17.0 DEVELOPMENT CODE

INTRODUCTION

The pur­pose of the code is to pro­mote qual­ity of built envir­on­ment by organ­ising the most appro­pri­ate devel­op­ment of land in accord­ance with the devel­op­ment policies and land use pro­pos­als con­tained in the Plan.

It is a sys­tem­atic code to ascer­tain the use activ­ity (use) at two levels:

i) Con­ver­sion of Use Zone into Use Premises (lay­out); and

ii) Per­mis­sion of Use Activ­it­ies on Use Premises. The code dif­fer­en­ti­ates between the Use Zone and Use Premises.

ENFORCEMENT OF THE CODE

To reg­u­late devel­op­ment in the National Cap­ital Ter­rit­ory of Delhi within the frame­work of the land use plan, the fol­low­ing shall be observed:

CLAUSE 1.0 TITLES AND EXTENT

1. This code may be called the Devel­op­ment Code.
2. It cov­ers the National Cap­ital Ter­rit­ory of Delhi.

CLAUSE 2.0 DEFINITIONS

In this code unless the con­text oth­er­wise require:

1. Land use Plan means the plan indic­at­ing Use Zones as defined in Clause (5).
2. Zonal Devel­op­ment Plan means a plan for one of the zones (divi­sions) of the 147 National Cap­ital Ter­rit­ory of Delhi con­tain­ing detailed inform­a­tion regard­ing pro­vi­sion of social infra­struc­ture, parks and open spaces, cir­cu­la­tion sys­tem, etc.
3. Local Area Plan means the plan of a Ward / Sub Zone to be pre­pared by the con­cerned local body.
4. Lay­out Plan means a Sub-Division Plan indic­at­ing con­fig­ur­a­tion and sizes of all Use Premises. Each Use Zone may have one or more than one Lay­out Plan depend­ing upon the extens­ive­ness of the area under the spe­cific Use Zones and vice-versa. A lay­out plan shall have at least two use premises (apart from Recre­ational, util­it­ies and trans­port­a­tion) and a min­imum area of 1 Ha. Below which it shall be termed as site plan or sub divi­sion plan. Lay­out Plan will indic­ate the loc­a­tion of all pro­posed and exist­ing roads with their widths, dimen­sions of plots along with build­ing lines and set­backs, loc­a­tion of drains, pub­lic facil­it­ies and ser­vices and elec­tric lines etc, state­ment indic­at­ing the total area of the site, area under roads, open spaces for parks, play­ground, recre­ational spaces and other pub­lic places, as required by spe­cific sec­tions of the devel­op­ment code.
5. Site Plan: A Detailed Plan show­ing the pro­posed place­ment of struc­tures, park­ing areas, open space, land­scap­ing, and other devel­op­ment fea­tures, on a par­cel of land, as required by spe­cific sec­tions of the devel­op­ment code.
6. Use Zone means an area for any one of the Spe­cified Use Cat­egory of the urban func­tions as provided for in Clause 4.0.
7. Use Premises means one of the many sub divi­sions of a Use Zone, des­ig­nated in an approved lay­out plan, for a spe­cific Use. Land use of a premise has to be determ­ined on the basis of an approved lay­out plan / sub divi­sion plan which shall be con­sist­ent with the land own­er­ship / lease and the approval of build­ing plans.
8. Spe­cial Area means an area with spe­cial char­ac­ter­ist­ics des­ig­nated as such in the Plan for devel­op­ment / redevelopment.
9. Com­mer­cial Centres include a Met­ro­pol­itan City Centre, Dis­trict Centre, Com­munity Centre, Local Shop­ping Centre, Con­veni­ence Shop­ping Centre and Non-Hierarchical Com­mer­cial Centres.

CLAUSE 3.0 ESTABLISHMENT OF USE ZONES AND USE PREMISES

1. The National Cap­ital Ter­rit­ory of Delhi is divided into 10 land use cat­egor­ies as men­tioned in clause 4.0
2. Each land Use cat­egory is assigned num­ber of use zones, which shall be fur­ther sub­divided into required num­ber of Use Premises with or without con­di­tions in Lay­out Plans.
3. Each use premises shall be per­mit­ted to have spe­cific uses/ use activ­it­ies out of the pre­scribed uses/ use activ­it­ies with or without conditions.
4. The Lay­out Plans already approved by the Author­ity or any other local author­ity con­cerned in accord­ance with law shall be deemed to have been approved under this code.
5. An area in respect of which there is no approved Lay­out Plan shall be gov­erned 148 by the pro­vi­sions of the Mas­ter Plan/Zonal Devel­op­ment Plan.
6. In case of Urban Design schemes, Redevel­op­ment along MRTS Cor­ridor, Urban Renewal schemes etc. on com­pre­hens­ive basis the min­imum area pre­scribed for plan­ning and approval:                           * Scheme area for redevel­op­ment — 4 Ha.                          *Plot area for redevel­op­ment – 3000 sqm.
7. Accom­mod­a­tion Reser­va­tion (AR) and Trans­fer of Devel­op­ment Con­trol Rights (TDR) are used as devel­op­ment con­trol tools for imple­ment­ing plans for redevel­op­ment schemes in urban areas.
8. A land­scape plan shall be pre­pared in case of the premises of size 3000 sqm. and above.
9. SANCTION OF PLANS
10. Lay­out plans / Site Plans and Build­ing plans shall be approved by the Local Bod­ies and Author­ity in their areas of jurisdiction.
11. Authority/Local Body(s) shall be empowered after levy­ing pen­alty to com­pound devi­ations from lim­its of coverage/ FAR to the extent of 5% of the per­miss­ible cov­er­age and FAR, sub­ject to max­imum of 13.5 sqm. In building(s) / premises at the time of con­sid­er­ing the com­ple­tion / occu­pancy cer­ti­fic­ate. In Co-operative Group Hous­ing and other Group Hous­ing schemes 5% FAR bey­ond per­miss­ible FAR of 167 be allowed instead of 13.5 sqm. This would not apply to build­ings where archi­tec­tural con­trols are stip­u­lated like Dis­trict Centres, Com­munity Centres, etc.
12. Wherever required, the Tech­nical Com­mit­tee of the DDA shall for­mu­late policy guidelines for the sanc­tion­ing of lay­out plans, com­pre­hens­ive schemes, re-development schemes, urban renewal schemes and multi-storeyed build­ings in all land use cat­egor­ies. The Tech­nical com­mit­tee shall be empowered to call for the plans from the devel­op­ment organ­isa­tions /Government and the Local Bod­ies and would give dir­ec­tions / recom­mend­a­tions wherever necessary.

CLAUSE 4.0 USE ZONES DESIGNATED

There shall be 10 Land Use cat­egor­ies namely: Res­id­en­tial, Com­mer­cial, Industry, Ridge / Regional Park, Recre­ational, Trans­port­a­tion, Util­ity, Gov­ern­ment, Pub­lic and Semi-Public facil­it­ies and Agri­cul­ture and Water Body. They are fur­ther sub­divided into use Zones as follows:

RESIDENTIAL

RD Res­id­en­tial area

RF For­eign Mission

COMMERCIAL

C1 Retail Shop­ping, Gen­eral Busi­ness and Com­merce, Dis­trict Centre, Com­munity Centre, Non Hier­arch­ical Com­mer­cial Centre.

C2 Whole­sale, ware­hous­ing, Cold Stor­age and Oil Depot

C3 Hotels

INDUSTRY

M1 Man­u­fac­tur­ing, Ser­vice and Repair Industry.

RIDGE / REGIONAL PARK

R1 Ridge / Regional Park

RECREATIONAL

P1 City Park, Dis­trict Park, Com­munity Park.

P2 His­tor­ical Monuments

TRANSPORTATION

T1 Air­port

T2 Ter­minal / Depot – Rail / MRTS / Bus/ Truck

T3 Cir­cu­la­tion – Rail / MRTS / Road

UTILITY

U1 Water (Treat­ment Plant etc.),

U2 Sew­er­age (Treat­ment Plant etc.),

U3 Elec­tri­city (Power House, Sub-Station etc.)

U4 Solid Waste (San­it­ary land­fill etc.)

U5 Drain

GOVERNMENT

G1 Pres­id­ent Estate and Par­lia­ment House

G2 Gov­ern­ment Office / Courts

G3 Gov­ern­ment Land (use undetermined)

PUBLIC AND SEMI PUBLIC FACILITES

PS1 Hos­pital, Edu­ca­tion and Research Uni­ver­sity / Uni­ver­sity centre, Col­lege, Social — Cul­tural, Socio Cul­tural Complex/ Centre, Police/ Police Headquarter/ Police Lines, Fire Sta­tions / Dis­aster Man­age­ment Centres, Reli­gious, Burial Ground / Cremation.

PS2 Trans­mis­sion Site/ Centre

PS3 Sports Facilities/ Com­plex / Stadium/ Sports Centre.

GREEN BELT AND WATER BODY

A1 Plant Nursery

A2 Green B elt

A3 River and Water body

Mixed Use Zone

A use zone in the Land Use Plan could be

indic­ated as con­sist­ing of more than one use

zones: in such a case the use premises/ use

activ­it­ies per­mit­ted in both the use zone shall

be applic­able

CLAUSE 5.0 USE PREMISES DESIGNATED

The use premises and Uses/Use Activ­it­ies with sim­ilar nomen­clature are given with the con­trols of spe­cific premises in the respect­ive chapters.

CLAUSE 6.0 LOCATION AND BOUNDARIES FOR USE ZONES

1. Any one of the use zones may be loc­ated at one or more than one places as shown on the Land Use Plan.
2. The bound­ar­ies of vari­ous pock­ets of use zones are defined in land Use Plan by fea­tures like roads, rail­way tracks, drains etc.

CLAUSE 7.0 LOCATION AND BOUNDARIES OF USE PREMISES

1. The loc­a­tion and bound­ar­ies of each use premises shall be taken be as given in the lay­out plan with ref­er­ence to import­ant bench mark like road, drain or other phys­ical features.
2. Any change in the loc­a­tion bound­ar­ies and pre­dom­in­ant use of use premises due to any reason what­so­ever and duly approved shall be incor­por­ated in lay­out plan.

CLAUSE 8.0 SUB DIVISION OF USE ZONES, PERMISSION OF USE PREMISES IN USE ZONES AND CONTROL OF BUILDINGS

8(1) SUB-DIVISON OF USE ZONES INTO USE PREMISES

The object­ive of these reg­u­la­tions is to guide the pre­par­a­tion of lay­out plants for res­id­en­tial and indus­trial use zones. These reg­u­la­tions include norms for pro­vi­sion of facil­it­ies and cir­cu­la­tion sys­tem. The ser­vice plans cor­res­pond­ing to these lay­out plans for pro­vi­sion of phys­ical infra­struc­ture like water sup­ply, sew­er­age drain­age, etc., shall con­form to muni­cipal byelaws.

The use zone other than res­id­en­tial and indus­trial shall have integ­rated plans gov­erned by respect­ive build­ing con­trol regulations.

Explan­a­tion: Integ­rated plan dif­fers from cus­tom­ary lay­out plan as in the former the reg­u­la­tions are for the total plot and sub­di­vi­sions are done for the devel­op­ment pur­pose. The norms for sub-division of res­id­en­tial and man­u­fac­tur­ing use zone into use premises are given in respect­ive chapters.

SUB / CLAUSE 8 (2) PERMISSION OF USE PREMISES IN USE ZONES

(As part of approval of lay­out plan or as a case of spe­cial per­mis­sion from the Authority)

Per­mis­sion of selec­ted Use Premises in use Zones RD, C1, C2, M, PS

S.no.	Use Premises	Use Zones
		RD	C1	C2	M	PS
RD	Res­id­en­tial
1.	Res­id­en­tial plot – Plot­ted Housing	P	NP	NP	NP	NP
2.	Res­id­en­tial plot – Group Housing	P	P	NP	NP	P
3.	Res­id­ence —  cum — Work Plot	P	NP	NP	NP	NP
4.	For­eign mission	P	P	NP	NP	NP
5.	Hostel / Old age home	P	P	NP	P	P
6.	Guest House, Board­ing and Lodging House	P	P	P	NP	P
7.	Dharam­shala and its equivalent	P	P	NP	NP	P
8.	Com­munity Hall / Barat Ghar	P	P	NP	NP	P
9.	Night Shel­ter	P	P	P	P	P
10.	Ban­quet Hall	P	P	P	P*	P*
11.	Com­munity / Recre­ational Hall, Lib­rary,Read­ing Room, Soci­ety Office, Crèche and Day Care Centre.	P	P	P	P	P
C	COMMERCIAL
1.	Local Level / Con­veni­ence shopping/ Localshop­ping centre	P	P	P	P	P
2.	Cinema / Multiplexes	NP	P	P	P*	NP
3.	Ser­vice mar­kets / Informal Bazaars	P	P	P	P	NP
4.	Whole­sale Trade	NP	P	P	NP	NP
5.	Stor­age, godown and ware­hous­ing, coldstor­age & Ice fact­ory, gas godown,	NP	NP	P	P	NP
R	RECREATIONAL
	Recre­ational (Park, Play grounds, Swim­ming Pool) / Sports Complex/ Stadium/ Amuse­ment parks/  recre­ational Clubs etc.	P	P	P	P	P
M	INDUSTRY
1.	Indus­trial plot, flat­ted group industry	NP	NP	NP	P	NP
2.	Ser­vice centre & Ser­vice industry	NP	P	P	P	NP
T	TRANSPORTATION
1.	Cir­cu­la­tion (Road net­work with street fur­niture, Bus ter­minal, MRTS sta­tions,Park­ing etc.	P	P	P	P	P
2.	Bus depot & Workshop	NP	NP	NP	P	NP
G	GOVERNMENT
1.	Local / Gov­ern­ment  main­ten­ance Offices	P	P	P	P	P
2.	Offices of util­ity ser­vices provid­ingagen­cies, Pub­lic Under­tak­ing offices	P*	P	P	P	P
P	PUBLIC AND SEMI PUBLIC FACILITIES
1.	Hos­pital (upto 100 beds)	P	P	NP	NP	P
2.	Primary Health Centre / Fam­ily Wel­fareCentre / Mater­nity Home / dis­pens­ary etc.	P	P	NP	P	P
3.	Nurs­ing Home / poly clinic / clinic / clin­icallabor­at­ory etc.	P*	P	NP	P*	P
4.	Dis­pens­ary for pet and animals	P	P	P	P	P
5.	Primary school / Middle school	P	NP	NP	NP	P
6.	Sr. Sec­ond­ary School	P	NP	NP	NP	P
7.	School for Men­tally / Phys­ic­ally Challenged	P	NP	NP	NP	P
8.	Tech­nical Train­ing centre (ITI / Polytechnic/ vocational/ train­ing institute/Man­age­ment institute/ teacher train­ing insti­tute, etc.)	P	P	NP	NP	P
9.	Facil­it­ies —  Bus ter­minal, taxi stand, milk / veget­able booths, reli­gious premises,vend­ing booth, pet­rol / CNG filling pump, recre­ational club, police post, police sta­tion, fire sta­tion, post office, & tele­graph office and tele­phone exchange	P	P	P	P	P

P: Per­mit­ted                 NP: Not Per­mit­ted      P*: Per­mit­ted only in Com­mer­cial Centres

Note:

1. Park, Park­ing, Cir­cu­la­tion and Pub­lic Util­it­ies are per­mit­ted in all use zones.
2. Lim­ited remu­ner­at­ive uses may be per­mit­ted for mak­ing envir­on­mental upgrad­a­tion of social uplift­ment pro­jects such as cov­er­ing of drains, in-situ rehab­il­it­a­tion schemes etc. fin­an­cially viable. The activ­it­ies and extent of the use per­mit­ted to be decided by DDA.
3. Hotel is per­mit­ted in com­mer­cial use zone and com­mer­cial centres in indus­trial use zone and in other use zone where already exist­ing and build­ing plans are approved by the com­pet­ent author­ity. The max­imum ground cov­er­age and FAR in such cases shall be as per the sanc­tioned build­ing plans but in no case exceeds the per­miss­ible cov­er­age and FAR of that use zone. This is fur­ther sub­ject to the pro­vi­sion of park­ing as per norms.
4. Not­with­stand­ing the land use pro­vi­sions of Mas­ter Plan / Zonal Devel­op­ment Plan, Metro Sta­tions along with prop­erty devel­op­ment (com­pos­ite) upto a max­imum area of 3.0 Ha., shall be per­mit­ted in all use zones, except Recre­ational and Ridge / Regional park use zone.
5. The per­mis­sion of use premise in the fol­low­ing use zones shall be gov­erned by the spe­cific func­tion of the use zone.  C3– Hotel, P3- His­tor­ical Monu­ments, T1- Air­port, T2- Ter­minal / Depot – Rail / MRTS / Bus/ Truck, T3– Cir­cu­la­tion – Rail / MRTS / Road, U1–Water, U2–Sew­er­age, U3- Elec­tri­city, U4–Solid Waste, U5–Drain, G1–pres­id­ent Estate & Par­lia­ment House, G3- Gov­ern­ment Land (Use Undeter­mined), PS1 –Crema­tion and Burial Ground, Reli­gious, A2- Green Belt and A3–River & Water Body.
6. Vil­lages within Lal Dora loc­ated in any use zone is residential.

8 (3) CONTROLS FOR BUILDING(s) WITHIN USE PREMISES

The object­ive of these reg­u­la­tions is to provide con­trols for building(s) within use

premises exclud­ing the internal arrange­ment which is covered and con­trolled by building

bye-laws.

Gen­eral Notes

1. The premises for which build­ing reg­u­la­tions have not been given shall be for­mu­lated by the Author­ity on the basis of actual require­ments and other rel­ev­ant factors.

2. The mezzan­ine floor and ser­vice floor wherever provided shall be con­sidered as a part of the total FAR.

3. If the build­ing is con­struc­ted with stilt area of non hab­it­able height (2.4 mts) and is pro­posed to be used for park­ing, land­scap­ing, etc. the stilt floor need not be included in FAR.

4. Wherever the build­ing reg­u­la­tions are given for dif­fer­ent cat­egor­ies of plots, the area covered and the floor area shall in no case be less than the per­miss­ible covered area and floor area respect­ively for the largest size of plot in the lower category.

Min­imum Setbacks

The pro­vi­sion of min­imum set­backs for dif­fer­ent sizes of plots for all cat­egor­ies of use shall be as per the fol­low­ing table unless oth­er­wise prescribed.

Table 17.1: Min­imum Setbacks

S. No.	Plot Size in Sq. m.	Min­imum Setbacks
		Front (m)	Rear (m)	Side (m) 1)	Side (m) (2)
1.	Upto 60	0	0	0	0
2.	Above 60 & upto 150	3	1.5 (avg.)	-	-
3.	Above 150 & upto 300	4	2 (avg.)	-	-
4.	Above 300 upto 500	4	3	3	-
5.	Above 500 upto 2,000	6	3	3	3
6.	Above 2,000 upto 10,000	9	6	6	6
7.	Above 10,000	15	12	12	12

Note:

1. In case the per­miss­ible cov­er­age is not achieved with the above given set­backs, the set­backs of the pre­ced­ing cat­egory may be followed.
2. The set­backs are sub­ject to require­ments of height and vent­il­a­tion as per build­ing byelaws.
3. In case a lay­out is sanc­tioned with more than the min­imum pre­scribed set­backs, the same shall be fol­lowed in the sanc­tion of the build­ing plans.
4. The author­ity could relax set­backs in spe­cial circumstances.

PARKING STANDARDS

Park­ing Stand­ards have been pre­scribed in each use premises how­ever, where it is not pre­scribed, it will be fol­lowed as given in the table 17.2.

1. In exist­ing build­ings hav­ing plot area of more than 2000 sq.m., an extra ground cov­er­age of 5% shall be per­miss­ible for con­struc­tion of auto­mated multi-level park­ing to provide ded­ic­ated park­ing struc­tures for addi­tional needs.
2. For the pro­vi­sion of car park­ing spaces, the space stand­ards shall be as given in table 17.3.

1. In the use premises, park­ing on the above stand­ards shall be provided within the plot (where the pro­vi­sion exists).
2. Basement(s) up to the set­back line max­imum equi­val­ent to park­ing and ser­vices require­ment, such as install­a­tion of elec­trical and fire fight­ing equip­ments, and other ser­vices required for the build­ing with prior approval of the con­cerned agen­cies, could be per­mit­ted and not to be coun­ted in FAR. How­ever, the area provided for ser­vices should not exceed 30 % of the base­ment area. The stor­age, if provided in the base­ment, shall be coun­ted in per­miss­ible FAR except in the case of res­id­en­tial plot-plotted hous­ing and cluster court housing.
3. The basement(s) bey­ond the ground cov­er­age shall be kept flushed with the ground and shall be vent­il­ated with mech­an­ical means of vent­il­a­tion; and
4. Basement(s) shall be designed to take full load of the fire tender, wherever required and sub­ject to adequate safety measures.
5. Park­ing area, if mis­used, is liable to be muni­cip­al­ized / taken over by the Local Body / Authority.

Table 17.2: Park­ing Standards

S. no	Use Premises	Per­miss­ible Equi­val­ent Car Spaces (ECS) per 100 sqm. of floor area
1.	Res­id­en­tial	2.0
2.	Com­mer­cial	3.0
3.	Man­u­fac­tur­ing	2.0
4.	Gov­ern­ment	1.8
5.	Pub­lic and Semi Public-Facilities	2.0

Table 17.3: Space stand­ards for Car Parking

S.no	Type of Parking	Area in sqm. per ECS
1.	Open	23
2.	Ground floor covered	28
3.	Base­ment	32
4.	Multi level with ramps	30
5.	Auto­mated mul­ti­level with lifts	16