| Project Name | Project Location | Project District | Project Tehsil | Promoter Name |
|---|---|---|---|---|
| Riviera at AIPL Lake City | Village Daultabad Sector- 103 | GURUGRAM | Kadipur ST | AIPL Bharat Infrastructure Private Limited |
| Project Registration Number | Project Id | Receiving Date | Online Submission Date | Current Status | Next Date of Hearing | Notice Dispatched | Notice Dispatched On | Notice Tracking Id | Notice Dispatched Remarks | View Notice | Initially Scrutinized Remarks | Details of Project(Form A-H) |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| GGM/1019/751/2025/122 DATED 08.12.2025 | RERA-GRG-2085-2025 | 03-Nov-2025 | 03-Nov-2025 | APPROVED AND CERTIFICATE UPLOADED | NOT REQUIRED | Yes | 25-Nov-2025 | First Deficiency Notice | BY HAND | First hearing | View Form(A-H) |
| Project Registration Number | Uploading Date | Remarks | View Certificate |
|---|---|---|---|
| GGM/1019/751/2025/122 DATED 08.12.2025 | 09-Dec-2025 | RC Uploaded |
| Date of Hearing | Proceedings of the day | Status | Order |
|---|---|---|---|
| 01-Dec-2025 | Sh. Ashish Kush, Planning Executive and Ms. Asha, Chartered Accountant briefed about the facts of the case. Sh. Vijay Singh (AR), Ms. Julie Jha(AR), Ms. Sonam Sharma, Sh. Venket Rao (Advocate) and Sh. Gunjan Kumar (Advocate) are present on behalf of the promoter. Sh. Dhruv Dutt Sharma (Advocate), Sh. Sayantan, Ms. Divya and Sh. Rohit are present on behalf of the complainant i.e., M/s Glorii Education Technology Pvt. Ltd. The advocate on behalf of the complainant stated that the complainant was co-sharer in the land under partition which is challenged in Hon’ble High Court vide CWP No. 21373 of 2025. The next date of hearing in the matter is fixed for 02.12.2025. Further, stated that till the partition proceedings are not finalized the registration of the project may not be granted. The AR of the promoter states that: i. Out of 16 Kanals 0 Marla land mentioned hereinabove, M/s Desert Moon Realtors Pvt. Ltd. had a share of 7 Kanals 15 Marlas. That M/s Desert Moon Realtors Pvt. Ltd. for getting its share of land partitioned and construct a separate Khewat, submitted an Application before the Hon’ble Court of Assistant Collector IIND Grade, Sub-Tehsil Kadipur, District Gurugram. That vide the Partition Application a request was also made that during the partition, the land falling in the share of M/s Desert Moon Realtors Pvt. Ltd. be adjoined with the share of other khewat of M/s Desert Moon Realtors Pvt. Ltd. so that one contiguous parcel of land can be formed for M/s Desert Moon Realtors Pvt. Ltd. ii. The mode of partition was sanctioned on 28.06.2024, Naksha B was approved on 02.07.2024, Naksha Zim was issued on 02.08.2024, and Sanad Takseem was issued on 05.08.2024. The partition was implemented both on the spot and in the revenue records. Mutation No. 4078 was sanctioned on 30.08.2024 in favour of the M/s Desert Moon Realtors Pvt. Ltd. iii. That, subsequent to partition, a portion of land admeasuring 0.968 acres was sold to M/s Babler Projects Pvt. Ltd. through registered sale deed vasika no. 7476 dated 30.08.2024 and mutation No. 4084 was sanctioned accordingly. Rapat No. 1403 dated 12.08.2024 records the delivery of possession in favour of M/s Babbler Projects Pvt. Ltd, thus negating M/s Glorii Education Technology Pvt. Ltd.'s claim that the proceedings were not implemented. iv. Thereafter M/s Glorii Education Technology Pvt. Ltd had filed a Revision Petition against the Partition Order dated 28.06.2024 and Takseem. However, Revision Court vide its order dated 11.07.2025 upheld the Partition and dismissed the Revision Petition of M/s Glorii Education Technology Pvt. Ltd. v. During the pendency of the approval of the License, M/s Glorii Education Technology Pvt. Ltd. raised similar frivolous objections before the DTCP. License No. 62 of 2025 was issued on 01.05.2025. vi. It is also pertinent to note that the Hon’ble High Court while considering the CWP No. 21373 of 2025 on 14.11.2025, post approval of the Zoning plans and Building plans, have reiterated their order for continuation of interim orders dated 31.07.2025 and stated that the said status quo pertains to “status quo of the land under partition”. The Authority has considered the submissions made by both parties and examined the records placed before it. At the outset, it is noted that the role of the Authority under the Real Estate (Regulation and Development) Act, 2016 (“the Act”) is that of a regulator, and its jurisdiction at the stage of registration of a real estate project is confined to verifying whether the application submitted under Section 4 of the Act read with Rule 3 of the Haryana Real Estate (Regulation and Development) Rules, 2017 (“the Rules, 2017”), is complete in all respects and supported by true, correct, and complete disclosures. Under the statutory framework, the Authority is obligated to decide a registration application within 30 days of its filing. In terms of Section 4(2)(l)(A) and (B) of the Act, a promoter seeking project registration must submit a declaration supported by affidavit confirming: (i) the legal title to the land, along with legally valid documents; and (ii) that the land is free from all encumbrances, or alternatively, complete details of all encumbrances or claims of any kind—including any rights, title, interest, disputes, or claims of any party—in or over the project land. Rule 3(1)(e) of the Rules, 2017 further obligates promoters to disclose “all dues, litigation, rights, title, interest and name of any party in or over such land” along with a non-encumbrance certificate issued by the competent revenue authority. Rule 14(1)(e)(ii)(D) mandates that these very disclosures be published on the Authority’s website for public scrutiny. These statutory provisions clearly establish that complete disclosure of litigation or claims affecting the project land is not only permissible but mandatory, and the Authority must ensure truthful, complete, and transparent disclosures by promoters before granting registration. Sections 34 and 37 further require the Authority to secure compliance by promoters and to issue such directions as may be necessary for the proper discharge of its regulatory functions. The Authority notes that the license for the present project was granted by DTCP on 01.05.2025. The Zoning Plan and Building Plans were subsequently approved on 17.10.2025 and 03.11.2025, respectively. The pendency of CWP No. 21373 of 2025 before the Hon’ble High Court pertains to proceedings relating to partition of land, in which the Hon’ble High Court has continued the interim order of status quo regarding “the land under partition.” Given the statutory scheme as discussed above, the Authority is not empowered to adjudicate on the validity of the partition proceedings or the title claimed by any of the contesting parties. However, the pendency of litigation affecting rights in the project land is a material fact that the promoter is statutorily bound to disclose, and the Authority is duty-bound to ensure that such disclosure is made available to the public at large. Accordingly, keeping in view the nature of the ongoing litigation and in discharge of its obligations under Sections 34 and 37 of the Act, the Authority directs that a specific condition shall be incorporated in the Registration Certificate to the following effect: “The promoter shall make full, complete, and prominent disclosure of the litigation pending before the Hon’ble High Court in CWP No. 21373 of 2025, or any other proceedings affecting rights in the project land, in all brochures, advertisements, marketing or promotional materials, and on the promoter’s website with respect to the project. The promoter shall also ensure that the said disclosure forms an integral part of every agreement for sale executed with allottees.” This condition is mandated to ensure transparency, to safeguard the interests of allottees, and to fulfil the statutory duty of the Authority to ensure truthful disclosures under the Act and the Rules, 2017. For abundant clarity, the Authority further directs that the promoter shall strictly comply with all orders passed by the Hon’ble High Court in CWP No. 21373 of 2025, including any interim or subsequent directions issued from time to time. The grant of registration by the Authority shall not, in any manner, dilute, override, or affect the binding nature of the orders of the Hon’ble High Court, and the promoter shall ensure full adherence to the same at all stages of the project. The AR of the promoter has submitted an application requesting for change of name of project from “The Riviera at AIPL Lake City” to “Riviera at AIPL Lake City”. The AR of the promoter further states that they are in process of seeking approval from DHBVN to lay the 11 KV line running on 4 Karam revenue road underground, and the same is subject to approval from DHBVN. He also states that the site is accessible from 4 Karam wide revenue road and 6 Karam wide revenue road which are existing. The Authorized Representative of the promoter submits that presently, Environment Clearance, Fire Scheme Approval, Approved service plans and estimates and Mining Permission are under process and the said approvals have not yet been obtained as on date. Further, the AR of the promoter undertakes to obtain and submit: i. The Approved Environmental Clearance, Fire Scheme Approval and Approved Service Plans and Estimates within 4 months from the date of grant of registration. ii. Mining permission before the start of construction. Further, he undertakes to submit three Demand Drafts / Bank Guarantees amounting to Rs. 25 lakhs each, as a security deposit for timely compliance with the above requirements at point (i). It is also expressly undertaken that in the event of failure to obtain and submit the aforesaid approvals within the stipulated time frames, the said security amount(s) shall be liable to be forfeited by the Authority. The Authority has taken note of the submissions made by the Authorized Representative of the promoter regarding the non-availability of the aforesaid statutory approvals as on date. In view of the above, and in the interest of regulatory compliance, the Authority hereby directs that the promoter shall submit three separate Demand Drafts / Bank Guarantees, each amounting to Rs. 25,00,000/- (Rupees Twenty-Five Lakhs only), in favour of the Authority, as security amounts for timely submission of the following approvals: a. Approved Environmental Clearance: within 4 months from the date of grant of registration; b. Fire Scheme Approval: within 4 months from the date of grant of registration; and c. Approved Service Plans and Estimates: within 4 months from the date of grant of registration. In the event of non-submission of any of the above approvals within the prescribed time frames, the corresponding security amount shall stand forfeited by the Authority, and such failure may also attract additional regulatory action as permissible under the Act of 2016, rules and regulations made thereunder. Further, the promoter shall submit the Mining permission before start of construction. Also, the promoter shall prominently disclose in all advertisements, brochures, marketing materials, and promotional content that the site presently has access only through 4 karam revenue road and 6 karam revenue road alongwith full particulars of the pending litigation as directed above. Approved as proposed subject to rectification of deficiencies mentioned above. The Registration Certificate shall be issued after submission of remaining deficiencies mentioned above including correction in A-H form, Online DPI and submission of three BG/DD of Rs. 25 lakhs each for submission of Approved Environment Clearance, Fire Scheme approval and approved Service plan and Estimates within the timeframe mentioned above. | APPROVED AND READY FOR CERTIFICATE ISSUING PROCESS | View Order |
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