The conversion of agricultural land to residential land in Tamil Nadu, India is governed by the Tamil Nadu Conversion of Agricultural Land into Non-Agricultural Land Rules, 2017. The process of converting agricultural land to residential land involves obtaining several approvals from the government authorities. Here are the steps involved:
- Check if the land is eligible for conversion: Before initiating the conversion process, it is important to verify if the land is eligible for conversion. In Tamil Nadu, the conversion of agricultural land to residential land is governed by the Tamil Nadu Town and Country Planning Act, 1971. According to the Act, only agricultural lands that fall within the urban planning areas can be converted to residential land.
- Obtain NOC from the Revenue Department (Tahsildar): The First step is to obtain a No Objection Certificate (NOC) from the Revenue Department i.e., from a Tahsildar of the respective taluk where the land is located. The NOC is required to ensure that the land is not classified as a revenue land or a government land or being used for agriculture currently.
- Submit application to the Town and Country Planning Department: The landowner needs to submit an application to the Town and Country Planning Department along with the required documents such as land ownership documents, survey sketches, and other relevant documents that include layout plan if any.
- Obtain NOC from the Agricultural Department: The landowner needs to obtain a NOC from the Agricultural Department, indicating that the land is not a fertile or irrigated land and it is not suitable for agriculture.
- Verification by the authorities: The application will be verified by the authorities of Town and Country Planning Department, and if all the required documents are in order, the authorities will issue a notice inviting objections, if any.
- Objections and Hearing: The notice will be displayed at the concerned office of the Town and Country Planning Department and the public can file objections, if any. The authorities will conduct a hearing and take a decision on the objections.
- Site inspection: Once the application is received, the Town and Country Planning Department conducts a site inspection to verify the information provided in the application.
- Payment of conversion charges: If the site inspection is satisfactory, the landowner needs to pay the conversion charges as per the prevailing rates of the Town and Country Planning Department.
- Issue of conversion order: Upon receipt of the conversion charges, the Town and Country Planning Department will issue a conversion order, which allows the agricultural land to be converted to residential land.
- Mutation: The final step is to apply for mutation of the land record to reflect the change in land use from agricultural to residential.
It is important to note that the process of converting agricultural land to residential land can be time-consuming and may involve multiple government agencies. It is advisable to seek the assistance of a qualified legal professional or a lawyer online or atleast try to seek a free legal advice online through legitimate legal advice websites, who can assist you in the process to ensure that the conversion process is completed smoothly and in a timely manner.
Frequently Asked Questions Regarding Conversion of Land?
Can agricultural land be converted to residential land?
Yes, agricultural land can be converted to residential land, but the conversion process requires approval from the appropriate authorities.
What is the process of converting agricultural land to residential land?
The process of converting agricultural land to residential land varies depending on the state or region where the land is located. In Tamil Nadu, for example, the process typically involves applying for a change of land use and obtaining necessary approvals from the concerned authorities such as the Directorate of Town and Country Planning (DTCP) and the local panchayat or municipality.
What documents are required for converting agricultural land to residential land?
The documents required for converting agricultural land to residential land may vary depending on the state or region. However, common documents required include land records, tax receipts, and proof of ownership. In Tamil Nadu, documents such as a copy of the sale deed, patta, chitta, and adangal may also be required.
How long does the conversion process take?
The duration of the conversion process can vary depending on various factors, such as the type of land, location, and the number of applications being processed. In general, the process can take upto six months to one year to complete.
What are the fees involved in converting agricultural land to residential land?
The fees involved in the conversion process can vary depending on the state or region. In Tamil Nadu, for example, the fees may include a processing fee, change of land use fee, and conversion charges.
Are there any restrictions on the size or type of construction allowed on converted land?
Yes, there may be restrictions on the size or type of construction allowed on converted land. In Tamil Nadu, for example, the DTCP may specify guidelines regarding setbacks, floor area ratio, height restrictions, and other building regulations.
What are the consequences of carrying out construction on converted land without necessary approvals?
Carrying out construction on converted land without necessary approvals is illegal and can result in penalties such as fines, demolition of the building, and legal action.
Can converted land be used for commercial purposes?
The use of converted land for commercial purposes may be subject to additional regulations and approvals from the appropriate authorities. In Tamil Nadu, for example, commercial land use may require obtaining necessary approvals from the local panchayat or municipality, as well as complying with regulations related to parking, sewage, and other infrastructure requirements.
What are the other considerations to keep in mind while converting agricultural land to residential land?
Some other considerations to keep in mind while converting agricultural land to residential land include the availability of basic amenities such as water, electricity, and sanitation, environmental concerns, and the potential impact on neighboring properties. It is also important to seek the assistance of a professional such as a lawyer or a real estate consultant who is familiar with the conversion process and can guide you through the entire process.