Document Guide · Andaman & Nicobar

How to Check a Building Plan Approval in Andaman & Nicobar — Complete Guide 2026

The Building Plan Approval, called Sanctioned Plan, is mandatory before any construction in Andaman and Nicobar Islands. The actual building must match the sanctioned plan. This guide covers how to apply through PBMC and OBPAS, CRZ rules, the 2-year validity period, and what buyers must check when purchasing a built property.

Quick Reference

Also calledSanctioned Plan / Building Sanction

Issued byPort Blair Municipal Council (PBMC) for the city; Panchayat for rural areas

Valid for2 years from date of sanction (per PBMC Building Bye Laws)

CostConfirm fee with PBMC building cell.

Time takenApproximately 15 working days via OBPAS (PBMC target)

Online portalhttps://pbmc-obpas.com Andaman and

noteAll construction in Port Blair Municipal Area must conform to CRZ Notification 1991; building plans must be designed by a Registered Architect or Engineer licensed by PBMC

What is a Building Plan Approval in Andaman and Nicobar Islands?

Definition

A Building Plan Approval, or Sanctioned Plan, is the written permission from the Port Blair Municipal Council or the relevant local body authorising construction of a specific building on a specific plot. It is issued under the Andaman and Nicobar Islands (Municipal Boards) Regulation, 1957, and governed by PBMC Building Bye Laws.

No construction is legal without it. That is the rule. The plan must be designed and submitted by a Registered Architect or Registered Engineer holding a PBMC-issued licence. A licensed supervisor can handle smaller works. All three must be licensed specifically by PBMC, not just registered nationally.

One more thing most buyers ignore: Port Blair's entire municipal area falls under the Coastal Regulation Zone (CRZ-II) under the Government of India's Notification of February 1991. Every construction inside the municipal boundary must conform to that CRZ notification. A building put up without checking CRZ compliance is illegal even if the land title is clean.

State-specific note: Port Blair's entire municipal area is CRZ-II. Any construction that ignores the CRZ Notification of 1991 is unauthorised, regardless of whether PBMC had otherwise sanctioned the plan.

How to Get a Building Plan Approval in Andaman and Nicobar Islands: Step-by-Step

PBMC introduced the Online Building Plan Approval System (OBPAS) in 2019. Submissions through a Registered Architect via https://pbmc-obpas.com is the current method for Port Blair. Have the land records, Form-F, site plan, and ownership documents ready.

Online method (recommended)

Engage a PBMC-Licensed Architect or Engineer The building plan must be designed and signed by a Registered Architect or Registered Engineer licensed by PBMC

This is not optional. PBMC will not accept a plan without this signature.

Upload the Plan on OBPAS The Architect submits the plan digitally at https://pbmc-obpas

com along with supporting documents: land records, site plan, Form-F or ownership proof, and any NOC required for the specific site.

PBMC Building Cell Review PBMC staff scrutinise the plan for compliance with the Building Bye Laws, FAR limits, setbacks, CRZ restrictions, and airfield proximity rules if applicable

The target turnaround is approximately 15 working days.

Receive Sanction and Keep the Approved Plan Once sanctioned, collect or download the approved plan

Mount a copy visibly at the construction site as required by PBMC Bye Laws.

The sanction is valid for 2 years. If construction is not completed within that window, renew before expiry.

Offline method (Sub-Registrar Office)

Prepare Documents with a Licensed Professional Your Architect or Engineer prepares the building plan drawings and collects land records, Form-F, site map, and any NOC documents

Submit at PBMC Building Cell Submit the physical application at the PBMC building cell office in Port Blair

PBMC offices are at Port Blair. Panchayat offices handle rural areas outside PBMC jurisdiction.

Site Inspection Staff from the building cell carry out a site inspection to verify the land details against the submitted plan

Collect the Sanctioned Plan Once approved, collect the stamped Sanctioned Plan

Keep the original safe.

Any substantial change to the construction after sanction requires a revised plan submission and fresh approval before work begins.

What Does the Building Plan Approval Contain in Andaman and Nicobar Islands?

Five things in the Sanctioned Plan tell you exactly what was approved and what the building must conform to.

Field	Description	What to Verify
Plot Survey Number and Area	The exact land parcel approved for construction	Must match the Form-F and the sale deed
Approved Building Use	Residential, commercial, or industrial	Construction must match this; using a residential-sanctioned building commercially is a violation
Floor Plan and FAR	Floor layout and Floor Area Ratio approved	What was built must match floor-by-floor; excess construction is unauthorised
Setback and Height Details	Approved distances from boundaries and maximum height	Any excess is an encroachment or violation
CRZ Compliance Note	Whether the construction meets CRZ-II requirements	For Port Blair plots, this must be present; absence is a Red Flag
Validity Date	Date sanction was issued	Calculate 2 years from this; an expired sanction means work may have continued without renewal

Good sign: Sanction date is within 2 years, the approved use matches the actual building use, CRZ compliance is noted for Port Blair plots, and the plan carries the PBMC stamp and authorised signature.

Common Issues With Building Plan Approval in Andaman and Nicobar Islands

Three situations create the biggest risk: no approval at all, an expired sanction, and construction that deviates from what was approved.

No Sanctioned Plan for an Existing Building Seller has a built property but no building plan approval

The construction is unauthorised. Banks will not mortgage it and any buyer inherits the legal risk of demolition or regularisation.

Fix: Demand the original Sanctioned Plan before any payment. If the seller cannot produce it, treat the building as unauthorised until proven otherwise.

Sanctioned Plan Expired During Construction PBMC sanction is valid for 2 years

Construction dragged on longer and no renewal was obtained. The work done after expiry is unauthorised by default.

Fix: Check the sanction date on the plan. If the building was not complete within 2 years and no renewal exists, get legal advice before proceeding.

Building Deviates From Sanctioned Plan The actual structure has additional floors, extra rooms, or different dimensions from the approved drawing

Any substantial change requires a revised sanction. Without it, the deviation is illegal.

Fix: Walk the building against the sanctioned floor plan. Any unexplained deviation is a problem. Ask the seller to show the revised sanction if changes were made.

CRZ Non-Compliance in Port Blair The plot is within the Port Blair municipal area and the building was constructed without CRZ compliance

This makes the construction potentially liable to demolition under environmental law.

Fix: For any Port Blair plot, confirm CRZ compliance is noted in the sanctioned plan or separately verified with PBMC.

Plan Submitted by Unlicensed Professional A plan designed by someone without a PBMC licence was submitted and somehow sanctioned

PBMC Bye Laws specifically require a PBMC-licensed Architect or Engineer. Such a sanction may be challenged.

Fix: Check the name and licence status of the Architect who signed the plan against PBMC records.

Rural Plot Has No Panchayat Approval Outside Port Blair, Panchayats are the approving authority

Sellers sometimes assume no approval is needed for rural construction. Unapproved rural structures still carry risk.

Fix: For rural plots, identify the relevant Gram Panchayat and confirm whether approval was sought and granted.

Why Building Plan Approval Matters for Land Buyers in Andaman and Nicobar Islands

An approved plan is what separates a legal building from a structure sitting on legal risk.

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The Sanctioned Plan Must Match the Building Buying a property where what was built differs from what was approved means you own an unauthorised structure

That affects resale, financing, and any future modification approval.

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CRZ Makes Andaman Unique Mainland Indian buyers rarely encounter CRZ restrictions when buying urban property

In Port Blair, every plot inside the municipal boundary sits in CRZ-II. A building without CRZ compliance in the sanction is not just non-conforming; it is potentially subject to environmental enforcement action.

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Banks Will Not Finance Unapproved Structures Any home loan or mortgage against a built property requires the original Sanctioned Plan

No lender in Andaman will lend against a building that has no plan approval or whose plan is expired.

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Andaman and Nicobar-specific: 2-Year Validity Is Short In many states, building plan sanctions last longer

In Andaman, the PBMC Bye Laws set 2 years. For buyers of partially built or recently constructed properties, check the sanction date carefully. Renewal is the owner's responsibility.

Red flag: Seller says the building plan is "in process" or was approved informally by word from PBMC. There is no informal building approval in Andaman. Only a stamped Sanctioned Plan counts.

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Frequently Asked Questions

What is Building Plan Approval in Andaman Nicobar 2026 and who issues it?

The Sanctioned Plan is issued by Port Blair Municipal Council (PBMC) for city plots and by the relevant Panchayat for rural areas. It is mandatory before any construction begins. Plans must be prepared by a PBMC-licensed Registered Architect or Engineer.

How do I apply for building plan approval in Port Blair?

Through PBMC's Online Building Plan Approval System at pbmc-obpas.com. Your Registered Architect submits the plan digitally along with land records, Form-F, and any required NOCs. The offline route is PBMC building cell, Port Blair.

What is OBPAS in Andaman and Nicobar?

OBPAS is PBMC's Online Building Plan Approval System, launched in November 2019. Applications are submitted digitally by licensed Architects at pbmc-obpas.com. The target sanction time is approximately 15 working days. Submission became mandatory after the system stabilised.

How long is the building plan sanction valid in Andaman?

Under PBMC Building Bye Laws, the sanction is valid for 2 years from the date of issue. If construction is not completed within that period, the owner must obtain a renewal before continuing. Work done after expiry without renewal is unauthorised.

What is CRZ and how does it affect construction in Andaman?

Port Blair's entire municipal area is classified as CRZ-II under the Government of India's CRZ Notification of 1991. All constructions within the municipal boundary must comply with this notification. A building approval without CRZ compliance is invalid for Port Blair plots.

Can I make changes to a sanctioned building plan in Andaman

Any substantial departure from the sanctioned plan requires a revised plan to be submitted and approved by PBMC before the change is made. The revised drawings must follow the same process as the original application. Deviations without revised sanction are violations.

What documents are needed for building plan approval in Andaman Nicobar?

Land records, Form-F or ownership proof, a site plan, and the building plan drawings signed by a PBMC-licensed Architect or Engineer. Additional NOCs may be required depending on the plot's location, CRZ zone status, and proximity to the airfield.

Which authority approves building plans outside Port Blair in Andaman?

Outside Port Blair Municipal Council's jurisdiction, the relevant Gram Panchayat is the approving authority for rural construction. The exact process and requirements vary by Panchayat.

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