Crafting Legacies Through Real Estate

The following multiplying factors shall be employed to the above minimum land rates of residential use, to arrive at the cost of land under other uses (Table-1.1):

3.1 The base unit rate of cost of construction will be (Table-1.2):

3.2 In order to take into account the age of structures, the following multiplying factor shall be employed to the minimum cost of construction mentioned above:

3.3 To calculate the valuation of different structures, the following multiplying factors shall be employed under colonies in G and H category:

4.1 For flats having more than four storeys, a uniform rate of Rs. 87,840/- per sq.m is applicable for residential use, and Rs. 1,00,800/- per sq.m for commercial use. For multi-storey flats by private builders, a multiplicative factor of 1.25 shall be employed.

For example, if a plot measures 200 sq. mtr. and the permissible FAR is 200, then: Permissible Built-up Area = 200 × 2 = 400 sq.m. This means the total built-up area permitted on the plot is 400 sq. mtr., which may be distributed across multiple floors according to applicable building bye-laws and height restrictions.

According to the Master Plan for Delhi 2021 (MPD-2021), Delhi’s future development strategy focuses on redevelopment, densification and optimum utilization of available urban land. The Master Plan recognizes that large parts of Delhi have already been urbanized and therefore emphasizes redevelopment and enhancement of existing urban areas rather than only horizontal expansion.

The redevelopment strategy proposed under MPD-2021 includes several key focuses, moving from horizontal expansion to vertical and densified growth.

The Master Plan states that many planned residential areas developed with low density can accommodate higher population through redevelopment and enhanced FAR norms. The strategy includes: Planned plotted housing, Group housing, Resettlement colonies, Unauthorized colonies after regularization, Special areas, and Traditional inner-city areas. The policy promotes optimum utilization of scarce urban land by encouraging vertical growth and infrastructure improvement.

The Plan emphasizes that housing areas developed with lower FAR and lower density should be redeveloped with higher permissible FAR to improve land utilization efficiency. This includes: Enhancement of FAR, Rationalization of setbacks, Parking improvements, Infrastructure augmentation, and Better circulation systems.

The Master Plan specifically promotes redevelopment along Metro corridors and mass transit systems. Development along MRTS corridors aims to increase population holding capacity, reduce travel demand, encourage public transport usage, promote mixed-use development, and optimize infrastructure utilization. Higher density and enhanced FAR may be permitted in transit-oriented development zones subject to planning controls.

Building Bye-Laws regulate development and construction activities in Delhi. These bye-laws are applicable for residential, commercial, industrial and mixed-use properties. All developments are required to comply with MPD-2021 norms and Unified Building Bye Laws. They regulate:

Under MPD-2021, redevelopment and residential plotted development are governed through prescribed norms related to plot size, ground coverage, FAR, height, parking, fire safety and structural stability. The Plan encourages redevelopment by allowing enhanced FAR and flexible development controls.

The Plan recommends a shift from plotted housing towards group housing for efficient utilization of urban land. Group housing projects are encouraged because they use land more efficiently, reduce infrastructure burden, improve organized development, allow integrated facilities, provide better parking management, and support higher population density. The Master Plan encourages redevelopment schemes with higher FAR for group housing and large redevelopment projects.

Parking provisions form an important component of Delhi Building Bye-Laws. The Plan states that: Parking provisions shall be mandatory according to land use and building type; Shared parking and public parking facilities may be developed; Multi-level parking structures are encouraged; Basement parking is permissible subject to structural and fire safety norms. The Master Plan also states that owners may amalgamate plots up to minimum plot size requirements for creating additional parking facilities and such plots may receive rebate in conversion charges.

All buildings in Delhi must comply with: Structural safety norms, Fire safety regulations, National Building Code, Disaster management requirements, and Environmental norms. High-rise buildings require additional approvals from competent authorities including Fire Department clearance.

The Master Plan promotes mixed-use development in Delhi to reduce travel distances and improve economic activity within residential areas. Mixed-use regulations permit retail shops, professional activities, clinics, offices, guest houses, banks, and service establishments, subject to road width, parking provisions and planning conditions. The Plan also provides enhanced FAR opportunities in certain mixed-use and redevelopment schemes.

MPD-2021 follows a hierarchy-based urban planning model consisting of: Housing Area, Neighbourhood, Community, District, and Zone / Sub-City. Each level is required to provide essential facilities such as: Schools, Parks, Shopping centres, Community centres, Health facilities, Recreational spaces, Parking facilities, Utilities and services.

These planning norms are intended to ensure balanced urban development and sustainable infrastructure distribution across Delhi.

The Community Centres should be conceived as shopping and business centres catering to the needs of the population at community level. These centres may have Retail Shopping, Commercial and Government Offices, Local Body / Public Sector Undertaking offices, Cinema / Cineplexes, Hotels, Restaurants, Banquet halls and Guest House, Nursing Home, Dispensary, Clinical Laboratory, Clinic & Poly Clinic facilities together with other community facilities as indicated in table 5.1.

The LSC / CSC will cater to the day-to-day needs of the local population. Some areas developed prior to 1962 like Lajpat Nagar, Rajouri Garden, Tilak Nagar, Kamla Nagar or such other colonies which existed prior to MPD-1962 but were not included in the Master Plan of Delhi (subject to documentary proof) having concentration of commercial activities, may continue subject to conditions prescribed under the Mixed Use Regulations. The existing built-up commercial centres may be redeveloped if need be with enhanced FAR subject to payment of appropriate levies. To incentivize the redevelopment the maximum FAR equivalent to residential plot as per the residential plotted development given under Para 4.4.3 shall be applicable on the entire plot of LSC/CSC as a comprehensive scheme. Parking to be provided as per MPD-2021 norms.

Shop-cum-residence complexes (Shop-cum-residence plots / shop plots) later designated as CC/LSC/CSC (as already earmarked / shown in the respective Zonal Development Plans / Sub-Zonal Plans or to be declared / notified by ULBs / GNCTD) shall be allowed to continue with the activities permissible in the Local Shopping Centre with the following conditions:

Other existing shop-cum-residence plots shall also be allowed to continue with original permitted use with the FAR of residential plotted development. The upper floors can be converted to commercial use after paying the applicable charges. The basement shall be permitted in shop-cum-residence plots / complexes later designated as CC/LSC/CSC subject to relevant provisions under mixed use regulations. If such use of basement leads to exceeding the permissible FAR on the plot, such excess FAR shall be subject to payment of applicable charges prescribed with the approval of Government.

In all the above cases, owner shall obtain the approval of revised building plans for any addition / alteration / new construction / conversion from the concerned local body subject to all statutory clearances w.r.t. relevant provisions of building bye laws, structural safety, fire safety etc.

The need for differentiated approach to mixed use policy arises from the fact that Delhi, being the country's capital and an important centre of economic activity has a large diversity in the typology of residential areas. Apart from the planned residential colonies built as part of Lutyens' Delhi as well as through the process of planned development undertaken by the Delhi Development Authority, there are authorized residential areas in the Walled City, Special areas and urban villages. Other planned areas include resettlement colonies and pre-Delhi Development Act colonies, including post-partition rehabilitation colonies and pre-1962 residential colonies as per list given in Annexure-I. There are also regularized-unauthorized colonies; unauthorized colonies as well as slums and jhuggi jhompri clusters in various parts of Delhi. Moreover, the extent of non-residential activity seen as being necessary or desirable by the residents themselves varies from area to area based on the socio-economic status of the residents as well as the past pattern of development in that area. While certain colonies may need non-residential activity as an integral part of their livelihood, some others may wish to preserve the residential character of their colonies and neighbourhood. Hence, it is proposed to follow a differentiated approach in the application of the mixed-use policy in Delhi. The differentiated approach would be based on categorization of colonies from A to G as adopted by concerned municipal body for unit area method of property tax assessment as applicable on 7.9.2006. Any change in the categorization of these colonies shall not be made applicable for the purpose of this chapter without prior approval of Central Government.

Subject to the provisions of this chapter, the following three broad types of mixed use shall be permissible, in residential premises:

The above mentioned types of mixed use shall be subject to the general terms and conditions specified in the succeeding paragraphs.

The identification of mixed use areas / streets in both the urbanized / urban as well as urbanizable areas of Delhi would be as follows:

The extent of mixed use permissible in various categories of colonies is further clarified as follows:

No commercial activities will be permissible in the colonies of A & B categories except the following: Professional activity, subject to conditions given in para 15.8, mixed use and commercial activity up to one plot depth, in plots abutting Master Plan roads that are notified as mixed use streets, on commercial streets respectively, since such roads are not internal to the colonies. "Other activity" restricted to guest houses, nursing homes and pre-primary schools, as defined in para 15.7.1, subject to conditions contained in para 15.7, in plots abutting roads of minimum 18m ROW in regular plotted development, since these activities are in the nature of 'Public and Semi-Public' facilities. Retail shops in terms of para 15.6 on such mixed use streets with a minimum 18m ROW, within the colony, in regular residential plotted development, as are notified in terms of para 15.3.3, if there is a specific request of the RWA concerned.

Excluding Lutyens' Bungalow Zone, government housing, institutional and staff housing of public and private agencies and buildings / precincts listed by the Heritage Conservation Committee, existing mixed use streets / stretches will be notified by NDMC. Future notification of mixed use streets / stretches will be done on a field level survey to assess the community needs, environmental impact and traffic circulation / adequate parking and in consultation with Residents Welfare Associations concerned.

For the notification of mixed use streets, in areas that have not been surveyed or have been surveyed but streets have not been notified pursuant to notification dated 7.9.2006, local bodies shall be required to carry out within a reasonable time of the notification coming into force, and with due expedition, and not later than 90 days, a survey of all streets of the above-mentioned width, if not already done, with a view to identifying stretches of such streets as mixed use streets. The field survey shall assess the extent of existing non-residential use on the streets, the stretch of the street to be notified, the additional requirement of civic amenities and the provision for traffic circulation and parking. The notification shall be issued by the Urban Development Department, GNCTD immediately after the field survey is completed.