Authorities Made Easy: Building Plan Approval and Land Use in Noida (2026 Guide)

In Noida, building plans are approved by the New Okhla Industrial Development Authority (the Noida Authority) under its own Building Regulations, 2010, and your architect files them on the Authority's online plan approval system. If the Authority neither sanctions nor refuses a complete application within 60 days, it is deemed sanctioned, provided you tell the Chief Executive Officer in writing within the next 20 days.

"Land use" works differently here too. The Authority plans the area and allots plots on lease, so for most plot owners the questions are what your lease deed allows and what Noida Master Plan 2031 zones the site for, not a revenue conversion. And nobody may move in until the Authority issues an occupancy certificate.

First question: which authority governs your plot?

• Noida Authority: constituted under the Uttar Pradesh Industrial Area Development Act, 1976. According to its About Noida page, its area covers about 20,316 hectares and 81 villages of Gautam Buddh Nagar, with the Yamuna to the west and the Hindon river to the east. Its Dadri-Noida-Ghaziabad Investment Region Master Plan 2041 covers a separate area of 84 villages.
• Greater Noida Industrial Development Authority (GNIDA): the area east of the Hindon. It has its own Building Byelaws 2010 and an online map submission and completion portal. Its building plan instructions say a plan for an individual residential plot, signed by a COA-registered architect, is deemed sanctioned on submission, and the architect answers for any mistake found in scrutiny.
• Yamuna Expressway Industrial Development Authority (YEIDA): the expressway corridor, including the airport area. Its Building Plan Map Approval System works to its Building Regulations, 2010, and its Master Plan 2041 (Phase I) is published on its website.

None of these is a "development authority" like LDA or Ghaziabad's GDA. Under section 17 of the 1976 Act, a declared industrial development area drops out of any master plan made under the 1973 Urban Planning and Development Act. Delhi's rules, covered in our Delhi building plan guide, stop at the Yamuna too.

Step one: read your lease, because the Authority is your lessor

The 1976 Act (as passed; it has been amended since) gives the Authority both roles. Section 6 makes it responsible for the development plan, for allotting plots "by way of sale or lease or otherwise" and for laying down what each site may be used for. Section 7 lets it lease land on its own terms, section 8 lets it restrict a site to its allotted use, and section 14 lets it resume a site for breach of the conditions of transfer.

So your allotment letter and lease deed are part of your rulebook: regulation 1.8 keeps the special provisions of older lease deeds in force. Read the deed for the permitted use, the time allowed to build and any conditions on transfer or letting.

Building late costs money. The Authority's extension page lists, for residential plots, extension charges after the construction period of 4 per cent of the allotment price for the first year, 5 per cent for the second and 6 per cent for the third, then 4 per cent of the current sector rate. The page is undated, so ask for the current rate in writing on the Authority's property services portal.

Step two: check the zone in Noida Master Plan 2031

The Authority's Master Plan 2031 page carries the plan map and the report with zoning regulations. The report records that the Authority approved the draft at its 172nd board meeting on 29 March 2011, sent it to the state government and the NCR Planning Board, and approved changes on 25 August 2011 to take in the Board's suggestions. I could not find a published date of final state approval, so ask the Authority's planning department which version applies.

The plan divides Noida into 17 use zones, including R1 and R2 (residential) and R3 (village abadi); on a single house plot, residents may also run a professional practice. The Authority's OneMap Noida GIS map is a quick first look.

What about section 80 conversion?

For a plot the Authority allotted for housing, the use is already fixed by the plan and the lease, so on our reading there is no separate conversion for you to apply for. Section 80 of the UP Revenue Code matters where land inside the notified area is still privately held and recorded as agricultural. Since 8 April 2026, a building permission, development permission or layout approval granted under the 1976 Act in the notified area of an Industrial Development Authority is deemed to be a section 80(2) declaration, to be entered in the revenue records within 15 days with no fee (UP Revenue Code (Amendment) Bill, 2026, notified as an Act on 13 August 2026 according to TeamLease RegTech). Our Lucknow guide explains section 80 in full.

The catch: the permission still has to come from the Authority. Section 9 of the 1976 Act bars anyone from erecting or occupying a building in breach of the building regulations, and regulation 4 requires a prior permit even for a boundary wall or fencing. A plot sold in a notified village without the Authority's layout or permit is a risk, not a bargain.

The rulebook: Building Regulations 2010, and what is changing

Noida's rulebook is the New Okhla Industrial Development Area Building Regulations, 2010, notified on 30 November 2010 under sections 9(2) and 19 of the 1976 Act. Amendments from 2011 and 2015, in Hindi, are on the Building Regulations and Directions page; they change FAR, ground coverage, balconies, canopies and parking rather than the procedure below.

Two state-level changes are easy to mix up:

• The 2025 UP building bye-laws do not apply here, on our reading. The Housing and Urban Planning Department's Model Building Byelaws, 2025 are written for development authorities, while Noida makes its own regulations under the 1976 Act. So the ₹1 registration for small plots in our Lucknow guide is not a Noida rule.
• Common regulations for industrial authorities are coming. In April 2026, Invest UP put draft Unified Building Regulations 2026 out for public consultation, covering Noida, Greater Noida, YEIDA, UPSIDA, UPEIDA, GIDA and BIDA (KNN India, 30 April 2026). In July 2026 KNN India reported the draft was expected to go to the Cabinet, and on 9 October 2026 the Free Press Journal reported that the Cabinet had approved the Model Building Regulations, 2026 for Industrial Development Authorities. It gives no effective date or provisions, and we found no notification as of 17 October 2026. Ask your architect which version your file will be judged on.

Step three: the building permit

Who files. Plans must be prepared and signed by a "Technical Person" (regulation 9). Appendix 12 lets an architect registered with the Council of Architecture submit plans for any building permit, and a qualified civil engineer submit building plans for plots up to 1,000 sq m. Architects register with their COA number on the Authority's Online Building Plan Approval System, which checks drawings against the bye-laws automatically.

Fees. The 2010 text sets a building permit fee of ₹15 per sq m of covered area on all floors and a malba (debris) charge of ₹10 per sq m on plots up to 2,000 sq m (regulation 10). The Authority can revise these, so confirm them on the portal.

Timelines and starting work. Under regulation 13:

• Once an application certified by the Technical Person is filed, you may start construction in line with the master plan zoning, the regulations and the lease deed, but any objection raised in scrutiny must be fixed, and violations put right within 30 days of notice, at your cost.
• If there is no sanction or refusal within 60 days, the permit is deemed sanctioned, provided you inform the CEO in writing within 20 days after that. A deemed permit never authorises anything against the master plan or the lease.
• If objections are not cleared within 60 days, the plan stands rejected and the fee is forfeited.

After sanction. A permit is valid for five years (regulation 15), and external changes to the sanctioned plan need written permission first (regulation 16). Keep the permit and approved drawings on site (regulation 19). The owner and the Technical Person are jointly liable for violations, and a Technical Person found responsible can be blacklisted from the area for five years (regulation 12).

Step four: completion and the occupancy certificate

When the building is finished, you file a notice of completion with the documents in Appendix 9 (regulation 20), which can be done on the Authority's Online Completion Certificate portal. No building may be occupied, in whole or in part, until the CEO issues the occupancy certificate. If the Authority neither issues it nor explains why within 90 days, the owner must send the Authority an intimation before moving in.

Do not apply early. The Authority inspects within 30 days, and if the building is found incomplete, regulation 13(5) sets a penalty of 50 per cent of the occupancy charges or ₹5,000, whichever is more, and you must apply afresh. The 2010 text sets the completion fee at ₹10 per sq m of covered area. Keep the lease deed, sanctioned plans and occupancy certificate together: a buyer's lawyer or a bank will ask for all three.

The sequence, in one place

1. Confirm the authority: Noida, Greater Noida or YEIDA.
2. Read your allotment letter and lease deed for the permitted use and the construction deadline.
3. Check the zone in Noida Master Plan 2031.
4. Appoint a COA-registered architect or qualified engineer. They hold the portal login.
5. File on the Online Building Plan Approval System and pay the fees; diarise day 60 and day 80.
6. Build to the sanctioned plan, inside the lease deadline.
7. File the notice of completion and get the occupancy certificate before anyone moves in.

Once the permit is in hand, our Delhi NCR construction cost breakdown helps you budget the build.

Frequently asked questions

Do I need a change of land use for a residential plot in Noida?

Not for a plot the Authority allotted for housing: the lease and Master Plan 2031 already fix the use. A building permit cannot authorise anything against either. For private farmland inside the notified area, a permission under the 1976 Act now counts as the section 80(2) declaration.

How long does Noida Authority take to approve a building plan?

The 2010 regulations give it 60 days. If there is no decision by then, the application is deemed sanctioned, as long as you tell the CEO in writing within 20 days after that.

Are Noida and Greater Noida building rules the same?

No. They are separate authorities with separate regulations, portals and master plans.

Can I move into my house in Noida without an occupancy certificate?

No. Regulation 20 bars occupying any part of a building until the occupancy certificate is issued.

Approvals go faster when the person filing has done it in Noida before. See architects and interior designers in Noida, or browse architects on MOA and message them directly, with no commission on either side.

Sources

• New Okhla Industrial Development Authority: New Okhla Industrial Development Area Building Regulations, 2010 (English translation of the notification of 30 November 2010), regulations 1.8, 4, 9, 10, 12 to 16, 19, 20 and Appendix 12 and Building Regulations and Directions page (accessed 17 Oct 2026)
• PRS India: The Uttar Pradesh Industrial Area Development Act, 1976 (as passed), sections 6 to 9, 14 and 17 (accessed 17 Oct 2026)
• New Okhla Industrial Development Authority: Master Plan 2031 page and Noida Master Plan 2031 report, chapters 1, 5 and 7 (accessed 17 Oct 2026)
• New Okhla Industrial Development Authority: DNGIR Master Plan 2041 page and report of 28 October 2024 (accessed 17 Oct 2026)
• New Okhla Industrial Development Authority: Permission for grant of extension to raise construction (accessed 17 Oct 2026)
• New Okhla Industrial Development Authority: About Noida (accessed 17 Oct 2026)
• New Okhla Industrial Development Authority: Online Building Plan Approval System and Online Completion Certificate portal (accessed 17 Oct 2026)
• Uttar Pradesh Revenue Code (Amendment) Bill, 2026, as published in the UP Extraordinary Gazette of 31 August 2026 (PRS India copy) (accessed 17 Oct 2026)
• TeamLease RegTech: Uttar Pradesh Revenue Code (Amendment) Act, 2026 (accessed 17 Oct 2026)
• Greater Noida Industrial Development Authority: Approval of Building Plans and Building Byelaws 2010 (accessed 17 Oct 2026)
• Yamuna Expressway Industrial Development Authority: Building Plan Map Approval System and Master Plan page (accessed 17 Oct 2026)
• Housing and Urban Planning Department, Government of Uttar Pradesh: Model Building Construction and Development Byelaws and Model Zoning Regulations for Development Authorities of Uttar Pradesh, 2025 (LDA copy) (accessed 17 Oct 2026)
• KNN India: UP draft building rules aim to standardise industrial authority regulations (30 Apr 2026) and Uttar Pradesh to implement uniform building regulations across industrial areas (29 Jul 2026) (accessed 17 Oct 2026)
• Free Press Journal: UP Cabinet approves Model Building Regulations 2026 (9 Oct 2026) (accessed 17 Oct 2026)
• Other official portals linked above: Noida property services and OneMap Noida (accessed 17 Oct 2026)