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- Re-building Delhi
Thanks priya for giving us such a useful information .....
One of the benefits flowing out of the proposal to amend the Delhi Master Plan is the possibility that the Delhi Development Authority’s (DDA’s) monopoly over procurement of land in the capital will finally be broken.
As the junior minister of urban development and Delhi MP Ajay Maken points out, the DDA has developed just a sixth of the total commercial space it was supposed to have till date—so, where were the shops that were needed to meet Delhi’s needs? Not just shops, the problem extends to houses. The fact that there are lakhs of persons in queue each time the DDA opens up one of its housing schemes is testimony to the same problem of shortages and poor development. The development beyond Delhi’s borders of flourishing mini-cities like Gurgaon and Noida is a direct result of the DDA’s failure in Delhi.
The authorities need to make sure that the re-development of Delhi (for that is what this could mean) is done with proper planning and standard-setting, to meet the requirements of a modern metropolis in the 21st century.CommentQuote0Flag
- Delhi Master Plan 2021 to renovate “Capital” into “Maximum City”
The Capital is impatiently waiting to undergo the sweeping changes with the New Delhi Master Plan 2021, which was notified on Wednesday night, after winning over the main hurdle of its way – the Supreme Court’s scrutiny. Much of its growth will continue with commercial spaces including offices and shops dotting residential colonies.
The New Delhi Master Plan paves the way for construction of taller buildings which is supposed to bring in “redensification” of present colonies. This will allow the houses to acquire fourth which higher floor ratio (FAR) which has made possible by new higher floor area ration mentioned in the Plan.
Indeed, the buildings in Delhi can now go up to 14 to 16 floors – if constructors and property developers can join an area of at least 4,000 sq m. However, freedom must go hand in hand with responsibilities. These developers will only be allowed to lay foundation of their skyscrapers if they take care of three things including a proper set up of an effluent treatment plant to prevent choking of the sewer age system, incorporating solar panels to generate some power. Last but not the least is a promise to build underground parking space.
Now comes a turn of Government to fulfill its promises. As per the provisions laid in Delhi Master Plan 2021, high-rise tenements would be constructed where slums currently sprawl. All care has been taken. Each tenement will contain a built up area of 25 sq m. The plan has been made with keeping economically weaker sections in view. It promises that 50% of all new housing accommodations in the city will be for the poor. Union Cabinet has legalized 1,500 unauthorized colonies. However, neither the final list nor the full Plan document has yet been released. The court cannot decide whether the new Delhi master plan 2021 be able to achieve what it envisages thereby making Delhi a world class city.CommentQuote0Flag
- Election is over in Delhi... and dear Delhi walooo be ready for sealing …. and lots of talks on Delhi master plan again and again….CommentQuote0Flag
- Delhi Master Plan 2021: City's skyline may go the Shanghai way
NEW DELHI: Delhi's skyline could resemble Manhattan's or Shanghai's if urban development minister Kamal Nath has his way. The minister has mooted verticalisation of Delhi in the new master plan for 2021 by allowing higher floor area ratio in the city, which is expected to increase housing stock considerably and rejuvenate some old commercial areas.
"Property prices in Delhi are too high today and the only way they can come down are by increasing supply," says Anshuman Magazine, chairman and managing director (south Asia) at property advisory firm CB Richard Ellis.
Property rates in Delhi, especially in the south and central parts, today are comparable to those in cities like New York and London.
As the city has grown to a population of 17 million, these unsustainable prices and lack of vertical development have pushed home buyers towards new urban conglomerations around the city like Noida, Gurgoan, Ghaziabad, Faridabad and beyond. Today, the average property prices in Delhi are at least two to three times that in Gurgaon and Noida.
Delhi currently has an FAR of 1.2 (and 3.5 for plots under 100 sq metres) for residential and 1-1.5 for commercial compared to 13 in Shanghai and 15 in New York and Manhattan. Noida too has a higher FAR of 3, Gurgaon allows comparatively more at 1.75 and Hyderabad has allowed unlimited FAR if certain conditions like providing adequate parking are met.
The tallest building today in Delhi is the Municipal Corporation of Delhi's Civic Centre with 28 floors. In comparison, Supertech is building an 80-storey building in Noida. In Manhattan, the famous Empire State Building, which was completed in 1931, has 102 floors. FAR is the ratio of the total floor area of a building to the plot area and the concept behind it is utilisation of land in the most optimal manner.
Today, many people travel to Delhi for work as the overall population density has been spread over a larger area. "Delhi has failed to give housing to the common man due to limitations on FAR and density norms. It also aided in the creation of slums. If FAR is freed, land cost for development will come down, bringing down property prices," says Navin Raheja, president of the National Real Estate Development Council and a developer with projects in both Delhi and Gurgaon.
So far, what has stopped the Delhi government from allowing higher FAR is the possible strain on infrastructure, like roads, water, power, sewerage that will follow such densification, but that worry still remains.
The city's infrastructure is creaking. Infrastructure like power, water and roads are already stretched to the hilt due to decades of poor planning. Many areas in Delhi still face frequent power cuts and shortage of water, both potable and otherwise. Massive traffic snarls are common in most parts of the city that face shortage of road space because of an increase in the population of motor vehicles.
Urban development experts warn that if norms are changed and taller buildings are allowed without making a concrete plan to improve infrastructure across the city, it could lead to a worse situation. "We need to get our infrastructure development plan in order before embarking on verticalisation. The government could charge for giving higher FAR and that money should be properly utilised to strengthen infrastructure," says Gaurav Jain, a town planner and managing director of Samyak Properties & Infrastructure.
Internationally, most such decisions are taken after a thorough study of the infrastructure in a city, which includes the impact of increasing FAR on traffic, water and power availability and sewerage, says Magazine.
Architect Ashok Lall, who works in the field of sustainable urban development feels simply allowing tall buildings everywhere will lead to an unsustainable situation in the city. "Once you go beyond six floors, the energy required to take water, sewerage and people up and down goes up 20%," he says. According to Lall, the optimal, energy-efficient FAR is around 1.2, which is currently allowed in the city.
Delhi Master Plan 2021: City's skyline may go the Shanghai way - The Economic TimesCommentQuote0Flag
- Changes allow studio, service apartments
Proposals for allowing studio and service apartments to come up in Delhi are being introduced in the Master Plan-2021 under the review process. Until now, there was no provision for allowing such apartments in the city, said the DDA which has invited public suggestions and objections to modifications such as these.
Studio apartments are being defined as premises in which residential accommodation in the form of multi-purpose rooms will be provided to individuals and families.
"Activities permitted on such premises are a caretaker's office, retail shops, dining and supporting facilities. This will be restricted up to 10% of the floor area. The minimum size of plot will be 2,000 sqm with maximum ground coverage of 33.3% and floor area ratio of 200. The maximum size of the apartment will be 60 sqm of the built-up area,'' said a DDA official.
Such apartments are smaller in size and are aimed to cater to young couples looking for housing. "This will also help in bridging the housing gap in the city,'' the official said. These apartments are supposed to come up along transit-oriented development projects proposed along Metro corridors.
The basic principle of a transit-oriented development corridor is mixed land use, which means that there will be a mix of residential and commercial development and high density development, leading to multi-storey construction.
Long-term and short-term accommodation have also been proposed for inclusion in the Master Plan. "To cater to long-term accommodation requirement, service apartments are proposed. To cater to low tariff short-term accommodation, a hierarchy of guesthouse, lodging and boarding house/ dharamshala/hostel has been proposed,'' the public notice states.
According to officials, these accommodation are to be provided or permitted while modifying existing or preparing schemes for commercial, industrial, public/semi-public and transportation use zones.
Changes allow studio, service apartments - Indian ExpressCommentQuote0Flag
- Not kept in loop on Master Plan changes, says Sheila
Cautioning that Delhi's "problems will keep mounting" if the review process for the Master Plan-2021 continues to crawl, Chief Minister Sheila Dikshit on Tuesday said many changes in the Master Plan were being made without taking her government into confidence.
"The review process for the Master Plan valid until 2021 has been going on for almost two years. A city like Delhi has been growing at a very fast pace but the land use changes under the review process tends to take time as they have to be cleared by the DDA, then go to the Lt Governor and then to the Ministry of Urban Development. I feel that the decisions should be quicker otherwise the problems will keep mounting,'' Dikshit told Newsline.
She said the Master Plan for a fast-growing city such as Delhi should not be for just 20 years. "The DDA is also functioning without a full-time vice-chairman,'' she said. The Master Plan for 2021 was notified in February 2007.
"In most cases, changes in the Master Plan were made but not conveyed to us. For instance, I got to know of the farmhouse policy through newspapers,'' Dikshit said. The policy aims to regularise farmhouses built before February 2, 2007, including built-up area beyond permissible limits, by levying penalty charges.
Her government, she said, is looking at more flexibility of land use through the review process. "We need to accommodate colleges, housing and more in the space available to us. And this requires flexibility of land use,'' she said.
According to the Chief Minister, the issue of resettlement colonies and Lal Dora Extension had more or less been resolved. What needs to be kept in mind during the review process is that Delhi no longer has an agricultural character and is mostly urbanised.
On the issue of bringing Bengali Market out of the Lutyens' Bungalow Zone, Dikshit said: "Some houses in Bengali Market were allowed more floor area ratio before the area was included in LBZ. We have taken up the matter of excluding it from the Lutyens' Zone. The Urban Development Ministry has been very sympathetic and I have been pursuing this matter with them.'' She said no other colony had made a similar representation to her government so far.
The area around Bengali Market has 270 plots. Of these, around 200 were reconstructed with additional FAR between 1998 and 2002 when the colony was taken off the LBZ list. In 2003, it was again listed under LBZ. For a decade now, owners of the remaining 70 plots have been trying for relaxation in building byelaws. Most houses in this area have two storeys.
Not kept in loop on Master Plan changes, says Sheila - Indian ExpressCommentQuote0Flag
- New mpd 2021 pushes land prices up
NEW MPD 2021 PUSHES LAND PRICES UP
There is a huge rush for R-Zone agricultural land sale deed registrations at Kapashera’s and Najafgarh’s sub-registrar offices. RAVI KUMAR MANGALAM writes
Kapashera’s and Najafgarh’s sub-registrar offices, which are handling the revenue operations of southwest Delhi, are flooded with registrations of agricultural land, according to reports.
These areas fall in the residential, public utility or facility corridor demarcations in the zonal plan of Zone-L, which is located between NH-8 (Jaipur Highway) and NH-10 (Rohtak Highway), in the Master Plan for Delhi-2021.
The Delhi Development Authority (DDA) has divided Delhi into 16 zones for ease of administration. The government has limited the period of public suggestions and objections to its New Residential Zones’ Land Pooling Policy, published on April 18, to 45 days instead of the normal 90 days’ period, showing its keenness to implement MPD 2021.
This has converted the peripheral residential zone land in Delhi into money-spinners for investors. According to some reports, around 80 registrations are being done at each sub-registrar’s office every day, out of which the maximum transactions relate to the residential zones.
The residential zone land, which is currently under agricultural use, would be converted into residential use under the MPD 2021, on automatic conversion policy scheme, if the policy is adopted by the DDA. This would rid buyers from the hassle of obtaining land-use conversion, which is very cumbersome, time-consuming and associated with unsavoury underhand deals.
The DDA will demarcate residential-zone land by itself and there would be no need to get a CLU (change of land use) document by the developing entity, once the licence is approved by the DDA — this, too, will now be done in a time-bound manner. Under the new policy, land use would be automatically converted into residential/commercial/institutional grouping, in accordance with the specific purposes of the applicant as per DDA’s already published transparent and clear developmental model.
For instance, if an entity applies for a licence under the group-housing category, it would be automatically allotted land in the residential category, irrespective of where the earlier land falls.
Only two slabs — from 3 hectares (7.5 acres) to up to 20 hectares (50 acres) and another for above 20 hectares (50 acres) — have been proposed by the DDA in this new policy. This pooling policy is applicable to new developments in the whole of Delhi; however, southwest Delhi area, which comes under the Kapashera and Najafgarh tehsils, has become especially profitable in this regard.
In addition to the locational advantages of this part of Delhi, the other USPs of the area are its close proximity to the IGI Airport, the 186-acre golf course, a world-class tourist complex, Dwarka Express-way, AIIMS II, the forthcoming second diplomatic enclave, KMP Expressway, etc.
After the notification, likely to come about in the near future, aggregation of land for licensing and development could proceed at a fast pace considering that Delhi will be going to the polls in November, and the general election are slated
sometime in May 2014.
The real estate scenario, in the light of the new residential zone development policy, is likely to get an immense boost considering the wide gap in supply and demand.
This is an unprecedented opportunity, coming after 32 years, when the last development policy was adopted by the DDA.
Land rates in these areas have already seen a steep hike from March, with the price of 1 acre shooting up from Rs 2-2.5 crore Rs 4-4.5 crore per acre, that too when the pooling policy is yet to be notified. After the notification, the land price may even touch the Rs-10-crore mark, experts say.CommentQuote0Flag
- Guys any idea, which areas one should invest in, to tale advantage of this new master plan?CommentQuote0Flag
- Originally Posted by amit001Guys any idea, which areas one should invest in, to tale advantage of this new master plan?
More than the area, i think the dilemma is which housing society to believe(or not to believe) in........lol
If any member can vouch for some society with complete details...I think it will be beneficial for the society & us too!
- Is there any change in zone plans/status in last month?CommentQuote0Flag
- I heard somewhere that DDA notice came in Hindustan Times sometimes in Feb2014, where zone P1 and Zone N were excluded from land pooling.
DDA may want to have zone P1 as Narela extn and zone N as Rohini extn.
Can anyone confirm this if this is true and provide a reference to information source?CommentQuote0Flag