approval guide for the wider process.
Discuss your plot with the studio
Ajooni Jasleen Architects handles clients’ GMADA approvals. Tell the studio where the plot is, what you want to build and which records you have so you can discuss the assistance your project needs. You can also view the studio’s architecture work in Mohali.
Already built, or nearing the end of construction? The next question is different: read our completion and occupation guide.