SOP for Converting Sanad of Land Parcels to Residential/Commercial Zone
Step 1: Identify Current Zoning and Ownership
1. Obtain Form I & XIV from the Directorate of Settlement and Land Records
to verify ownership.
2. Confirm current zoning classification via the Regional Plan for Goa or
relevant Outline Development Plans (ODPs).
Regional Plan of Goa - https://tcp.goa.gov.in/land-use-plan-regional-plan-for-goa-
2021/
• Land Zones:
1. Private Forest
2. Institutional
3. No Development Slopes
4. Mangroves
5. Agricultural
6. Paddy Fields/Khazans
7. Orchard/Natural Reserve
8. Playground
9. Cultivable Land
Step 2: Prepare Documentation
o Survey Plan
o Sale Deed/Lease Agreement
o Encumbrance Certificate
o Title Deed
Step 3: Submit Application for Conversion Sanad
• Application To:
o District Collector under the Goa Land Revenue Code, 1968.
• Submission Includes:
Attach Mandatory Documents:
o Form I & XIV
o Certified Survey Plan.
o Ownership documents (attested by Notary)
o Recommendation from Planning and Development Authority or Town and
Country Planning Department (under whose jurisdiction the area falls)
o Pay the Prescribed Fee
• Mamlatdar will verify documents for land ownership & use history
• Sanad will be issued by the Collector
Step 4: Obtain Zoning Reclassification Clearance
Application To:
1. TCPD or PDA (Planning and Development Authority)
o Documents Required:
➢ Conversion Sanad (if already issued)
➢ Survey Plan
2. Submit the zoning reclassification request to the TCPD or PDA.
3. PDA may refer to Conservation Committee for their approval
Step 5: Handle Environmental and Specialized Clearances
• Clearances Required:
1. Cutting-filling permission for sloping lands – From TCP/PDA
2. Environmental Clearance: From the State Environment Impact
Assessment Authority Goa & Ministry of Environment, Forest and Climate
Change of India if built up area is more than 20000 sq. m.
3. CRZ Clearance: From the Goa Coastal Zone Management Authority
(GCZMA) if land is up to 500 meters from the High Tide Line.
4. Forest Clearance: From the Forest Department for Private Forest or eco-
sensitive zones like orchards.
5. Naval Clearance: From Indian Navy if the property is located near Airport
Step 6: Final Approval and Notification
o Official notification is issued to reclassify the land zone.
Step 7: Update Conversion Sanad
• Submit the zoning reclassification notification to the District Collector.
• Obtain an updated conversion sanad reflecting the new zoning classification.
Zone change – Non settlement to settlement
1. Private Forest to Settlement Zone
Authorities Involved:
o Forest Department: For No Objection Certificate (NOC).
o Goa State Environment Impact Assessment Authority & Ministry of
Environment, Forest and Climate Change of India: For Environmental
Clearance.
o Town and Country Planning Department (TCP): For approval of zoning
change.
Steps:
o Apply to the Forest Department for clearance, submitting: Ownership proof
(Form I & XIV, Sale Deed). Certified Survey Plan.
o Conduct an Environmental Impact Assessment (EIA) and submit it to
GSEIAA for clearance
o Submit zoning change application to TCP, including Forest Clearance and
EIA approval.
2. Institutional Zone to Settlement Zone
Authorities Involved:
o Town and Country Planning Department (TCP): For zoning reclassification.
o Revenue Department: For updating land records.
Steps:
o Prepare and submit an application to TCP, including: Certified Survey Plan.
Ownership documents, Current zoning details.
o Upon TCP’s approval, update the land use classification in revenue records with
the Revenue Department.
3. No Development Slopes to Settlement Zone
Authorities Involved:
o Goa Coastal Zone Management Authority (GCZMA): If land is up to 500 meters
from the High Tide Line.
o Cutting-filling permission for sloping lands – From TCP/PDA
o TCPD: For zoning reclassification.
Steps:
o Assess slope classification and ensure it meets criteria for development.
o Submit a detailed justification to TCPD with supporting documents: Survey Plan.
Ownership proof.
o Obtain approval from GCZMA for land near coastal areas.
4. Mangroves to Settlement Zone
Authorities Involved:
o GCZMA: For Coastal Zone Clearance.
o Forest Department & Ministry of Environment, Forest and Climate Change of
India: For Mangrove Protection Clearance.
Steps:
o Conduct a site-specific EIA and submit it to GCZMA.
o Obtain NOC from the Forest Department.
o Submit all clearances and the zoning change application to TCP.
5. Agricultural Zone to Settlement Zone
Authorities Involved:
o Revenue Department: For conversion of agricultural land to non-agricultural use.
o TCP: For zoning reclassification.
Steps:
o Submit an application to the District Collector for Conversion Sanad.
o After obtaining the Sanad, submit application to TCP/PDA for zoning change
approval.
6. Paddy Fields/Khazans to Settlement Zone
Authorities Involved:
o GCZMA: For CRZ clearance if applicable.
o TCP: For zoning change approval.
Steps:
o Apply to GCZMA for clearance if within a coastal area.
o Submit zoning change application to TCP with: Ownership proof, Survey Plan.
7. Orchard/Natural Reserve to Settlement Zone
Authorities Involved:
o Forest Department & Ministry of Environment, Forest and Climate Change of
India: For clearance.
o TCP: For zoning reclassification.
Steps:
o Apply to the Forest Department for NOC.
o Submit a zoning change request to TCP with NOC.
8. Playground to Settlement Zone
Authorities Involved:
o TCP: For zoning change approval.
Steps:
o Obtain clearance from the Municipal Corporation/NOC for zoning change.
o Apply to TCP for approval with NOC.
9. Cultivable Land/Irrigation Command Area to Settlement Zone
Authorities Involved:
o Revenue Department: For conversion of land use.
o TCP: For zoning change approval.
Steps:
o Apply to the Revenue Department for land use conversion.
o Submit zoning reclassification application to TCP.
Sanctions and Approvals from Comunidades
o Written permission granted by the Managing Committee of & Governor General of
the Communidade.
Exceptions:
1. Lands marked for community use, cattle grazing, easement of neighbours.
2. Lands reserved for cultivation, paddy fields, reservoirs of waters & fish breeding.
3. Lands locked with paddy fields of the comunidade.
4. Open yards in front of temples of any religion and cemeteries.
5. Plots adjacent to markets up to 10 m on each side.
Types of Transactions Permitted by Comunidades
1. Emphyteusis (Long-Term Lease): Land is leased for a fixed duration with annual
payments (foro).
2. Sale of Land: Requires extensive approvals; less common due to restrictions in the
Code.
3. Special Allocations: For irrigation, public infrastructure, or special development
projects.
Acquiring Construction Rights from Comunidades
1. Submit Application: Formal application to the managing committee, detailing project
scope and purpose.
2. Initial Deliberation: Managing committee reviews the application for feasibility and
alignment with statutes.
3. Approval from Managing Committee & Governor-General: Required for
emphyteusis, sale, or significant changes to land use.
Note
1. Fire & Pollution NOC is required from Director (Directorate of Fire & Emergency
Services) & Goa State Pollution Control Board respectively for:
o Buildings above 15 meters in height
o Business building, where plot area exceeds 500 sq. mts.
o Hotel buildings
o Hospital buildings/Nursing home buildings
o Underground complexes
o Meeting/Banquet Hall buildings
o Industrial Building for storage of hazardous goods
o Institutional/Educational buildings of more than 2 storeys & built-up area
exceeding 1000 sq. m.
2. Urban Designer is mandatory in a township project which is more than 50000 sq. m.
3. Massing layout of the plot should be checked to determine the aesthetics,
functionality & feasibility of the proposed building to be constructed.
