WAJAHAT SHABIR
SRINAGAR: The Jammu and Kashmir Government has notified the Jammu and Kashmir Land Pooling Policy, 2026, introducing a framework under which landowners can voluntarily pool their land for planned urban development while retaining a substantial share of the developed area.
The policy was notified by the Housing and Urban Development Department through Government Order No. 172-JK(HUD) of 2026.
The policy seeks to address challenges including land fragmentation, inadequate infrastructure and uneven urban development by bringing landowners, developers and the government into a structured land-development framework. It aims to facilitate planned residential, commercial, institutional and infrastructure development while promoting more organised urban growth.
One of the key provisions of the policy is that the Developer Entity or Consortium may retain 60% of the contiguous area, while the remaining 40% will go to the Development Authority for city-level physical infrastructure, recreational facilities and public/semi-public facilities in accordance with the Master Plan or Zonal Development Plans.
The policy also provides for the redistribution of developed land or built-up space among landowners based on mutually agreed terms under an implementation plan.
The 40% portion is intended to support city-level infrastructure, including roads and other public facilities. The policy also provides for External Development Charges and Internal Development Charges to meet the costs of infrastructure at city and neighbourhood levels.
The policy allows land parcels of any size to be brought under land pooling, provided they fall within areas notified by the Development Organisation.
However, the notified area becomes eligible for land pooling only after at least 70% of the land within the contiguous area has been pooled. Land parcels that remain unpooled may be allowed to develop at a later stage subject to specified conditions.
Land offered for pooling must be free from encumbrances, while landowners must have valid and lawful ownership and physical possession of the land.
The policy will apply to areas falling within the jurisdiction of the notified Development Organisation, but excludes several categories of land.
These include land under unauthorised colonies yet to be regularised, land under litigation including land involved in acquisition proceedings until the matter is settled, forests, grazing areas, natural drains, natural water bodies, heritage sites, flood and irrigation department land, railway and airport land, as well as other parcels specifically excluded by the government.
The policy places several obligations on private Developer Entities.
A developer seeking to undertake a land-pooling scheme must obtain a licence from the Development Authority after notification of the relevant contiguous area. The developer must also be a registered promoter with J&K RERA.
The Developer Entity is required to facilitate the formation of a Consortium of landowners and arrange aggregation of land through the consent of landowners under a specified agreement.
The developer must prepare the land-pooling scheme or layout plan in accordance with the Master Plan or Zonal Development Plan. The plan must include revenue records, proposed land use, details of reconstituted plots, proposed built-up area, infrastructure facilities, implementation phasing and the estimated cost of infrastructure development.
The Development Authority will be responsible for overall planning, coordination and monitoring of infrastructure provision, including water supply, sewerage, drainage, power and transportation.
The policy also envisages a Single Window System to facilitate applications, verification, approvals and other processes for landowners, groups of landowners and Developer Entities.
The government intends to make the entire land-pooling process online to improve efficiency and transparency, with applications, permissions and approvals to be created, stored and conveyed digitally.
To deal with disputes arising during implementation, the policy establishes a two-stage grievance redressal mechanism.
The first-stage committee will be headed by the Designated Land Pooling Officer and is required to dispose of grievances within 30 days.
An aggrieved landowner, group of landowners or Developer Entity can approach a second-stage Grievance Redressal Committee within 30 days. This committee will be headed by the Vice Chairman/CEO of the Development Authority, along with other members as decided by the government.
The policy sets an overall timeframe for completion of land-pooling schemes. A scheme may be completed in phases, but its cumulative completion period cannot exceed five years from the date of formation of the Consortium.
The prescribed timeline includes: Formation of Consortium: 60 days, extendable by another 30 days. Submission of Land Pooling Scheme: Within six months of formation of the Consortium. Handover of pooled land to Developer Entity: Within six months of approval.
Handover of 40% land to the Development Authority: Immediately upon approval of the scheme. Infrastructure and built-up area creation: Three years from handing over possession of pooled land to the Developer Entity. Return of reconstituted plots to legitimate owners: Within three months after completion of the three-year infrastructure period.
The policy also provides that land returned to individual landowners will be in proportion to the land pooled by each owner, subject to the agreed terms and conditions.
The policy assigns responsibility for operation and maintenance of developed areas to the Developer Entity or Consortium, while public infrastructure such as roads, footpaths, cycle tracks, trees, water supply lines, sewerage, lighting/electricity and gas lines will be maintained by the Development Authority or Urban Local Body, as applicable. The government says the policy is intended to promote inclusive, transparent and sustainable urban development, while ensuring that landowners participate as partners in the development process.
