Official Portals
Architects and professionals: bookmark these.
| Portal | Use |
|---|---|
| ๐๏ธ bpms.sudacg.in | Building plan submission, NiwasPass, status tracking |
| ๐๏ธ albpms-dtcp.cgstate.gov.in | DTCP CG โ layout cases + plan verification |
| ๐๏ธ bmcbilaspur.com | BMC โ Bilaspur Municipal Corporation |
| ๐๏ธ bda.cg.gov.in | BDA โ Bilaspur Development Authority |
| ๐๏ธ tcp.cg.gov.in | DTCP โ Town & Country Planning CG |
Portal notes for architects:
- Bilaspur Nagar Nigam layout cases (Dhara-29) go through BMC โ not the DTCP ALBPMS portal
- Owners have no separate login โ LTP architect files on bpms.sudacg.in on your behalf
- Login failing? Most common causes: LTP not approved, Khasra mismatch with B-1, non-Pre-DCR .dwg uploaded
Quick Answer
| Main portal | bpms.sudacg.in + albpms-dtcp.cgstate.gov.in |
| NiwasPass instant approval | Residential plots up to 500 sq m โ same day, Re 1 fee |
| Fees (1,000โ1,500 sq ft house) | โน20,000โโน50,000 total including architect |
| BMC timeline | 30โ45 days |
| BDA timeline | 45โ60 days |
| Validity | 3 years from sanction date |
| Penalty without approval | 10x fees + demolition + no water/electricity + no home loan |
| Law | CG Nagar Tatha Gram Nivesh Adhiniyam 1973 |
Table of Contents
- Official Portals
- BMC vs BDA โ Which Authority?
- Step 0 โ Colony Legality Check
- Step 1 โ NiwasPass Instant Approval
- Step 2 โ FAR, Setback & Coverage Rules
- Step 3 โ Documents
- Step 4 โ BPMS Online Process
- Step 5 โ Fee Breakup
- Step 6 โ Timeline
- Step 7 โ After Approval
- Bilaspur Resale Buyers โ Read This
- Top 5 Rejection Reasons
- FAQs
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เคฌเคฟเคจเคพ เคจเคเฅเคถเคพ เคชเคพเคธ เคเคฐเคพเค เคจเคฟเคฐเฅเคฎเคพเคฃ เคฎเคค เคเคฐเฅเค
Bilaspur mein bina sanctioned building plan ke construction shuru karna illegal hai. BMC aur BDA drone aur GIS se unauthorized construction pakad rahi hain. Penalty: applicable fees ka 10 guna + demolition order + bijli-paani band + home loan nahi milega.
Bilaspur-specific: Torwa, Sarkanda, aur Vyapam Road mein extra floors bina permission ke banana bahut common hai. Jo buyer aise property register karta hai, woh illegally bane floor ka legally zimmedar ban jaata hai.
BMC vs BDA โ Which Authority Covers Your Plot?
| Your Plot Is In | Authority | Portal |
|---|---|---|
| Torwa, Sarkanda, Rajkishor Nagar, Vyapam Road, Mangla, Tifra, Sirgitti, Nehru Chowk, Civil Lines, Jarhabhata | BMC โ Bilaspur Municipal Corporation | bpms.sudacg.in |
| Mopka, Lingiyadih, Masturi Road, Koni, Birkoni, Sipat Road, Deorikhurd | BDA โ Bilaspur Development Authority | bpms.sudacg.in + bda.cg.gov.in |
Check your sale deed โ the issuing authority is named there.
| BMC | BDA | |
|---|---|---|
| Extra document | Property tax receipt | BDA allotment letter |
| Timeline | 30โ45 days | 45โ60 days |
| Phone | 07752-222642 | 07752-245678 |
| commissionerbmcbilaspur@gmail.com | bda_bilaspur@cg.gov.in |
โ ๏ธ Railway colony plots (SECR): Bilaspur is the South East Central Railway HQ. Plots inside SECR railway colonies are Railway land โ BMC and BDA have no jurisdiction. Contact the SECR Estate Officer directly.
๐ Unsure about BMC vs BDA? Ask a Verified Bilaspur Architect Free โ
Step 0 โ Check Colony Legality Before Anything Else
How: bpms.sudacg.in โ Citizen Search โ Enter Khasra number or colony name. Cross-check on albpms-dtcp.cgstate.gov.in for DTCP records.
| Result | What to Do |
|---|---|
| BMC / BDA approved | Proceed |
| Regularised colony | Confirm with architect first |
| Not found / unapproved | Stop โ resolve before spending on drawings |
Step 1 โ NiwasPass: Instant Approval for Plots up to 500 sq m
Chhattisgarh's NiwasPass AI system gives same-day instant approval for residential plots up to 500 sq m (5,382 sq ft) in approved colonies.
| Step | What Happens |
|---|---|
| LTP architect submits Pre-DCR drawings | Via bpms.sudacg.in |
| Auto-DCR check | Setback, FAR, coverage verified automatically |
| Instant sanction | Re 1 fee โ no manual scrutiny, no site visit at submission |
| Balance fees | Paid post-approval |
Qualifies: Residential plots up to 500 sq m in approved colonies only.
Does not qualify: Commercial, above 500 sq m, high-rise.
๐ Find a NiwasPass-Experienced Architect in Bilaspur โ
Step 2 โ FAR, Setback & Coverage Rules
As per CG Bhumi Vikas Niyam 1984. Share with your architect before drawings begin โ BPMS auto-scrutiny rejects violations instantly.
Plot up to 1,000 sq ft (90 sq m)
| Rule | Limit |
|---|---|
| Front setback | 5 ft (1.5 m) |
| Side / Rear | Nil |
| Ground coverage | 75% max |
| FAR | 1.5 |
| Max height | 39 ft |
Plot 1,000โ2,700 sq ft (90โ250 sq m)
| Rule | Limit |
|---|---|
| Front setback | 6.5 ft (2 m) |
| Rear setback | 5 ft |
| One side | 3.2 ft |
| Ground coverage | 65% max |
| FAR | 1.25โ1.5 |
Plot 2,700โ5,400 sq ft (250โ500 sq m)
| Rule | Limit |
|---|---|
| Front setback | 10 ft (3 m) |
| Rear setback | 8 ft |
| Both sides | 5 ft each |
| Ground coverage | 50% max |
| FAR | 1.0โ1.25 |
Real example: 1,200 sq ft plot in Torwa โ 65% coverage = 780 sq ft footprint. FAR 1.5 = max 1,800 sq ft total across Ground + First floor.
Also mandatory:
| Requirement | When |
|---|---|
| Rainwater harvesting | Above threshold area โ NiwasPass needs refundable FDR deposit |
| Structural engineer certificate | G+1 and above |
| Fire NOC | Above 15 m or commercial use |
| Airport Authority NOC | Near Bilaspur Airport, Chakarbhata |
Step 3 โ Documents
Ownership & Revenue
| Document | Where |
|---|---|
| Registered sale deed / BDA allotment letter | Your file |
| B-1, P-II, Khasra map | Patwari / Revenue office โ must match registry exactly |
| Diversion Certificate | Tehsildar โ mandatory for converted agricultural land |
| Property tax receipt | bmcbilaspur.com (BMC plots only) |
| Najul NOC | Only if plot adjoins Najul / government land |
Design & Technical
| Document | Who |
|---|---|
| Pre-DCR formatted .dwg + PDF drawings | LTP architect only โ standard .dwg fails BPMS |
| Site plan, floor plans, elevations, sections | Architect |
| Rainwater harvesting plan | Architect |
| Structural drawings + calculations | Structural engineer โ mandatory G+1+ |
| Plot photos โ front, rear, side | You / architect |
Step 4 โ BPMS Online Process
Only a registered LTP architect can file on bpms.sudacg.in.
| Stage | What Happens |
|---|---|
| 1 | Architect logs in with BMC/BDA LTP credentials |
| 2 | Form A: Zone, Ward, Khasra, B-1, Plot No. โ all must match exactly |
| 3 | Pre-DCR .dwg uploaded โ standard .dwg fails auto-scrutiny |
| 4 | Owner details: Name, mobile, Aadhaar must match B-1 and registry |
| 5 | Documents attached โ PDFs/JPGs under 2 MB each |
| 6 | Pre-approval fee paid online |
| 7 | Sub Engineer โ AE โ EE + GIS geo-tagged site inspection |
| 8 | External NOCs in parallel โ Fire, electricity, environment |
| 9 | Post-approval fee paid |
| 10 | QR-verified Building Permission Letter downloaded |
NiwasPass (up to 500 sq m): Stages 1โ6 only โ same-day sanction.
๐ Find a BPMS-Registered LTP Architect in Bilaspur โ
Step 5 โ Fee Breakup
Real Example โ 1,200 sq ft plot, G+1 (1,800 sq ft built-up), Torwa:
| Component | Amount |
|---|---|
| Application + Development fee | โน5,200 |
| Building permission fee (โน18/sq m) | โน14,850 |
| Betterment + Open Space charge | โน3,400 |
| Labour Cess (1% of โน12L cost) | โน12,000 |
| Total govt fees | ~โน35,450 |
| Architect fees | โน12,000โโน15,000 |
| Total | ~โน47,000โโน50,000 |
General range:
| Project | Total |
|---|---|
| G+0, 1,000โ1,500 sq ft | โน20,000โโน40,000 |
| G+1, 1,000โ1,500 sq ft | โน35,000โโน50,000 |
| NiwasPass (up to 500 sq m) | Re 1 upfront + balance post-approval |
Verify current rates: BMC Town Planning โ 07752-222642
Step 6 โ Timeline
| Stage | Time |
|---|---|
| Drawing prep + Pre-DCR formatting | 5โ7 days |
| BPMS auto-scrutiny | 1โ3 days |
| External NOCs (parallel) | 7โ10 days |
| Geo-tagged site inspection | 3โ5 days |
| Final sanction | 7โ10 days |
| BMC total | 30โ45 days |
| BDA total | 45โ60 days |
| NiwasPass | Same day |
Step 7 โ After Approval
| Step | When | How |
|---|---|---|
| Commencement Notice | Before digging | File on BPMS โ mandatory |
| Plinth Inspection | After foundation complete | Geo-tagged via BPMS app |
| BCC / Occupancy Certificate | After construction | Apply on BPMS โ fee = 25% of permit fee + malba challan |
| Without BCC/OC | With BCC/OC |
|---|---|
| No permanent water / electricity | Utilities normal |
| Bank won't close home loan | Loan disbursed |
| 10โ15% resale discount or no registration | Clean title |
| Building illegal to occupy | Fully legal |
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Bilaspur Resale Buyers โ Read This Before You Register
Bilaspur is specifically flagged for unauthorized extra floors in CG property legal guides. In Torwa, Sarkanda, and Vyapam Road, sellers commonly build floors beyond the sanctioned plan. Once you register the property, those floors become your legal liability โ BMC can order demolition without compensation.
| Check | How |
|---|---|
| Floors: sanctioned vs actual | Count physically โ match against sanctioned plan |
| Verify plan online | albpms-dtcp.cgstate.gov.in โ approval reference number |
| BCC/OC status | Ask seller โ no BCC = unauthorized to occupy |
| Approved use | Must match actual use on sanctioned plan |
| Plan validity | Sanction valid 3 years โ confirm construction was within window |
Red flag: Seller cannot show stamped sanctioned plan with reference number, or says approval is "in process" โ do not register until documents are complete.
Top 5 Rejection Reasons in Bilaspur
| Reason | Fix |
|---|---|
| Pre-DCR .dwg not formatted | Use only a BPMS-experienced LTP architect |
| Front setback short โ even 4 inches | Keep 4-inch buffer. Ramp in setback = #1 cause |
| Diversion Certificate missing | Get from Tehsildar before approaching architect โ most common BDA rejection |
| B-1 vs registry mismatch | Name, area, plot number must match across all documents |
| FAR exceeded โ mumty miscounted | Confirm with architect before drawing begins |
FAQs
เคจเคเฅเคถเคพ เคชเคพเคธ เคนเฅเคจเฅ เคฎเฅเค เคเคฟเคคเคจเคพ เคธเคฎเคฏ เคฒเคเคคเคพ เคนเฅ เคฌเคฟเคฒเคพเคธเคชเฅเคฐ เคฎเฅเค?
BMC ke through 30โ45 din, BDA ke through 45โ60 din. NiwasPass ke through 500 sq m tak same-day approval milti hai Re 1 mein. Pre-DCR sahi ho aur documents match karen toh BPMS scrutiny 1โ3 din mein clear hoti hai.
bpms.sudacg.in aur albpms-dtcp.cgstate.gov.in mein kya fark hai?
bpms.sudacg.in: building plan applications file karne ka portal โ architect yahan se submit karta hai. albpms-dtcp.cgstate.gov.in: DTCP CG verification portal โ resale property ka plan verify karne ke liye use karo. Bilaspur ke layout cases (Dhara-29) BMC ke through process hote hain โ DTCP portal se nahi.
What is NiwasPass in Bilaspur?
NiwasPass is Chhattisgarh's AI-based instant approval system. Residential plots up to 500 sq m in approved colonies get same-day sanction at Re 1. Pre-DCR must pass auto-check and LTP architect must certify drawings. Balance fees paid post-approval. Commercial and plots above 500 sq m follow the regular process.
Bilaspur mein naksha pass ki fees kitni hai?
G+0 (1,000โ1,500 sq ft): โน20,000โโน40,000 total. G+1: โน35,000โโน50,000 total. Real example โ 1,200 sq ft G+1 in Torwa: govt fees โน35,450 + architect โน12,000โโน15,000 = ~โน47,000โโน50,000. NiwasPass plots: Re 1 upfront + balance after.
Is Diversion Certificate mandatory?
Yes โ for all converted agricultural land, which covers most BDA periphery areas: Mopka, Lingiyadih, Masturi Road, Koni, Sipat Road. Get from Tehsildar before approaching any architect โ missing it is the single most common BDA rejection reason.
What is a Pre-DCR .dwg file?
A specific AutoCAD format with defined layers required by BPMS. Standard .dwg files โ even technically correct ones โ fail auto-scrutiny instantly. Only BPMS-experienced LTP architects know how to prepare Pre-DCR files. Most first-time filing failures in Bilaspur trace back to this.
๐ Find BPMS-Experienced LTP Architects in Bilaspur โ
Do I need a registered architect or a draughtsman?
Registered LTP architect only. Draughtsmen have no portal access on bpms.sudacg.in โ the application cannot be submitted without LTP credentials.
I have a railway colony plot. Who approves my building plan?
SECR Estate Officer โ not BMC or BDA. Railway colony plots are Railway land. Do not file on BPMS for such plots.
How do I check approval status?
| Authority | Where |
|---|---|
| BMC / BDA | bpms.sudacg.in โ Track Status โ file number or Khasra |
| DTCP / layout verification | albpms-dtcp.cgstate.gov.in โ Citizen Search |
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Published August 2026 | Bid & Build โ India's Construction Marketplace | bidandbuild.in