IN THE HIGH COURT OF PUNJAB AND HARYANA

AT CHANDIGARH

Reserved on: 09.04.2025. 

Pronounced on: 14.05.2025

(1)

CWP-20106-2021 (O&M)

New Sunny Enclave Residents Social Welfare Association Regd. and 

another 

...Petitioners

Versus

State of Punjab and others

...Respondents

(2)

CWP-16580-2021  (O&M)

New Sunny Enclave Residents Social Welfare Association 

...Petitioner

Versus

State of Punjab and others

...Respondents

(3)

CWP-157-2023 (O&M)

Vinod Kakkar and others 

...Petitioners

Versus

State of Punjab and others

...Respondents

(4)

CWP-8941-2022 (O&M)

Sukhjinder Singh and others 

...Petitioners

Versus

State of Punjab and others

...Respondents

(5)

CWP-10784-2022 (O&M)

Diksha

...Petitioner

Versus

State of Punjab and others

...Respondents

(6)

CWP-16160-2022 (O&M)

Manohar Lal and others

...Petitioners

Versus

State of Punjab and others

...Respondents

(7)

CWP-25203-2022

Housing Welfare Society

...Petitioner

Versus

State of Punjab and others

...Respondents

(8)

CWP-22678-2023 (O&M)

Amar Jyoti and others

...Petitioners

Versus

State of Punjab and others

...Respondents

(9)

CWP-10336-2023

Ramesh Kumar

...Petitioner

Versus

State of Punjab and others

...Respondents

(10)

CWP-21194-2023 

Harbhajan Singh

...Petitioner

Versus

State of Punjab and others

...Respondents

CORAM:  HON'BLE MR. JUSTICE SURESHWAR THAKUR

HON'BLE MR. JUSTICE VIKAS SURI

***********

Present: Mr. Rishu Mahajan, Advocate, for the petitioners 

in CWPs-10336, 21194 & 22678-2023. 

Mr. Rajesh Verma, Advocate, for the petitioner 

in CWP-25203-2022.

Mr. Rakesh Dhiman, Advocate, for the petitioners 

in CWPs-8940, 16160-2022 & 157-2023.

Mr. Ravi Badyal & Mr.Deepak Kumar Advocates,

for the petitioner in CWP-16580-2021. 

Mr. Yashpal, petitioner in person in CWP-28538-2023. 

Mr. Puja Chopra, Advocate in person in CWP-20106 of 2021. 

Mr. Saurabh Arora, Advocate & Mr. Pawan Kumar, Advocate 

for the petitioner in CWP-8941-2022. 

Mr. Deepak Goyat, Advocate, for 

Mr. Ashwani Talwar, Advocate, in CWP-10336, 21194 and 

22678-2023. 

Mr. Mohit Kapoor, Sr. DAG, Punjab. 

Ms. Anu Chatrath, Sr. Advocate, with 

Mr. Nishant Maini, Advocate, and Mr. Ratik Gupta, Advocate 

for GMADA & PSPCL in CWPs-8941, 10784 & 15113 of 2022

and 157-2023. 

Mr. Baltej Singh Sidhu, Sr. Advocate  with 

Mr. Divij Datt, Mr. Hemant Singh and Mr. Navjot Singh, 

Advocates for for respondent No.4 (Bajwa Developers)

in CWP-15113, 8941, 10784, 16160, 17371, 21194, 7715 of 

2022; 16580 of 2021;  10336, 157, 20106 & 22678 of 2023

Mr. Yogender Verma, Advocate, for GMADA 

in CWPs-20106-2021, 10784 & 16160-2022. 

Mr. V.G. Jauhar, Advocate, for GMADA

in CWP-16580-2021.

Ms. Sweta Beniwal, Advocate, for 

Mr. Mohit Rathee, Advocate, 

for respondents No.3 to 6 in CWP-21194-2023. 

Mr.Shubham Thakur, Advocate, for Mr. Alok Mittal, Advocate,

for respondent No.3 in CWP-25203-2023. 

Mr. Kamaldeep Singh Sidhu, Advocate, 

for respondent No.5 in CWP-157-2023. 

Mr. Anmol Puri, Advocate, for respondents No.4 & 5. 

Mr. Lovepreet Singh, Advocate and Mr. J.S. Jaidka, Advocate, 

for respondent No.8 in CWP-8941- 2022. 

Mr. K.S. Godara, Advocate, 

for respondents No.3 to 6-PSPCL in CWP-10336-2023. 

Mr. Tushaar Madaan, Advocate, 

for respondents No.3 to 6-PSPCL in CWP-22678-2023. 

Mr. Gagandeep Singh Virk, Advocate, 

for respondent No.13 in CWP-157-2023. 

Mr. R.S. Khosla, Sr. Advocate, with 

Mr. Yogender Verma, Advocate, for GMADA 

in CWPs-20106-2021, 10784 & 16160-2022. 

Mr. Vikas Singh, Advocate, 

for respondent No.5 in CWP-20106-2021. 

Mr. Gurvinder Singh Gill, Advocate for 

Mr. Yogesh Saini, Advocate, for

Mr. Suveer Sheokand, Advocate, 

for respondent No.15 in CWP-157-2023. 

Mr. Prashant Puri, Advocate for 

Mr. Prateek Gupta, Advocate, 

for respondent No.2 in CWPs-16580-2021. 

Ms. Lishika Mehta, Advocate, for 

Mr. Sameer Sachdeva, Advocate, 

for respondent No.4 in CWP-16580-2021. 

Mr. Kamaldeep Singh Sidhu, Advocate, 

for respondent No.5 in CWP-16580-2021. 

Mr. Abhilaksh Gaind, Advocate, and 

Mr. Rakesh Garg, Advocate, 

for respondent No.8 in CWP-16580-2021. 

Mr. Sudhir Nar, Advocate, 

for respondent No.10/UOI. in CWPs-16580 & 20106-2021. 

Mr. Ankit Midha, Advocate, for respondent No.12. 

*****

SURESHWAR THAKUR    , J.    

1. Since the issues involved in all the above writ petitions are

similar, therefore, the same are taken up together for decision. With the

consent of the learned counsel for the parties, the facts are being taken from

CWP-20106-2021, titled as ‘New Sunny Enclave Residents Social Welfare

Association Regd. and another vs. State of Punjab and others’.

2. In CWP-20106-2021, the petitioner-New Sunny Encla ve

Residents Social Welfare Association has knocked the door of this Court for

the accordings of the hereinafter extracted reliefs:-

“Civil Writ Petition under Articles 226/227 of the

Constitution of India for issuance of a writ, order or

direction   in   the   nature   of   mandamus   directing   State

/official respondents to take strict legal action against

resp. No. 12 in accordance with law especially in view of

non-compliance   of   orders   dated   21.10.2020   &

19.01.2021 Annexures P-18 & P-21 passed by Resp. No.

8 and Committee under Chairpersonship of resp. No. 9

respectively as the official respondents have completely

failed   to   get   their   own   orders   implemented   due   to

influence of Respondent No. 12 who is a big developer

developing multiple other projects in the State of Punjab.

With a further prayer that this Hon'ble Court may

kindly issue a writ, order or direction in the nature of

mandamus directing official respondents to take over the

Mega Project detailed herein below in view of terms and

conditions   of   Approval   Letter   dated   15.12.2006

(Annexure P-2) whereby Resp. No. 12 was required to

obtain completion certificate within stipulated time and

was required to comply with other terms and conditions

enumerated   therein   and   to   cancel   any   further,

unreasonable extension granted by official respondents to

Resp. No. 12, if any and to provide all basic facilities and

amenities   and   to   complete   all   external   and   internal

development   works   as   detailed   herein   below   as   not

having been provided by the resp. No. 12/developer even

after more than 15 years as resp.No. 12 has diverted the

funds / finances to other projects been developed by him

at the cost of the project in question, in the interest of

justice,

With a further prayer that this Hon'ble Court may

kindly issue a writ, order or direction in the nature of

mandamus directing resp. No. 11 to take action against

resp. No. 12 for causing public nuisance in terms of

complaint dated 08.06.2020 Annexure P-12 which is still

pending without any further intimation regarding date of

hearing.

With a further prayer that this Hon'ble Court may

kindly issue a writ, order or direction in the nature of

mandamus   directing   the   State   /   official   respondents

themselves or through resp. No. 12/developer, especially

in view of the fact that more than 15 years have elapsed,

to   provide   the   basic   facilities   and   amenities   and   to

complete   internal   and   external   development   works

forthwith in view of emergent situation on the ground,

during the pendency of the present writ petition, in the

interest of justice.

With a further prayer that this Hon'ble Court may

kindly issue a writ, order or direction in the nature of

mandamus directing the State / official respondents to

terminate   all   licenses   /   extensions   /   approvals

/registrations etc. in favour of Resp. No. 12 and to seize

and forfeit their all the bank accounts, bank guarantees,

security deposits and not to allow or  permit in any

manner resp. No. 12 to carve out or develop any other

project   or   colony   until   and   unless   all   pending

development   works   in   the   project   in   question   are

completed   or   the   grievances   of   the   petitioners   are

redressed, in the interest of justice.

Issue any other Writ, Order or direction in the

interest of justice, which this Hon'ble Court may deem fit

and proper in the light of facts and circumstances of the

present case, in favour of the petitioners.”

3. In the present case, vide communication dated 15.12.2006

(Annexure P-2), the layout plan for development of Mega Housing Project

of M/s Bajwa Developers Pvt. Ltd. in Kharar, near Sunny Enclave, Village

Desu Majra, Mohali, was approved and licence was granted to respondent

No.12-M/s Bajwa Developers Pvt. Ltd., by respondent No.4-PUDA, the

conditions of the said licence become extracted hereinafter:-

“1. The company shall fulfil the terms and conditions

specified in the Letter of Intent issued vide letter No.

PUDA/ACA (Pr.) 2006/17666 dated 3.05.2006,

Agreement dated 22.06.2006 made with the Punjab Govt.

and Change in land use issued by Punjab Govt. vide letter

No.18/134/2006-5HG-2/7507 dated 18.08.2006.

2. The company shall fulfil the terms and conditions

specified by the Forest Department vide letter No.4753

dated 11.07.2006 and Punjab Pollution Control Board

(Provisional) vide letter No.5617 dated 05.07.2006 and

obtain necessary clearances / NOCs within the stipulated

time period as specified in these letters and submit copies

of the same with the Competent Authority.

3. No sale / advertisement of plots shall be made by the

company unless the Govt. issues notification/ orders u/s

44 of PAPR Act, 1995 for the exemption of the Project

from PAPR Act, 1995.

4. The company shall sell/ advertise only those plots

which fall within the land/ area solely owned by the

company. No sale /advertisement for plots falling in area

under Agreement to sell or to be acquired by the Govt.

shall be undertaken, till it is transferred in the ownership

of the company and possession taken by them.

5. The detailed planning of areas shown as "Reserved"

and "commercial" pockets shall be got approved from the

Competent Authority. The reserved areas may be planned

for public facilities to the extent of maintain the overall

usable area within limits specified in the Planning

Guidelines of Mega Housing Projects dated 06.10.2006.

6. The design and specifications of all the Development

works provided in the colony shall be as per the Punjab

PWD specifications/ BIS specifications. The company

shall submit a copy of the specifications and detailed

estimates duly signed by a qualified engineer of the

concerned discipline thereof with the Competent

Authority before undertaking any Development Works

on site.

7. The company shall not contravene the provisions of

any other law for the time being enforced in the area

where the colony is being developed.

8. The company shall maintain a separate account in any

Schedule Bank of sums taken by him from persons

intending to take or who have taken by apartments or

plots, as advance, towards the sale price or for any other

purpose or deposit and shall disburse the money for

meeting the cost development works, and shall on

demand in writing, by the Competent Authority, make

full and true disclosure of all transactions in respect of

that account.

9. The company shall obtain demarcation of roads, road

formation level and levels of service lines from the C.E.,

Gamada, Mohali, before the start of work.

10. The Electrive plan/ load will be got approved from

PSEB before execution of work as per their

specification / norms.

11. Whenever the estate services like water supply, storm

water, sewerage system is laid in the periphery by MC/

GMADA / Improvement Trust, the company will

integrate the same with these services at its own

expenses.

12. The rain water harvesting system will be provided by

the promoter as per design approved by CGWB.

13. Zoning plans/ Architectural Control Sheets shall be

submitted to Competent Authority within three months of

issued of Layout plan.

14. The company shall transfer free of cost the open

space like roads, parks, etc. (Not schools &

Community Centre etc.) in favor of Govt. through

GMADA in case the colony is situated outside the

limits of M.C. and in favor of the appropriate

Municipal body, in case the colony is situated within

such limits, to the satisfaction of the concerned body.

The company shall obtain Completion Certified

within five years from the date of agreement. Such

transfers shall be free from stamp duty. However,

onus of maintaining all essential services (open spaces,

parks, roads, parking, landscaping, rain water

harvesting system, electrical system) for a period of

five years from the issue of completion certificate

shall continue to remain with company even after the

transfer of open spaces like road, parks etc.

15. Demarcation of layout plan will be done within two

months of issue of Layout plan and reconciled

discrepancy, if any. In case of any major variations, the

Layout plan shall be got approved from the Competent

Authority. Before getting Architectural Control approved

integrated zoning plans of commercial area, residential

and other buildings shall be got approved from the

Competent Authority within three months of issue of the

Layout plan.

16. Building plans will be approved by the concerned

E.O. GMADA as per the approved zoning

plan/Architecture Control Sheets.

17. The Company shall construct or get constructed at his

own cost schools hospitals, community centres and other

community buildings on the land set apart for this

purpose or transfer such land to the State Government at

any time free of cost or on payment of actual cost of

development of land, as may be decided by the State

Government in which case the State Govt. be at liberty to

transfer such land to any local authority or any person or

institution on such terms and conditions as it may deem

fit.

18. The company will make their own arrangements

of independent water supply and install sewerage

treatment plant and also ensure smooth supply of

electricity and other requisite services of the colony at

their own cost and such costs are included in their

estimates and also ensure that no earth excavation

will be allowed from the plots / reserved / public

building sites for construction of roads.”

4. Since the supra terms and conditions ,as become enclosed in the

licence, as became granted to the licencee by the licensing authority, became

breached at the instance of the licencee, therebys, the apposite licneces,

rather became suspended  vide Annexure A-3.  Therefore, the restoration of

the licence as appertains to the housing colony concerned, is but a dire

necessity, as therebys only the dwelling units, as occur in the housing colony

concerned, thus, would become legalized, but yet subject to the hereinafter

directions  being  passed  upon  the   licensing   authority  i.e.   GMADA,   as

appertain to the executions of the left over external developmental works

becoming undertaken thereovers i.e. the colony, rather by the GMADA

authorities.  Since for the makings of an adjudication upon the instant lis, the

applicable thereon statutory provisions, thus, become embodied in Section 5

of the Punjab Apartment and Property Registration Act, 1995 (hereinafter

referred to as ‘the PAPRA Act’), therefore, the said provisions become ad

verbatim extracted hereinafter:-

“[5. Development of land into colony. - (1) Any

promoter, who desires to develop a land into a colony

having the prescribed qualifications, shall make an

application in the prescribed form alongwith his title of

minimum twenty five per cent of project land and

irrevocable consent for the rest of land, if it is owned by

other persons, permission for conversion of land use from

the competent authority and the prescribed information,

with the prescribed fee and charges, to the competent

authority for grant of permission for the same and

separate permission shall be necessary for each colony.

(2) On receipt of the application under sub-section (1),

the competent authority, after making enquiry into the

title of the land, extent and situation of the land, capacity

of the promoter to develop the colony, layout of the

colony, conformity of the development of the colony

with the neighboring areas, plan of development works to

be executed in the colony, and in case of apartment

buildings, design, specification of material to be used,

common areas and facilities to be provided, structural

safety and fire safety and such other matters as it may

specify, and after affording the applicant an opportunity

of being heard and also taking into consideration the

opinion of the prescribed authority, shall pass an order, in

writing recording reasons either granting or refusing to

grant such permission.

(3) Where an order is passed granting permission under

sub-section (2), the competent authority shall grant a

license in the prescribed form after the promoter has

complied with the following conditions, namely: -

(i) the promoter shall acquire the title of land not

owned by him, within the time period given in the

terms and conditions of the licence, and shall not

make any sale or transfer of land which is not

under his title;

(ii) furnish a bank guarantee equal to thirty five

percent of the estimated cost of the development

works certified by the competent authority, or

mortgage plots falling in the same project equal

to thirty five percent value of estimated cost of

development by equitable mortgage deed to the

satisfaction of the competent authority in the

manner prescribed, which shall be marked on

the layout plan and entered in the revenue

record;

(iii) has entered into an agreement with the

competent authority in the prescribed form for

carrying out the development works in accordance

with the conditions of the licence;

(iv) has paid, subject to the provisions of sub-

section (6), the Change of Land Use Charges,

External Development Charges and such other

charges, as may be notified by the Government

from time to time.

(4) In case, a promoter intends to revise the layout plan

or zoning plan of the approved colony or building plan,

he shall be required to obtain a revised permission,

subject to fulfilment of all liabilities created due to prior

permission, on payment of such charges and such fee and

on such terms and conditions, as may be specified after

giving due notice to the plot or apartment holders.

However, the said revision shall not extend the period of

validity of the license granted under sub-section (3).

(5) The license granted under sub-section (3), shall be

valid for a period of five years and shall be renewable for

a further period of two years on payment of such fee and

charges, and on such terms and conditions, as may be

specified by the competent authority.

(6) The promoter shall enter into agreement give

undertaking to pay development charges for external

development works carried out or to be carried out by

the Government or a local authority.

(7) The State Government shall determine the

development charges and the time within which such

development charges as referred to in subsection (6),

shall be paid to the State Government or to such

authority, as may be notified by the State Government.

(8) The Government may allow payment of external

development charges and other charges mentioned in

such installments, as may be notified by it from time to

time. In such case, the first installment shall be deposited

before the grant of licence and the promoter shall furnish

and give undertaking to pay the balance installments as

per notified schedule supported by such additional bank

guarantee or mortgage of such additional property, as

may be necessary to secure payment of the balance

installments.

(9) The promoter shall carry out and complete the

development of the land in accordance with the

provisions of the Punjab Regional and Town Planning

and Development Act, 1995 (Punjab Act 11 of 1995).

(10) The promoter shall construct or get constructed at

his own cost, schools, hospitals, parks, community

centers and other community buildings, on the land set

apart for this purpose or promoter may sell or transfer

land meant for schools and hospital etc. on such terms

and conditions, as may be specified by the Government.

Further, the area under roads, open spaces, parks and

other public utilities shall be transferred to the local

authority before issue of completion certificate.

(11) The promoter shall, reserve five percent area of the

gross project area in the case of colony and ten percent of

the apartments in the case of apartments in the manner, as

may be specified by the Government for reservation and

disposal of such plots/apartments for economically

weaker section of the society.

(12) The promoter shall carry out all directions issued by

the competent authority for ensuring due compliance of

the execution of the layout and the development works

therein and to permit the competent authority or any

officer authorized by it to inspect such execution

(13) The promoter shall be responsible for the

maintenance and upkeep of all roads, open spaces,

public parks and public health services for a period of

five years from the date of issue of completion

certificate or till the date of transfer the same, free of

cost to the State Government or the local authority:

Provided that after the completion of development works

in the colony, in all respects, the competent authority,

may allow the promoter to hand over the maintenance of

the infrastructure and services mentioned in this sub-

section to an association of residents formed under

section 17-A, which shall be responsible for

management, maintenance, upkeep of common areas,

infrastructure and common services of the colony.

(14) In the event of the promoter contravening any

provisions of this Act, or rules made thereunder or

any conditions of the licence granted under sub-

section (3), the competent authority may, after giving

an opportunity of being heard, suspend or cancel the

licence and enforce the bank guarantee or mortgage

property furnished by the promoter under subsection

(3).

(15) When a licence is suspended or cancelled under

sub-section (14), the competent authority may itself

carry out or cause to be carried out the development

works, and after adjusting the amount received as a

result of enforcement of bank guarantee or by

disposal of mortgaged property, recover such charges,

as the competent authority may have to incur on the

said development works from the promoter and the

allottees in the manner prescribed as arrears of land

revenue.

(16) The liability of the promoter for payment of

development charges referred to in sub-section (15), shall

not exceed the amount the promoter has actually

recovered from the allottees less the amount actually

spent on such development works, and that of the

allottees shall not exceed the amount, which they would

have to pay to the promoter towards the expenses of the

said development works under the terms and conditions

of the agreement of the sale or transfer entered into

between them: Provided that the competent authority

may, recover from the allottees with their consent, an

amount in excess or what may be admissible under the

aforesaid terms of agreement of sale or transfer.

(17) Notwithstanding anything contained in this Act,

after development works have been carried out under

sub-section (15), the competent authority may, with a

view to enabling the promoter, to transfer the possession

of, and the title of, the land to the allottees within a

specified time, authorize the promoter by an order to

receive the balance amount, if any, due from the allottees

after adjustment of the amount which may have been

recovered by the competent authority towards the cost of

the development works and also transfer the possession

of, and the title of, the land to the allottees within

aforesaid time and if the promoter fails to do so, the

competent authority shall on behalf of the promoter

transfer the possession of, and title of, the land to the

allottees on receipt of the amount which was due from

them.

(18) After meeting the expenses on development works

under subsection (15), the balance amount shall be

payable to the promoter.]”

5. At the very outset, it is necessary to allude to the fact that

though,   at   this  stage,   the  apposite   allotments  have  been  made   to  the

allottees/homebuyers under co-respondent No.12-Bajwa Developers Ltd.

However, since co-respondent No.12 failed to purvey, the licence envisaged

basic amenities, to the allottees/homebuyers concerned or to the owners of

the dwelling units, which fall within the colony. As such, the aggrieved

allottees/homebuyers under co-respondent No.12-Bajwa Developers Ltd.,

thus, are led to access this Court for the passing of a mandamus upon the

official respondent, i.e. the GMADA, who granted the licence to co-

respondent No.12, thus, for undertaking the executions of the left over

external developmental works in the colony.

6. Though, for the purpose of purveying the supra reliefs to the

allottees/homebuyers from co-respondent No.12, they have an efficacious

alternative remedy, inasmuch as, a complaint becoming lodged before the

RERA authorities.

7. Nonetheless, for the reason to be assigned hereinafter, this

Court, however, relents from driving the aggrieved allottees/homebuyers

under co-respondent No.12-Bajwa Developers Ltd., rather to access the

remedies as embodied in the Real Estate (Regulation and Development) Act,

2016 (hereinafter, in short referred to as ‘the RERA Act’). The primary

reason for stating so becomes firmly grooved in the premise, which but

becomes etched in the requisite statutory obligation, in terms of Section 5

(3)(ii), as embodied in the PAPRA Act, thus, becoming enjoined upon the

designated licensing authority. In terms of the said cast statutory obligation

upon the licensing authority, thus, it became incumbent on the licensing

authority, to ensure that the licensee, furnishes a bank guarantee equal to

thirty five percent of the estimated cost of the development works certified

by the competent authority and in the alternative thereto, the licensing

authority becomes entailed with a statutory obligation, to ensure the

mortgaging of plots owned by the licencee and which fall in the colony in

respect whereof the espoused licence is granted to the licensee.

8. The necessity qua imposition of the supra statutory obligations,

upon the licencee as well as upon the licensor, thus, is to ensure the

protections of the interests of the allottees/homebuyers under the developer

concerned, who more especially, in the event of the promoter/developer

rather abandoning the project, whereupons obviously with the external

developmental works, as enclosed in supra clauses 14 and 18 of the licence,

rather remaining unexecuted, thus, theirs becoming enabled to be executed

by the concerned i.e. by the GMADA authorities and by the PSPCL.

Resultantly, therebys, the owners of the dwelling units, which fall within the

residential colony concerned, thus, would become purveyed all the requisite

licence facilities. In addition, since the enjoined external developmental

works to be undertaken in the colony, apart from the constructions, being

made of accessible sectoral roads reaching upto the homesteads raised in the

colony, rather also appertain qua apposite installations of electricity

purveying infrastructure becoming undertaken by the PSPCL. Therefore,

since the moneys for the installations of the said electricity purveying

apparatus’, by the entity concerned, but is also to be liquidated by the

promoter concerned. However, since the said amounts remained

unliquidated by the promoter concerned to the PSPCL. Therebys, the latter

becomes precluded to augment, the already existing electricity purveying

apparatus, at the colony concerned, wherebys some of the dwelling units as

exist within the colony concerned, rather become deprived of the basic

amenity of permanent electricity connections becoming purveyed to them.

9. Now, in the said regard, an affidavit sworn by the promoter,

namely Shri Jarnail Singh Bajwa, Managing Director of M/s Bajwa

Developers Limited, has been taken on record through an unobjected order

becoming passed on 03.05.2025 upon the apposite miscellaneous

application. The contents of the said affidavit are ad verbatim extracted

hereinafter:-

“2. That on submission of Electrical Layout Plan for the

aforesaid   residential   project   of   139.376   Acres   in

consonance   with   the   Layout   Plan   duly   approved   by

GMADA, Chief Engineer, Commercial, PSPCL issued

NOC dated 29.06.2017 in favour Developer. As per the

said   NOC,   Developer   is   supposed   to   install   24

Distribution Transformers of 500 KVA, 2 Distribution

Transformers   of   300   KVA   and   1   Distribution

Transformer of 200 KVA (Total 12800 KVA).

In   the   aforesaid   project   of   139.376   Acres,   at

present, not more than 100 units are existence. Developer

has already provided street lights in the said project and

besides that, from the sanctioned load issued by PSPCL

in the name of Developer, later has provided temporary

connections to all the aforesaid existing residents/units of

the said project. It is also worth mentioning here that

Developer is paying electricity charges @Rs. 13/- per

unit   to   PSPCL   whereas   from   the   residents,   for   the

electricity   charges   consumed   by   them,   Developer   is

collecting only @ Rs. 8/- per unit, meaning thereby that

Developer is paying Rs. 5/- per unit from its own pocket

for the electricity consumed by the residents. In respect

of said project, Developer has already applied for partial

load to PSPCL vide letter dated 19.05.1922.

3. That as submitted above, in Sector 123, Mohali itself,

GMADA has allowed Developer to carve out a colony

(Sunny Enclave) over the land measuring 159.28 Acres.

On submission of Electrical Layout Plan for the aforesaid

residential project of 159.28 Acres in consonance with

the   Layout   Plan   duly   approved   by   GMADA,   Chief

Engineer,   Commercial,   PSPCL   issued   NOC   dated

06.05.2016 in favour of developer. As per the said NOC,

Developer   is   supposed   to   install   23   Distribution

Transformers of 500 KVA, 4 Distribution Transformers

of 300 KVA, 1 Distribution Transformer of 200 KVA

and   1   Distribution   Transformer   of   100   KVA   (Total

13000 KVA). In the aforesaid project of 159.28 Acres, at

present,   not,   more   than   250   units   are   in   existence.

Developer.has already executed work of installing LD

System in the said project requite Bank Guarantee has

already   been   furnished   with   PSPCL.   Only   two

transformers of 300 KVA each and about 20-25 Meter

Panels   are   left   to   be   installed.   PSPCL   has   already

released   permanent   connections   in   favour   of   the

residents/units, which are about 250 in number and the

said residents are paying the electricity charges being

consumed by them, directly to. PSPCL. It is pertinent to

mention here that although the area of the said project

has been increased from 159.28 Acres to 177 Acres but

with regard to the said increase, which has been duly

approved by GMADA, PSPCL is yet to issue revise

NOC.

4. That PSPCL has issued revised NOC dated 04.03.2022

in favour of Developer for Electrical Scheme of 25 Acres

residential project (Sunny Basant) at Sectors 74-A and

117, Mohali. In the said project also, at present, there are

not more than 100 units. Two transformers of 500 KVA

each   have   already   been   brought   at   the   site   by   the

developer   in   respect   of   the   said   project,   which   are

sufficient   to   feed   said   100   units.   The   said   two

transformers are however, not been given connectivity by

the PSPCL, on the alleged ground that outstanding has

not   been  cleared.   LT  cable   has  been  laid  fully,   for

executing the said work, Developer has already deposited

Bank Guarantee to the tune of Rs. 21 Lacs with PSPCL.

5. That with regard to arrears of electricity charges,

suffice is to state that the Developer is ready to make the

payment in regard to only the arrears pending in 15

monthly  instalments  excluding Penalty charges,  UUE

etc.,   which   the   developer   will   challenge   before   the

competent authority.

6. That in regard to the sewerage treatment Plant, the

deponent will complete the entire process of installing

the required number of STP'S and the remaining part of

connecting the said Sewerage treatment plant for final

disposal shall be done by the Competent Authorities.”

10. The above extracted contents of the affidavit sworn by the

promoter which becomes placed on record in CWP-16160-2022 unveils, that

the promoter is providing temporary electricity connections but only to

certain residential units. The supra contents also unfold, that the developer

is paying electricity charges at the rate of Rs.13/- per unit, to the PSPCL,

whereas, the developer is collecting only Rs.8/- per unit, from the residents

of the colony, wherebys, it is stated therein, that the developer is paying

Rs.5/- per unit from his/own pocket for the electricity consumed. It is

further unfolded therein, that in respect of the additional electricity

purveying infrastructure to be installed within the colony, the Chief Engineer

of the PSPCL, has issued NOC dated 06.05.2016 in favour of the developer.

The terms of the NOC enjoin the developer to install 23 Distribution

Transformers of 500 KVA; 4 Distribution Transformers of 300 KVA, 1

Distribution Transformer of 200 KVA and 1 Distribution Transformer of

100 KVA (Total 13000 KVA). The developer has already executed work of

installing LD system and the requisite bank guarantee has already been

furnished with PSPCL, whereas, two transformers of 300 KVA and 20/25

meter panels are left to be installed. PSPCL has already released permanent

electricity connections in favour of certain residential units numbering about

250 and they are paying the electricity charges to the PSPCL directly.

However, in respect of the increased area of the colony from 159.28 acres to

177 acres, in respect whereof though approval has been granted by the

GMADA, but the apposite revised NOC has not been issued by PSPCL.

Nonetheless, it has been further stated that the revised NOC dated

04.03.2022, thus, becomes issued for Electrical Scheme qua 25 acres of

residential project at Sectors 74-A and 117, Mohali, rather, for providing

permanent electricity connections, to about 100 units and two transformers

of 500 KVA have been brought at the site by the developer. Though the

PSPCL has installed transformers, but the apposite connectivity to those

transformers has been yet not given theretos, on the ground that the

outstanding dues have not been cleared by the promoter. Nonetheless, the

affidavit sworn by the developer reveals, that the bank guarantee to the tune

of Rs.21 lacs, has been furnished by the promoter with the PSPCL, thus,

towards liquidation of the relevant arrears.

11. Be that as it may, in the affidavit sworn by Shri Taranjeet

Singh, Sr. Executive Engineer, PSPCL, which has been taken on record

through an unobjected order becoming passed on 03.05.2025 upon the

apposite miscellaneous application, thus, occurs a table mentioning thereins,

the tentative amounts to be deposited with the PSPCL, thus, for causing

releases of permanent electricity connections to the residents of the colony,

besides the outstanding amounts against the developer in respect of the

relevant projects also become detailed thereins. The relevant contents of the

affidavit become extracted hereinafter:-

Sr. 

No.

Colony Tentative 

Load (in 

KVA)

11 KV 

Connectivity

System 

Loading 

Charges

Internal 

system cost

Tentative 

cost for 

connectivity

1 Area measuring 25 

acre Sunny Bansal 

Colony in Sector 

74A and 117, 

Sukhjinder Singh 

CWP 8941/2022

4362 7819280 14699940 31224038 53743258

2. Area measuring 

177.00 Acre namely

Sunny Encalve in 

Sec-120,123,124 & 

125 Village 

Jandpur, Sihampur 

and Hassanpur 

(Amar jyoti CWP 

No. 22678/2023) 

(Ramesh Kumar, 

CWP No. 

10336/2023) 

(Harbhajan Singh, 

CWP 21194/2023) 

No. (Yashpal, CWP

No. 28535/2023)

10068 23161500 33929160 93669750 150760410

3 Area measuring 

139.371 Acre 

Village Jandpur 

Manana Sector 123 

Mohali (Diksha 

CWP No. 

10784/2022; 

Manohar Lal, CWP 

No. 16160/2022)

1200 8050624 4044000 9344591 21439215

2. That it is imperative to note that the developer has

an outstanding defaulting amount to approximately 11.44

crores, out of which approximately Rs.10.81 crores is

outstanding in respect to the aforementioned three project

against the builder.”

12. The above extracted contents of the affidavit reveal, that the

tentative estimated costs for issuing permanent electricity connections, is

Rs.22,59,42,883/- and the outstanding liabilities of the promoter towards the

PSPCL are in a sum of Rs.10.81 crores. To ensure that the apposite

obstacle, raised by the PSPCL against the releasings of permanent

connections to the residents concerned, besides to ease, the further hurdles

become raised, in the installation of the additional electricity feeding

infrastructure at the sites concerned, thus, require that the sums supra be

ensured to be released to the PSPCL. Therefore, the requisite releases are to

be made in the manner detailed hereinafter.

13. In the said endeavour, to the profound objective contemplation

of this Court, the amounts determined as compensation viz-a-viz the

developer, through the passing of an Award bearing No.569 dated

18.05.2018, when, thus, for the reasons delineated in CWP-13350-2021, but

are required to be initially conditionally released to the petitioner therein.

However, the said release is to be made, in terms of paragraph 16 of the

affidavit sworn by Shri Jarnail Singh Bajwa, Managing Director of M/s

Bajwa Developers Limited, which has been taken on record through an

unobjected order becoming passed on 03.05.2025 upon the apposite

miscellaneous application, the relevant paragraph whereof is extracted

hereinafter:-

“16. That the deponent being the Managing Director of

the petitioner company undertakes that he or the

petitioner company has no objection if after adjusting the

amount of compensation receivable by the petitioner

company against the land in dispute (approximately

30.22 Acres) in terms of the aforesaid Award No.569

dated 18.05.2018 (Annexure A-1) and Award dated

22.12.2023 (Annexure A-2) against the EDC and Licence

Fee due along with reasonable interest, is paid back to the

petitioner company.”

14. Pursuant to the above extracted paragraph, directions for the

apposite conditional releases thereof being made to the promoter, becomes

spoken in the decision recorded by this Court in CWP-13350-2021.

15. The other joint co-option for ensuring the completions, of all

left over external developmental work at the sites concerned, is to ensure qua

the relevant finances in respect thereofs being marshalled from auction sales

becoming made of the mortgaged plots of the promoter as exist within the

colony. The said sales are to be done under the supervision of the District

Collector concerned. However, the impediment against this Court ordering

qua the mortgaged plots of Bajwa Developers Ltd., being subjected to public

auctions, becomes aroused, from the factum qua this Court through an order

made on 12.07.2022 in the connected writ petition bearing No.CWP-13350-

2021, thus, granting interim relief in favour of co-respondent No.12,

wherebys the respondents were directed to not take any coercive action

against co-respondent No.12. To the considered mind of this Court, the said

order is required to be vacated, especially in the wake of the supra

undertaking made on an affidavit sworn by Shri Jarnail Singh Bajwa,

Managing Director of M/s Bajwa Developers Limited.

16. Be that as it may, the exact/precise amounts, thus, required for

making completions of the abandoned external developmental works, is yet

not forthcoming. In consequence, this Court deems it fit and appropriate,

that the District Collector concerned shall, within a period of one month

from today, under his supervision, hold public auctions viz-a-viz the plots

owned by the developer and which become mortgaged by him viz-a-viz the

GMADA, thus, in terms of the provisions carried in Section 5 (3)(ii) of the

PAPRA Act.

17. However, prior thereto, in terms of the current/prevalent

value/circle rates, necessarily of areas proximate, to the subject cites, thus,

the District Collector shall fix the reserved price for the apposite auctions.

Moreover, it shall also be ensured that no rigged public auction is conducted

viz-a-viz the mortgaged plots of the promoter. The maximum time for

depositing the entire auction moneys shall not be more than two months.

The amounts realized from the auction sales of the mortgaged plots, be

delivered to the GMADA. The totals of the said amounts as well as the

figure of the compensation amounts conditionally released to the promoter

but requires qua both becoming initially entered in the books of account

maintained by the GMADA. In case the total incurred expenditure towards

the completion of the unexecuted external developmental works at the sites

concerned, is lessor than, the totals of the supra sums, therebys the apposite

excess amounts be forthwith released to the promoter along with the upto

date interest accrued thereon, which will be calculated at the rate of 7% per

annum.

16. Nonetheless, extreme care and caution is also required to be

taken for ensuring that all the executing agencies deployed for completing

the unexecuted external developmental works at the sites concerned, but do

not ill-spend the supra amounts. Moreover, extreme care and caution is

required to be undertaken, that no embezzlement occurs viz-a-viz the

amounts supra at the instance of the GMADA authorities or by any of the

executing agencies as become employed by it.

17. To streamline the above, the Chief Secretary to the Government

of Punjab, is directed to head a specialized cell manned by three auditors

drawn from the office of the Comptroller and Auditor General, Chandigarh.

18. The said Special Cell shall initially:-

(a) Cull out the precise amounts required to be expended for the

completion of the left over or unexecuted works at the sites concerned. A

signatured chart in respect of the said precise amounts, be prepared but

bearing in mind the imperative fact, that the apposite estimates appertain but

only to the left over incomplete/unexecuted work and to no other work. The

determination of the unexecuted or left over works, shall be made in terms

of what is stated in the licence conditions’. However, in making the said

determination, analyses be made of what has already been spent in respect of

executions thereof. The spendings’ viz-a-viz executions of the left over

external developmental works be unearthed from the licences apposite to the

writ petitions, besides from making a closest scrutiny of the relevant sites.

Moreover, the supra shall be quartered only qua the colonies which are

covered in the instant bunch of writ petitions. The said estimates, under the

seal and signatures of all the members of the Special Cell, to be headed by

the Chief Secretary, be sent to the Chief Administrator, GMADA, so that

subsequently, invitations to offer become floated rather for inviting

responses thereto, from the executing agencies concerned. A closest vision

be kept by the Cell supra, over the executions of the works and also for

ensuring that there no overspendings occur qua the amounts, as detailed in

the floated invitations to offer, rather, at the instance of the executing

agencies concerned. The executing agencies would be the contractors, who

adequately respond to the floated invitations to offer, and the PSPCL

concerned, who may either directly or through contractors engaged by it,

thus, may undertake the requisite works.

(b) The entire exercise supra culminating in the execution of the

incomplete/unexecuted works at the sites concerned, be ensured to be

completed within a period of four months from today. On completions of the

works, a completion certificate be issued by the Cell concerned, whereafter

it shall be forwarded to the Chief Administrator, GMADA, who shall

thereafter, forward the same to all the competent authorities, wherebys not

only regularization of the homesteads built within the colonies, thus, takes

place most expeditiously but also, thus, therebys, the order suspending the

licence issued qua the colony concerned, but becomes most promptly

revoked.

(c) Further, the compensation amounts and the auction moneys be

firstly spent toward the executions of the left over external developmental

works and thereafter, the left over moneys shall be adjusted towards the

outstanding licence fee and other charges, and subsequently, the remaining

amounts, if any, shall be released forthwith to the promoter, thus, along with

upto date interest accruing thereovers at the rate of 7% per annum.

(d) Lastly, the total incurred expenditure be detailed in a sheet to be

sealed and signed by all the members of the Special Cell. The said sheet

shall also detail whether there is any deficit inter se, the amount spent and

the amount received, respectively, after encashing the bank guarantees, after

the auction moneys being received, after the compensation amount being

conditionally released to the promoter, thereupon the said excess amounts

shall be forthwith released to the promoter, thus, along with upto date

interest accruing thereovers at the rate of 7% per annum.

19. Now since an alternative remedy is available to the present

petitioners, inasmuch as theirs accessing the RERA authorities. However,

for the reasons to be assigned hereinafter, the existence of the said

alternative remedy, to the considered mind of this Court, but would be, at

this stage, be an extremely elongated remedy, besides would further enmesh

the allottees/homebuyers in an avoidable quagmire of litigation.

20. The reason for stating so further spurs from the factum, that

there is an imperative requirement qua immediacy of completion of the

requisite external development works in the colonies. Since therebys, the

right to life enunciated under Article 21 of the Constitution, thus, would

become forwarded. As such for ensuring the endowment of the said

constitutional right to the present petitioners, thereupon, this Court deems it

fit and appropriate to assume jurisdiction over the instant writ petition.

21. The further reason for stating so generates from the unobjected

to taken on record affidavit filed and duly sworn by Shri Jarnail Singh

Bajwa, Managing Director of M/s Bajwa Developers Limited (in CWP-

13350-2021), whereins, in the supra extracted paragraph 16, it become stated

that after adjusting the amount of compensation conditionally receivable, by

the developer company against the land in dispute (approximately 30.22

Acres), thus, in terms of the aforesaid Award No.569 dated 18.05.2018

(Annexure A-1) and Award dated 22.12.2023 (Annexure A-2), rather against

the EDC and Licence Fee along with reasonable interest, thus, subsequently,

the remainder of the compensation amount, to which the developer company

is entitled, thus, be released to the promoter but in the manner hereinabove

detailed. In terms of the affidavit sworn by Shri Jarnail Singh Bajwa,

Managing Director of M/s Bajwa Developers Limited, he is to file an

apposite application before the learned Reference Court concerned, stating

thereins the account number of the GMADA, whereinto the compensation

amount is to be remitted.

22. Resultantly, therebys, since there is no resistance at the instance

of the developer viz-a-viz the accordings of the writ remedies and since

therebys, there is no disputed question of fact to be determined by this Writ

Court. As such, in the absence of any contentious facts becoming generated

amongst the contesting litigants before this Court, whereupons, alone this

Court may be coaxed to drive the contesting litigants to avail the alternative

remedy supra. Resultantly, in the face of the active readiness and willingness

of the developer to, thus, in the manners supra, rather ensure the completions

of the unexecuted works at the sites concerned. Therefores and moreovers,

in the light of this Court passing a decision in favour of the developer in the

connected writ petition bearing No.CWP-13350-2021. As such, this Court

assumes jurisdiction over the writ petition as there are no disputed questions

of facts to be determined in the instant lis.

23. Apparently, since in the face of the affidavit, the developer

company has manifested its bona fides to alleviate the writ grievances,

therebys, too this Court, does not deem it fit to relegate the writ petitioners

to the otherwise now prolonged alternative remedy qua theirs instituting a

complaint before the RERA authority.

24. An affidavit sworn by Shri Taranjeet Singh, Senior Executive

Engineer, PSPCL, Mohali, has also been filed, which is taken on record. The

relevant contents as borne in the said affidavit are embodied in para 4

thereof, para whereof become extracted hereinafter:-

“4.1 That the Developer has failed to comply with

the terms of the aforementioned No Objection Certificate

(NOC), which was valid for a period of five (5) years

from the date of its issuance. Furthermore, the Developer

has not applied for a new/revised NOC to date. Copy of

the NOC dated 29.06.2017 is annexed as Annexure A-9.

4.2   That   additionally,   as   per   Clause   3   and

Clause 4 of the issued NOC (29.06.2017), the Greater

Mohali Area Development Authority (GMADA) was

responsible for bearing all costs associated with the 66

kV Grid Sub-station, 66 KV Transmission Line, 11

KV Line, and related infrastructure. Moreover, in the

event that the requisite load for the 66 KV Sub-station

to be constructed in Sector-123 was not available with

GMADA, the Developer was obligated to provide land

free of cost for the establishment of the substation

within the project. However, to date, neither GMADA

nor the Developer has provided the requisite land. In

light   of   the   non-compliance   with   the   conditions

stipulated   in   the   NOC,   presently,   electricity

connections are not being provided to the residents of

the said area.

4.3 That the site inspection of the said colony was

carried out in the month of March, 2025 and it was

observed that total 6 number 500 KVA transformers

(without any seal of PSPCL) are erected and the work for

HT and LT line/cable is still under progress. As such, the

builder is required to seek revised NOC (also compliance

of terms & conditions incorporated in the said NOC) in

addition to the completion of LD system of the colony.

4.4 That as and when revised NOC is sought by

the Builder, and the terms and conditions incorporated in

the said NOC are complied with, only then permanent

electricity connection to all the residents of said area can

be given by the PSPCL.”

25. Shri Taranjeet Singh, Senior Executive Engineer, PSPCL,

Mohali, who was present in Court, submits that the extantly raised requisite

infrastructure rather is already overloaded and that unless additional land for

installation of the requisite infrastructure is released in favour of PSPCL,

thereupto, to the homesteads occurring inside the colony, the electricity

connections, may not be amenable to become released. In the said regard,

reference can be made to Annexure P-22, appended with CM-3795-CWP-

2025 in CWP-16160-2022, whereins, it is mentioned that two acres of land

owned and possessed by M/s Bajwa Developers Ltd., rather is still unsold.

However, only that fraction or that part of the supra land as is direly required

for the additional electricity purveying infrastructure being installed, thus, be

forthwith transferred, but free of cost in favour the PSPCL. Emphatically, to

the considered view of this Court, two acres land may be far in excess, to the

relevant requirement. Therefore, the said insightful view of this Court be

borne in mind by the PSPCL, thus, in the promoter releasing only that

quantum of two acres of land, which is direly necessitated for installing the

requisite electricity purveying infrastructure at the site concerned.

26. The instant writ petitions are allowed in terms of the supra

observations and directions. 

27. Pending applications, if any, also stand disposed of.

( SURESHWAR THAKUR )

JUDGE

( VIKAS SURI )

May 14, 2025 JUDGE

harish

      Whether speaking/reasoned Yes/No

                  Whether reportable Yes/No