MASTER PLAN DELHI 2021
The Delhi Master Plan 2021 has divided the National Capital Territory of Delhi into 15 zones for convenience and execution of
development. To regulate the issues like population growth and infrastructure requirement of the city, these zonal plans have been
developed with approval of the Government of India, and are sure to transform the dynamics of our capital fabulously.
UBLIC NOTICE
VERTICAL IS THE ONLY WAY
Experts have also pointed out that Delhi is located in Seismic Zone IV and underlined that only
through risk assessment studies and a development plan which has a mix of high and low-rise
buildings can the city survive.
The minister's business-like approach, however, seems to have put the entire process on the
fast track. It's likely to be finalized much before the December deadline. Sources said
lieutenant-governor Tejendra Khanna has asked officials dealing with people's suggestions and
objections to submit a draft with latest inclusions by October 15. The final plan is likely to be
announced before Diwali. That the government is likely to allow more floor area ratio (FAR) for
larger properties will cheer developers and owners of big plots.
The workshop was also attended by urban development secretary Sudhir Krishna, DDA vicechairman S K Srivastava and Delhi Urban Arts Commission (DUAC) chairperson Raj Rewal.
About the urban mess, Kamal Nath said, "It is not necessarily bad enforcement, it is bad
planning...What will you enforce? How can you enforce (in) 1,600 irregular colonies? Tell me
who is going to enforce? Perhaps we are the only country in the world which had to bring in a
legislation, Delhi Special Laws, saying we were going to regularize. What is this a tribute to? It is
a tribute to bad planning."
The minister said the concept of National Capital Region had increased the load on the capital
with people living here, working in NCR and vice-versa. "Why should we not have high-rises? If
we don't have it, we make it a city of slums. Where is the choice?" he said. He said everyone
wanted large open spaces but the ground realities had to be factored in.
DUAC chief Raj Rewal, however, sounded a note of caution. He said highrise development
should be site-specific, citing examples of government proposals for Kidwai Nagar and
Srinivaspuri as instances where vertical growth did not work. He also referred to a proposal for
highrise development adjacent to Vishwavidyalaya Metro station. DUAC had serious objections
and rejected all three proposals.
Architects and urban planners pointed out that the master plan was notified five years ago but
DDA had not carried out any assessment of the effectiveness of the new policies. "Considering
that Delhi has a shortage of land, vertical growth is probably the way out. But vertical growth
cannot be applied to the whole of Delhi equally. Risk assessment studies are required to
establish which areas are suitable for high-rises. These studies will help establish the
development framework for plots where height norms will be eased," said Professor Sanjukta
Bhaduri of the department of urban planning of School of Planning and Architecture.
"There should be a mix of low-rise and high-rise with correct norms for high-rise development so
that it works for the city," added Paromita Roy, senior consultant, UTTIPEC. "Vertical growth will
not work in every area of Delhi, especially in narrow lanes. It should be site-specific and needbased," stressed architect and urban planner Sudhir Vohra.
MCD's chief town planner, Shamsher Singh, felt Delhi was not equipped for vertical growth in
the present scenario. "Vertical growth will put pressure on essential infrastructure like water,
roads and other civic amenities. For instance, high-rises cannot be allowed in lanes and
congested areas. Moreover, since Delhi is in Seismic Zone IV, it is essential to develop
buildings which are earthquake resistant," he said.
Earlier in the day, the LG defended the controversial farmhouse policy saying these areas
should be seen as green lungs of the city. Delhi has about 2,500 farmhouses. Khanna said
there was a view that by regularizing farmhouses, the government was losing 6,000-7,000 acres
which could be used for urbanization. He said the government can collect charges and the
farmhouse owners have to maintain the greenery. Khanna said in areas like Chhattarpur, where
ground water availability is quite less, no more capacity should be added.
However, UD secretary Sudhir Krishna said that only a powerful few living in farmhouses and
Lutyens' Zone had control over huge land while the poor and the middle class have to look for
housing in NCR cities. "In the garb of many good intentions and logic, Delhi is increasingly
becoming a city of haves and have-nots in perpetuity. I have never seen such a city where a
large section has no access to housing," he added.
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MEDIA REPORTS
MEDIA REPORT 1
MEDIA REPORT 2
MEDIA REPORT 3
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LAND POOL POLICY
The large scale Land Acquisition, development and disposal policy of Delhi approved in 1961 is still in operation.
However land acquisition and planned development has not kept pace with the increasing demands of urbanization
during the last five decades .Moreover, the process of acquisition is increasingly challenged by land owners due to
low compensation as compared to the market value. Therefore, the new land policy is based on the concept of land
pooling wherein the land parcels owned by individuals or group of owners are legally consolidated of transfer of
ownership right to the designated land pooling agency, which later transfers the ownership of the part of land back to
the land owners for undertaking of development for such areas . The policy is applicable in the proposed urbanisable
areas of the Urban Extensions for which Zonal Plans have been approved.
AS PER LAND POOLING POLICY OF MPD-2021, THE FOLLOWING IS PROPOSEDRole
of
DDA/Government
i) Govt. / DDA to act as a facilitator with minimum intervention to facilitate and speed up integrated planned
development.
ii) A land owner, or a group of land owners (who have grouped together of their own volition / will for this purpose)
or a developer, hereinafter referred to as the "Developer Entity" (DE), shall be permitted to pool land for unified
planning, servicing and subdivision / share of the land for development as per prescribed norms and guidelines.
iii) Each landowner to get an equitable return irrespective of land uses assigned to their land in the Zonal Development
Plan
(ZDP)
with
minimum
displacement.
iv) To ensure speedy development of Master Plan Roads and other essential Physical & Social Infrastructure and
Recreational
areas.
v) To ensure inclusive development by adequate provision of EWS and other housing as per Shelter Policy of the
Master
Plan.
vi) Declaration of areas under land pooling and preparation of Layout Plans and Sector Plans based on the availability
of
physical
vii)
Superimposition
of
Revenue
infrastructure.
maps
on
the
approved
Zonal
plans.
Time bound development of identified land with Master Plan Roads, provision of Physical Infrastructure such as
Water Supply, Sewerage and Drainage, provision of Social Infrastructure and Traffic and Transportation Infrastructure
including
Metro
Corridors.
viii) DDA shall be responsible for external development in a time bound manner. Acquisition of left out land pockets
in
a time bound manner shall only be taken up wherever the persons are not coming forward to participate in
development through land pooling.
LAND USE AND DEVELOPMENT PLAN
LAND USE DISTRIBUTION:
(i) The Land Use distribution at the city level for the urbanisable areas in the urban extension adopted for this policy
is
Gross
as
Residential(For
Every
1000
under:
ha
of
land
Pooled)-
53%
Commercial-
5%
Industrial-
4%
Public
&
Semi
Roads
Public
&
Facilities
-10%
Circulation-
Recreational
12%
-
16%
(ii) The Recreational Land Use does not include green areas within the various gross land use categories.
(iii) The share of city level remunerative land to be retained by DDA shall depend on the categories/size of land pooled
under this policy. DDA's share in Residential Land shall vary between 0-10%, Commercial Land shall vary between
0-2% and entire Industrial Land of 4% shall be retained by DDA.
NORMS FOR LAND ASSEMBLY / LAND POOLING
The Land pooling Model proposed for land assembly & development with Developer Entities are as follows:
(i) The two categories of land pooling are Category I for 20 Ha and above and Category II for 2 Ha to less than 20
Ha.
(ii) The land returned to Developer Entity (DE) in Category I (20 Ha and above) will be 60% and land retained by
DDA
40%.
(iii) The Land returned to Developer Entity (DE) in Category II (2 Ha to less than 20 Ha) will be 48% and land retained
by
DDA
52%.
(iv) The distribution of land returned to DE (60%) in terms of land use in Category I will be 53% Gross residential,
2% City Level Public / Semi-Public and 5% City Level Commercial. The distribution of land returned to DE (48%)
in terms of land use in Category II will be 43% as Gross residential, 2% City Level Public/Semi-Public and 3% City
Level
Commercial.
(v) DE shall be returned land within 5 km radius of pooled land subject to other planning requirements.
DEVELOPMENT CONTROL NORMS
DEVELOPMENT CONTROL NORMS UNDER THE POLICY ARE:
(i) Residential FAR, 400 for Group Housing to be applicable on net residential land which is exclusive of the 15%
FAR reserved for EWS Housing. Net Residential land to be a maximum of 55% of Gross Residential land.
(ii)
FAR
(iii)
for
City
Level
Maximum
Commercial
Ground
and
City
Level
Coverage
PSP
to
shall
be
be
250.
40%.
(iv) Density of 15% FAR for EWS population shall be considered over and above the permissible Gross Residential
Density
of
800-1000
pph.
(iv)
Adequate
parking
as
per
norms of 2 ECS/100 sqm of BUA to be provided for Residential development by the DE. However, in case of the
housing
for
EWS,
the
norms
of
0.5
ECS/100
sqm
of
BUA
to
be
provided.
(v) Incentives for Green Building norms as per MPD-2021 to be applicable to Group Housing developed under this
policy.
(vi) Basement below and beyond building line up to setback line may be kept flushed with the ground in case
mechanical ventilation is available. In case not prescribed, basement up to 2 mts from plot line shall be permitted.
(vii) Sub-division of gross residential areas and provision of facilities (local and city level) shall be as per MPD 2021.
(viii) Tradable FAR is allowed for development. However, in case of residential use, tradable FAR can only be
transferred to another DE in the same planning Zones having approval / licence of projects more than 20 Ha.