Author Archives: adminMPD

    Sealing relief: SC allows changes in Master Plan

    Category : MPD-2021 News

    ‘Take A Final Call After Considering All Grievances’
    In a big relief to all those facing the sealing drive in Delhi on illegal constructions and businesses running from residential premises, the Supreme Court allowed the Centre on Tuesday to proceed with amending the Master Plan 2021 but directed it to invite objections from residents and take a final call only after considering them.

    A bench of Justices Madan B Lokur and Navin Sinha directed the Centre to publish its proposed amendments in the Master Plan in leading newspapers and grant 15 days’ time to the residents to file their objections.

    The court modified its earlier order that had restrained the Centre from going ahead with any amendments in the city’s Master Plan.

    City’s future needs taken into account: DDA

    Facing tough time in the SC for allegedly trying to protect the interests of traders at the cost of residents and not taking action against unbridled unauthorised constructions in the city, the Centre for the first time fielded Attorney General K K Venugopal to defend the government.

    The AG reminded the bench that the judiciary could not restrain the executive from making policy and that the apex court’s order restraining it from amending the master plan was wrong and had to rectified.

    “Staying of amendments created a lot of problems. The government cannot be restrained from making a policy which is for the benefit of the people. The question of examining the validity of policy by the judiciary arises only after it is enforced. I am trying to cooperate with the court and DDA is also cooperating on the issue,” Venugopal said.

    The bench, however, said it did not doubt the bona fide of the Centre but if amendments were allowed, the damage would already be done before it examined the legality of the decision. It also questioned the Centre for reducing conversion charges from 10 times to 1.5 times for traders to allow them to run business from residential floors.

    Venugopal insisted that the amendments were for betterment of the common man and the Centre should be given the ‘benefit of doubt’ and allowed to make changes in the master plan. “There is a separation of powers and it is for the executive to decide what law is to be passed and judiciary cannot get into it. Similarly policy issues cannot be neutralised by court. If the Supreme Court says penalty should be ten times, I will ask the authorities concerned to consider it but it is not for the court to say so,” he said.

    Citing tremendous influx of people in the national capital, he said changes in the Master Plan were needed to accommodate the growing population by allowing mixed land use. After AG assured the court that objections of residents on the proposed amendments would be examined by the Centre, the bench gave the green signal to go ahead with amendments to the plan.

    “The modifications had been carried out from time to time while keeping in view the need for growing population of Delhi and also the existing ground realities and future needs of the city, following the principle of service-seeker and serviceprovider to be in the same neighbourhood so as to curtail transportation. Provisions have also been made in the MPD 2021 for minimum 15% of the proposed FAR to be constructed for community service personnel/ EWS and lower category,” the DDA said while justifying the amendments.

    Source: Times of India
    Dated: 16th May 2018

     


    GREEN BELT IN DELHI – Is the excitement misplaced?

    Category : Blog

    The authorities displayed amazing alacrity & brusqueness during the past one-year while dealing with the Farm Houses in Delhi, both existing & the fresh supply. Agreed, the Farmhouse policy was christened ‘Country Homes’ and in it’s final avatar, the ‘Low density residential plots (LDRP)’. “The fallacy of policy making being the belief that the mere change in nomenclature can be harmless”.

    The question for the landholders as well as the investors is – What’s in it for me & whether my investment into Delhi Farms is safe?

    For starters, the readers of this column are as confused today, as the author, and the authorities are no better. Let me share the problems that beset this investment opportunity.

    • Multiplicity of authorities – DDA prepares the master plan, Ministry of Urban development approves 7 notifies them, MCD becomes the implementing agency, tries to get work done through the Chief town planners’ office, who waits for the respective master plan for water by the Delhi Jal board, who wait for electricity point by the private distribution companies, who wait for allotment of land by DDA !!!!!

     That ladies & gentlemen, is the perfect example of a vicious circle. How does the short-term investor extricate his  expectations of ‘Huge’ profits from this labyrinth of (mis) management?

    • Hastily drawn policies – After the master plan MPD 2021 was notified by DDA in Feb’ 2007, there was little or No progress till the late 2012. Suddenly, there seemed an uncanny haste to push through select portions of the MPD 2021, rather than wait for the review to end, and bring out a more holistic zonal & local area plans. These notifications haven’t been thought through, and the implementing agencies struggle for clarity or whose responsibility is vested where.
    • Existing infrastructure – Except roads, which largely are still private in nature, infrastructure is a mere word in the tony areas of farm houses, which are being sold upwards of 20 crores per dwelling unit. The DDA, MCD & revenue department is not in consonance about the roads & other infra created on private land.
    • New Infrastructure – Social & Physical – It’s Ok to christen certain number of villages as LDRP villages, but no thought seems to have been spared for the infrastructure. When a certain area is being re-densified, provisions for roads, water, sewer, and other trunk infrastructure have to be created. Where would the land for these amenities come from?
    • Town planning norms – There seems to be a general perception that the multiple authorities seek to push the envelope into the others’ domain, and avoid ‘belling the cat’. Ignoring the problem don’t solve them, always, especially on urbanization. Unless consonance is achieved, the layout plans, building sanction plans & other mandatory approvals cannot be achieved in the short run.
    • Impatient investor(s) seeking quick returns – Many a recent investors into the MPD Green belt opportunity have jumped in without expert assistance, and have been promised abnormal returns, within impractical timelines. The fact is, those who are investing today need to be sure on their exit, rather than get swayed by the promised profits.
    • Lack of experts – There aren’t many who can advise on the entire spectrum of services on DelhiFarms, encompassing the various notifications, some contradictory, and assist the investor meet his desired IRRs. Also, the landowners who might be stuck holding onto multi million $ worth of land assets, which can get converted to residential dwelling units, seek experts who can successfully assist in the same.

    This post is not a scare, nor ‘throw in of the towel’, but a pragmatic post on the problem as on date. However, with the private sector expertise coming together voluntarily, and assisting the government (if only they can seek on time), this too shall be overcome.

    We continue to be motivated by Mark Twain’s advise ~ “Buy Land, they don’t make em’ anymore”

    The author is the founding Director of Certes Realty Ltd, an expert organization on Delhi Masterplan MPD 2021 & www.delhifarms.com

     

     

     

     

     


    ‘This dadagiri has to stop’: SC puts Delhi Master Plan 2021 changes on hold

    Category : MPD-2021 News

    The Delhi Development Authority (DDA), which works under the union government and is the city’s land developer, had suggested the changes to protect traders from a sealing drive in the Capital.

    The Supreme Court on Tuesday stayed proposed changes to Delhi’s Master Plan for 2021 that gave relief to commercial establishments by increasing floor area ratio (FAR).

    The Delhi Development Authority (DDA), which works under the union government and is the city’s land developer, had suggested the changes to protect traders from a sealing drive in the Capital.

    “This dadagiri has to stop. You can’t tell this court that you keep passing orders but we will do what we want to. Is this rule of law?” the court said.

    The court was upset as the DDA failed to respond to its query on whether it had undertaken a study to assess the environmental impact of the changes in the plan.

    During the last hearing, the court had slammed DDA for refusing to learn from past tragedies, and labelled it the “Delhi Destruction Authority”.

    A bench headed by justice Madan B Lokur had said the DDA was buckling under pressure to bring in the proposed changes, and not looking at the interests of a larger section of Delhi’s residents.

    Uniform FAR of 350 for shop-cum-residential plots, use of basements to run businesses and rationalisation of conversion charges are among the proposed changes.

    The DDA also proposed that outlets serving alcohol in residential localities would have to shift and pubs would be given six months to shift from such areas.

    The sealing, being carried out under the supervision of an SC monitoring committee, is being conducted in areas where commercial and mixed-land use is not permitted or where extra floors have been built and balcony and basement were being used illegally.

    Source: Hindustan Times
    Dated: 6th March 2018


    DDA probe panel submits recommendations to L-G

    Category : MPD-2021 News

    Meeting is scheduled next week
    The board of enquiry of the Delhi Development Authority (DDA) on Friday submitted recommendations for amendments to the Master Plan for Delhi (MPD) 2021, said Leader of the Opposition in the Delhi Assembly Vijender Gupta.

    “The DDA authority meeting will be held on February 27 at Lieutenant-Governor’s Office for acceptance of the recommendations,” said Mr. Gupta.

    The recommendations have been submitted after taking into account the objections and suggestions put forth by individuals, traders and residents’ welfare associations after the DDA announced the proposed amendments.

    The DDA had earlier proposed amendments to MPD 2021 by introducing uniform Floor Area Ratio for both commercial and residential properties. Since December, a Supreme Court-appointed monitoring committee has been carrying out sealing drives here along with the civic bodies. Delhi traders have been protesting against the ongoing sealing drives since the past few weeks.

    Source: The Hindu
    Dated: 24th February 2018


    Decongesting Delhi: Mega plan to link Capital’s ring rail, Metro network

    Category : MPD-2021 News

    Decongesting Delhi: Mega plan to link Capital’s ring rail, Metro network

    The railways is also looking at creating a separate bypass for freight trains to reduce the load on tracks that ferry passengers.

    The rail ministry has set the wheels in motion to revive and integrate Delhi’s 43-year-old ring rail system with the Metro in a bid to give the Capital a comprehensive suburban network that will unclog the city’s roads, railway minister Piyush Goyal said.

    Goyal added the integrated network, coupled with Metro interchanges, can make “50% cars go off the roads”. He said that a study had been ordered to work out what would be needed to make this project work.

    The railways is also looking at creating a separate bypass for freight trains to reduce the load on tracks that ferry passengers. “Delhi being in the heart of country, four railways come through Delhi. So the whole Delhi network is clogged like crazy. (With the bypass), whichever train that doesn’t have to come to Delhi will bypass it,” the minister said.

    Delhi has 35 km of ring rail network that criss-crosses the 231-km Metro network at several locations. But due to lack of planning, the link between the Metro and rail systems has not been established.

    “My officers are already deputed to study a plan for Delhi built around the (suburban) ring railway. Metro interchanges will be there (on top of this). Metro has been a boon for Delhi. Suburban railway, coupled with Metro interchanges, can make literally 50% cars go off roads,” Goyal said.

    All seven members of Parliament from Delhi recently met the railway minister and demanded redevelopment and decongestion of the city’s railway stations and suggested that a suburban network could improve connectivity. “We requested the minister to have AC coaches in the suburban railway to attract commuters and improve the existing network. The decongestion of areas around stations was also taken up to make it accessible,” said Maheish Girri, the BJP MP from East Delhi.

    According to a senior railway official, a feasibility study has been commissioned to look at the best plan suited for Delhi.

    “The study will suggest whether we need to build new lines or linkages to connect the Metro and ring rail systems with each other. We are most probably looking at linkages and interchanges with the Metro system,” said the official, who asked not to be named.

    The minister and the official did not give details of the estimated cost of the project.

    The ring rail system was constructed in 1975 for carrying goods, and started running passenger trains during the 1982 Asian Games.

    The study will also focus on existing and proposed Master Plans and land-use planning along the ring rail routes. “For the revival of ring railway, we need to assess the requirement for additional land for tracks and stations, approach roads and integration facilities,” another railway officer added.

    “A suburban rail network is important for any city as the average speed is faster than the Metro system. When the ring rail system was built in Delhi, it was expected to carry a bulk of commuters. But stations have not been properly integrated with the road and the Metro networks. If revived, it will supplement the Delhi Metro and new lines can be built depending on the requirement,” said CB Rao, former director (projects) of the Delhi Metro who has also worked with the Indian Railways as its chief track engineer.

    Experts say proper integration with other modes of transport and awareness about the service will be key to ring rail’s revival. “The system is there waiting to be utilised. Delhi’s Metro stations are landmarks in themselves but no one knows about ring rail stations as they are not visible. If these things are done, it will give a much-needed boost to not only ring rail but to the entire Delhi transport system,” said Ryan Christopher Sequeira, deputy manager of transport planning at the Delhi Integrated Multi-Modal Transit System.

    Source: Hindustan Times
    Dated: 15th February 2018


    Delhi Master Plan 2021: DDA to hold public hearing on weekend

    Category : MPD-2021 News

    NEW DELHI: Delhi Development Authority (DDA) will hold a public hearing regarding the proposed amendments in the Master Plan 2021 on Friday and Saturday. It has received over 600 responses from the public till Wednesday, which was the last day for submitting suggestions/objections.

    DDA officials said that a committee will examine all the responses. “Based on the inputs, the committee will rework the proposed amendments. It will then be placed in the authority. If approved, , it will be send to the ministry for notification,” said an official.

    Source: Times of India
    Dated: 8th February 2018


    DDA planning to amend Master Plan 2021; ministry proposes uniform FAR

    Category : MPD-2021 News

    Housing ministry proposes some amendments that are expected to be taken up in DDA’s meeting on Feb 2

    In an attempt to provide relief to traders from the ongoing sealing drive, Delhi Development Authority (DDA) is planning to amend Delhi’s Master Plan 2021, Union Housing and Urban Affairs Minister Hardeep Singh Puri said on Wednesday.

    Commercial premises of several traders have been sealed for failing to deposit conversion charges according to provisions in Master Plan 2021.

    The ministry has proposed some amendments that are expected to be taken up in DDA’s meeting scheduled to be held on Friday (February 2).

    The ministry has proposed providing for a uniform Floor Area Ratio (FAR) in shop-cum-residential plots, complexes operating in commercial streets, residential areas, commercial and local shopping centres.

    Depending on the size of the plot, the maximum FAR allowed in local shopping centers as of now is 180 which is now likely to increase to 300. This means that they may now get more ground coverage and floors — from the earlier three storeys to four. Also, LSCs notified in the Master Plan are allowed FAR of 180 whereas it’s 300 on streets that were notified as commercial in 2006.

    “We are actually going to address the Master Plan…It will need amendment and we are in the process of amending the Master Plan with a view to resolving the issues,” Puri said.

    He said the ministry has also proposed to allow commercial activities in basement in all commercial streets subject to the payment of charges.

    The ministry is also preparing a policy for godown clusters existing in non-conforming areas.

    Public suggestions and objections will be invited for the proposed amendments.

    Puri said the ministry has also decided to decrease the number of days for which the notification has to be put in public domain from 45 days to three considering the situation’s urgency.

    On Tuesday evening, a high-level meeting chaired by Union housing and urban affairs minister Hardeep Singh Puri and attended by Delhi lieutenant governor Anil Baijal, housing secretary DS Mishra, three municipal commissioners, NDMC chief Naresh Kumar and DDA vice chairman Udai Pratap Singh deliberated over various options including amending Delhi’s Master Plan, increasing the amount of construction allowed on a plot of land.

    Experts have welcomed the move.

    “Uniformity in FAR in consonance with the MPD 2021 was the need of the hour. Sadly, the government at the Center and the state have been reactive rather than proactive. Even the building bye laws have to address the services like water, waste and parking in these already densified areas. Yet another example of bureaucratic multiplicity of agencies within Delhi wherein the buck does not stop anywhere. Policy making and implementation cannot be mutually exclusive. Sadly, Delhi grapples with the challenge of laws created by multiple agencies over the past four decades, which haven’t been practically applied within MPD 2021, wherein subsequent law-keepers apply it with impunity leading to consumer harassment,” says Ramesh Menon of Certes Realty.

    Source: Money Control.com
    Dated: 2nd February 2018


    Land pooling in Delhi further simplified

    Category : MPD-2021 News

    Now DDA to act only as facilitator

    Transfer of pooled land to DDA not required; Single window approvals for speedy execution

    Land pooling in Delhi, which is expected to meet the residential needs of about 95 lakh people besides stimulating economic growth, has now been further simplified for speedy execution. Delhi Development Authority (DDA) will now act as a facilitator and planner as against the role initially envisaged for it as a part of simplification of execution of land pooling policy, ministry sources said.

    Minister of Housing & Urban Affairs Hardeep Singh Puri and Lt Governor of Delhi Anil Baijal met in Nirman Bhawan and discussed various aspects of the Land Pooling Policy and decided to make some changes in the policy decided earlier. Durga Shanker Mishra, Secretary (HUA) and Vice Chairman of DDA, also participated in the discussion.

    Originally, land pooled under the policy was to be transferred to DDA which was to act as the Developer Entity (DE) and undertake further sectoral planning and development of infrastructure in the pooled land. The Minister and LG today decided to do away with this requirement and land title continues to be with the original land owners.

    DDA was asked to immediately initiate spatial and services planning for the five zones covered under Land Pooling Policy so that the policy could be given immediate effect after finalisation of regulations under the Policy.

    While both the Minister and LG expressed concerns over delay in implementing Land Pooling Policy, Puri thanked Baijal for his initiative in having 89 villages declared as urban areas under the Delhi Municipal Act, 1957 and 95 villages as development areas, as required for the implementation of land pooling.

    DDA was directed to formulate necessary regulations under the Policy in accordance with the changes in a month’s time. DDA was also asked to ensure single-window clearance mechanism for according necessary approvals for speedy implementation, sources said.

    Land Pooling Policy covers the greenfield areas in five zones viz., J, K-1, L, N and P-II coming under the Master Plan of Delhi-2021. To incentivize dense development for effective utilization of scarce land resource in the national capital, the policy permits enhanced FAR of 400 as against the present 150. To promote affordable housing, an additional FAR of 15 percent is also allowed.

    About 22,000 hectares of land is expected to be pooled which could meet the needs of about 95 lakh people. Land pooling would catalyse economic, social and civic development of the national capital besides triggering substantial investments and employment generation.

    Under the Land Pooling Policy, 60 percent of pooled land would be returned to land owners after infrastructure development, if the pooled land is 20 hectares and above and 48 percent, if the land pooled, is between 2 and 20 hectares. Of the 60 percent of returned land, 53 percent will be for residential purposes, 5 percent for city level commercial use and 2 percent for public and semi-public use. In the other case, the same would be 43 percent, 3 percent and 2 percent, respectively.

    Affordable houses for Economically Weaker Sections to be built under the policy shall be of the size of 32-40 sq mt. Half of this housing stock shall be retained by the Developer Entity to house Community Service People working for the residents/owners of the Group Housing. These houses will be built at the site or at premises contiguous to the site allotted. The other half of affordable houses shall be sold to DDA at the base cost of Rs 2,000 per sq ft for further sale to beneficiaries.

    Experts say that DDA doesn’t seem to have the in-house expertise to master plan such a large land mass. It should revisit the earlier global Request for Proposals (RFP) to invite global organisations to design modern and smart zonal plans..”DDA doesn’t have the last mile connect and infrastructure to handle the physical operationalisation of land pooling. Multiple agencies like DJB, MCD etc. have to be roped in, and policy interventions to be made immediately to augment the infrastructure needs of these proposed smart zones. Do not repeat the mistakes of Rohini and Dwarka,” says Ramesh Menon of Certes Realty.

    Source: MoneyControl.com
    Dated: 12th October 2017


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