Sindh Building Control Authority

12/05/2026

26/03/2026

🏡 1. Planning Structure & Concept
The scheme is designed on a rectangular grid layout
Plots are arranged in organized blocks (islands) separated by roads
Emphasis is on:
Efficient land utilization
Easy navigation
Balanced community living

👉 Total scheme area is approximately 25 acres.

🛣️ 2. Road Network & Hierarchy

The layout shows a well-defined circulation system:

Major Roads:
150 ft wide road (external/main access road)
Primary Internal Roads:
40 ft wide roads forming the main grid
Secondary Streets:
20 ft wide roads serving internal residential plots

👉 This hierarchy ensures:

Smooth traffic distribution
Reduced congestion inside residential areas
Clear access to all plots
🏘️ 3. Residential Plot Planning
Majority of land is allocated to residential plots
Plot types include:
120 sq. yards (approx.)
200 sq. yards (approx.)
Plots are arranged:
Back-to-back
With proper frontage on roads

👉 Residential area covers more than 50% of total land, making it the dominant use.

🕌 4. Amenity Spaces (Community Facilities)

A central amenity block is provided, including:

Mosque (Masjid)
Park (Green/Open Space)
Primary School

👉 Key planning feature:

These are centrally located, ensuring equal accessibility for all residents.
🛍️ 5. Commercial Area
A small commercial strip (R/S – Road Side shops) is planned
Located along a main road

👉 Purpose:

Serve daily needs of residents
Keep commercial activity away from inner residential streets
🌳 6. Open Spaces & Environmental Planning
A park area is included within the amenity block
Provides:
Recreation
Ventilation
Aesthetic value
📊 7. Land Use Distribution (As per Table)

The plan includes a land-use summary:

Residential: ~55%
Commercial: ~3–4%
Amenities (Mosque, School, Park): ~7%
Roads: ~34%

👉 This reflects standard urban planning proportions.

🧭 8. Orientation & Layout Features
North direction is indicated
Roads and blocks are aligned for:
Proper sunlight
Air circulation
Logical movement
✅ Conclusion

This housing scheme demonstrates:

Efficient grid-based planning
Balanced land use distribution
Proper road hierarchy
Provision of essential community facilities

👉 Overall, it is a well-planned, medium-sized residential scheme designed for functional, accessible, and community-oriented living.

26/03/2026

Overall Planning Concept

The scheme follows a grid-based planning pattern, where plots are arranged in rectangular blocks separated by a network of roads. This ensures:

Easy accessibility
Proper circulation
Efficient land utilization

The plan also includes zoning for residential, commercial, and amenity spaces.

🛣️ 2. Road Network & Circulation

Main Roads:
150 ft wide road (major arterial road at the boundary)
60 ft & 40 ft wide roads (primary internal roads)
Secondary Roads:
24 ft wide streets (serving residential clusters)

👉 This hierarchy ensures:

Smooth traffic flow
Clear separation of heavy and local traffic
Better connectivity across the scheme
🏘️ 3. Residential Plot Arrangement
Majority of the land is divided into standard residential plots
Plots are arranged in blocks with back-to-back configuration
Uniform sizing maintains visual harmony and planning efficiency

👉 The layout supports:

Maximum number of plots
Proper frontage for each unit
Organized neighborhood clusters
🕌 4. Amenity & Community Spaces

The scheme includes dedicated areas for public use:

Mosque (Masjid)
School
Park / Open Space
Hospital / Medical Facility (indicated)

👉 These facilities are centrally located, making them accessible to all residents.

🛍️ 5. Commercial Areas
A designated commercial zone is provided along a main road
Positioned strategically to:
Serve residents easily
Avoid disturbance inside residential streets
🌳 6. Open Spaces & Parks
Parks are distributed within the scheme
Provide:
Recreational space
Environmental balance
Improved living quality
📊 7. Land Use Distribution

A table (on the right side of the plan) shows:

Total area (~30 acres approx.)
Breakdown into:
Residential plots
Roads
Amenities
Commercial areas

👉 This reflects planned land allocation and compliance with urban planning standards.

🧭 8. Orientation & Planning Features
North direction is indicated for proper orientation
Roads and plots are aligned for:
Better ventilation
Sunlight access
Logical navigation

This housing scheme is a well-planned residential development featuring:

Organized grid layout
Proper road hierarchy
Balanced land use
Essential community facilities

👉 Overall, it reflects modern urban planning principles, ensuring comfort, accessibility, and sustainable living for residents.

26/03/2026

27/01/2026

A General Power of Attorney (GPA) is a delegatory instrument of agency, not an instrument of transfer. Its validity is strictly conditional upon registration (if dealing with immovable property), the continued life of the principal, and the specific wording of the powers granted.

Crucially, a GPA purporting to authorize the sale of immovable property worth Rs. 100 or more is void and unenforceable unless it is compulsorily registered under Section 17 of the Registration Act, 1908. Furthermore, contrary to popular belief, a GPA is automatically revoked upon the death of the principal, rendering any subsequent acts by the attorney null and void, unless the power was "coupled with an interest" (Section 202, Contract Act).

Applicable Statutes
Registration Act, 1908
Section 17(1)(b) & (bb): Mandates compulsory registration for any instrument (including GPA) that creates, assigns, or extinguishes rights in immovable property of Rs. 100 or upwards.
Section 32 & 33: Prescribes the specific authentication requirements for a Power of Attorney to be recognized for registration purposes.
Contract Act, 1872
Section 183: Only a person of sound mind and majority age may employ an agent.
Section 201: Agency is terminated by the principal revoking authority, or by the business of the agency being completed, or by either the principal or agent dying or becoming of unsound mind.
Section 202: Exception where the agent has an interest in the property forming the subject matter of the agency (Irrevocable Power of Attorney).
Power of Attorney Act, 1882
Section 2: Authorizes the donee to execute instruments in their own name by authority of the donor.
Section 3: Protects payments made in good faith by an attorney without notice of the principal's death or revocation.
Relevant Judgments
1. Mandatory Registration for Immovable Property KHURSHEED BEGUM VS FATEH MUHAMMAD KHAN BAJARANI

2021 YLR 578
High Court of Sindh

"If a power of attorney purports to create right, title, or interest. whether vested or contingent, of the value of one hundred rupees or upward to or in immovable property, it requires compulsory registration under section 17(b) of the Registration Act besides payment of duty under Stamp Act... no sanctity is attached to the unregistered GPA."

2. Automatic Revocation upon Death of Principal Syed MEHMOOD ALI QADRI VS GOVERNMENT OF N.-W.F.P.

2005 PLD 238
Peshawar High Court

"Power of attorney is merely an instrument of the appointment of an agent to act on behalf of the principal. Such instrument can be revoked any time by the principal at this will and in certain cases, like death and insolvency, the power of attorney is automatically revoked... Even during the currency of a valid power of attorney, the principal cannot be denied the rights of his personal participation."

3. Strict Construction of Powers (Specific vs. General) MUZAFFAR ALI etc. Vs MUHAMMAD IMRAN etc.

2021 PLJ 16
Lahore High Court

"It is wrong to assume that every 'general' Power of Attorney on account of the said description means and includes the power to alienate dispose of property of the principal... In order to achieve that object it must contain a clear separate clause devoted to the said object... Implied authority to alienate property, would not be readily deduceable from words spoken or written which do not clearly convey the principal's knowledge..."

4. Prohibition on Self-Dealing (Transfer to Relatives) PHULMAJEERAN BEGUM alias PHULLAN BEGUM Vs ADDITIONAL DISTRICT JUDGE MAILSI

2009 PLJ 238
Lahore High Court

"Agent in such like cases possesses dominant influence and thus, could not be permitted to enter into any agreement to sell with a person of his own choice without there being an expressed permission by the Principal. In such situation, the Principal is justified to repudiate the deal."

27/01/2026

The validity of a General Power of Attorney is determined by a strict "Lifecycle Test" involving its creation, content, and the status of the principal.

1. Grounds for Validity
To be actionable in a court of law, a GPA must satisfy these criteria:

Compulsory Registration: If the GPA authorizes the sale, mortgage, or exchange of immovable property, it must be registered with the Sub-Registrar. An unregistered GPA is valid only for management acts (e.g., collecting rent, appearing in court) but is invalid for transferring title (2021 YLR 578).
Specific Authorization: A "General" Power of Attorney does not automatically grant the power to sell. The document must contain a specific clause explicitly empowering the agent to sell the property. Vague phrases like "manage all affairs" are insufficient for alienation of property (2021 PLJ 16).
Capacity: The Principal must be alive, of sound mind, and a major at the time of ex*****on and continuously during the exercise of the power.
2. Grounds for Non-Validity (Invalidity)
A GPA becomes invalid or is considered void ab initio in the following scenarios:

Death of Principal: This is the most common pitfall. The moment the principal dies, the agency terminates automatically under Section 201 of the Contract Act. Any sale deed executed by the attorney after the principal's death is void, even if the attorney was unaware of the death (2005 PLD 238).
Vague Description: If the property is not specifically described (e.g., Khasra/Khewat numbers are missing), the GPA is invalid for the sale of that specific land (Mst. AKHTAR FATIMA case).
Self-Dealing / Fiduciary Breach: An attorney cannot sell the principal's property to themselves or their close relatives (spouse, children) unless the GPA expressly permits such a transaction. Courts view these transfers as fraudulent and voidable (2009 PLJ 238).
3. The "Irrevocable" Exception (Section 202)
A GPA is rarely truly irrevocable. Merely writing "Irrevocable Power of Attorney" on the document does not make it so.

Validity: It is only irrevocable if it is coupled with an interest (Section 202, Contract Act)—meaning the agent has a financial interest in the property itself (e.g., the GPA is security for a debt owed to the agent).
Non-Validity: If no interest is created (i.e., it is a simple agency for convenience), the principal can revoke it at any time, and it still extinguishes upon death.
4. Strategic Advisory
For Principals: Revocation of a registered GPA requires a registered Cancellation Deed and public notice (newspaper advertisement) to be effective against third parties.
For Buyers: Never rely solely on a GPA to purchase land. Always demand to see the principal or obtain a fresh "Life Certificate" of the principal to ensure they are alive and have not revoked the power.
For Drafting: Ensure the "power to sell" is a distinct, separate clause and not buried in general text. If the intent is to allow sale to the attorney's relatives, this must be explicitly written to avoid future litigation.