DELHI HOUSING PLAN: YEAR 2021
Delhi is finalizing a land development policy which is expected to release more than 27,500 hectares for the construction of residential units. A K TIWARY writes
Source: Times of India
Thousands of homebuyers who do not have a permanent address in the national capital will have several options to choose from once the land development policy, which is pending in the urban development ministry, is finalized. Currently, they are dependent on satellite townships of Delhi like Noida, Greater Noida, Ghaziabad, Faridabad, Gurgaon, etc.
According to DDA, Delhi has still 27,628.9 hectares of land to fulfil the dreams of thousand of homebuyers. For this, DDA has earmarked these land zones as J, K1, K2, M, N, L, O, P1 and P2. As per projections worked out in MPD (Master Plan of Delhi) 2021, a total of 24 lakh dwelling units are required for a projected population of 23 million by 2021. The break up of this are: 7 lakh up to 2011, 9 lakh between 2011 and 2016, and the rest 8 lakh between 2016 and 2021. This includes new independent plots and redevelopment, group housing, employer housing, housing in unauthorized but regularized colonies, and other housing by upgradation of old areas and traditional villages.
Sources claim that 277 sq km is available for future urbanization till 2021. In the last fifty years, DDA has acquired 75,609.84 hectares and developed it for residential, recreational, commercial and institutional purposes. Now, with better planning, DDA intends to provide more amenities to people. In the last 40 years, DDA constructed 3.5 lakh flats. Despite this, even 1% of the population of Delhi has not been able to buy DDA flats in these years. Due to lack of housing facilities in Delhi, 10 lakh people of Delhi are dependent on nearby satellites towns of the NCR belt. Records say that 15 years ago, DDA was constructing nearly 10,000 flats every year. But for the last few years, DDA has not been able to construct even 5,000 flats per year.
Ram Gopal Gupta, former additional commissioner planning in DDA, says: “There is a huge housing crisis in Delhi and it is only getting worse with the rising population every year. To meet the housing demand, proper policies should be formulated for all the factors that go into the construction industry, namely, land, labour, capital, entrepreneurship, and physical, social, ecological and economic infrastructure. These will be feasible only if rational and scientific policies are adopted at the Centre, state and city-levels by the ministry of urban development, various development authorities, housing boards, cooperative housing societies and the private sector.”
According to the new master plan, Delhi will be mapped using remote sensing and GIS (Global Information System) tools. This would be updated from time to have real-time data of the ground situation. Inputs would be taken from here to detect and prevent unauthorized development and encroachment on public land and facilitate the protection of green belts.
Experts say the zonal plans will detail the policies of the Master Plan 2021 and act as a link between the layout plan and the master plan. The development schemes and the layout plans indicating various land use projects would have to confirm to the master plan and the zonal plans. The zonal plans of the areas would be prepared under Section 8 and processed under Section 10, and simultaneously, the modifications of land use would be processed under Section 11A of the Delhi Development Act, 1957.
Already approved subzonal plans, which are in conformity with the master plan, would continue for the areas where zonal plans have not approved. “No urban activity will be permitted in the proposed urban extension without change of land use/modification to the master plan as per the Delhi Development Act”, Ram Gopal Gupta says.
Delhi has a total area of 1,483 sq km, which is divided into 17 planning zones. These are 1,159 hectares in Zone A (Old City); 2,304 hectares in Zone B (City Extension and Karol Bagh); 3,959 hectares in Planning Zone C (Civil Line); 6,855 hectares in Zone D (New Delhi); 8,797 hectares in Planning Zone E (East Delhi); 11,958 hectares in Zone F (South Delhi I); 11,865 hectares in Planning Zone G (West Delhi I); 5,677 hectares in Zone H (North-west Delhi I); 15,178 hectares in Zone J (South Delhi II); 5,782 hectares in Zone K I (West Delhi II); 6,408 hectares in Zone K II (Dwarka); 22,840 hectares in Zone L (West Delhi III); 5,073 hectares in Zone M (North West Delhi II); 13,975 hectares in Zone N (North West Delhi III); 8,070 hectares in Zone O (River Yamuna /River Front); 9,866 hectares in Zone P I (Narela), and 8,534 hectares in Zone P II (North Delhi).
Ram Gopal Gupta says: “In the new master plan of Delhi, which has already been approved in February 2007, a policy of large-scale acquisitions, development and disposal of land does not seem to be feasible. Therefore, private partners should come forward to acquire land and develop it. For this, there must be a policy and plan for all land use, including housing, which would address issues like legal documentation, replanning, redevelopment, reconstruction of housing in sub-standard areas like unauthorized colonies, unauthorized regularized colonies, urbanrural villages, census towns, jhuggi clusters, resettlement colonies and slum areas; use of TDR (transfer of development rights) and all the other activities in public-private partnership. There must be transparency at all costs, and information must be disseminated through websites, emails and e-governance.”
It was recognized right from 1962 that the problem of shortage in housing and allocating land for institutional purposes could not be met by developments in Delhi alone; therefore, emphasis was put on having a National Capital Region and to develop an integrated plan accordingly.
In 1985, the NCR Planning Board Act came into being, to address the problem of population explosion and development of Delhi and the NCR settlements. While permitting any development and construction, including housing in any settlement of the NCR including Delhi, it was made mandatory to adhere to the land use guidelines. In terms of land use like residential, commercial development; trunk infrastructure like roads, railways, MRTS, waterways, water mains, sewerage, drainage, power and ecological; green belts along highways and other trunk infrastructure have to be shown as per approved plan of that particular utilities by the concerned department.
To shift slum dwellers from jhuggis to built-up houses, Raheja Developers Limited has been awarded the first of its kind in situ slum redevelopment project at Kathputli Colony. The project is to be built over 5.22 hectares, near Shadipur depot, by the Delhi Development Authority.
The project envisages construction of 2,800 EWS (economically weaker section) units, community services like multipurpose halls, a Basti Vikas Kendra, health centre, Shishu Vatika, etc. For the squatter families of Kathputli Colony and 170 high-category apartments, a commercial complex would also be built.
Naveen Raheja, the managing director of Raheja Developers, says: “A novel project proposed by DDA, the ‘in situ’ rehabilitation scheme, moves away from the agency’s previous model of shifting slum dwellers to the city’s fringes as part of the rehabilitation package. A transit camp will be set up at Anand Parvat, which is about 2km from Kathputli Colony, to accommodate squatter families. The transit camp will be ready in about three months and then DDA will make suitable arrangements for shifting these families from Kathputli Colony to the transit camp. There are serious issues of resistance by neighbouring colonies and local politicians in the development of transit camp of the squatter families, which has already delayed the project considerably.”
Under this plan, after shifting the families, DDA will hand over the possession of the vacant plot for development and construction of a 15-storey building with lift facilities. Each dwelling unit will consist of two rooms, so that there is a private and a public space inside the flat, a kitchen and a separate bathroom and toilet. According to DDA officials, the real estate firm is expected to finish construction work at Kathputli Colony and rehabilitate 2,800 families by March 2012.
Land available for development
South Delhi II:
15,178 hectares in Zone J
West Delhi II:
5,782 hectares in Zone K I
6,408 hectares in Zone K II
West Delhi III:
22,840 hectares in Zone L
North West Delhi II:
5,073 hectares in Zone M
North West Delhi III:
13,975 hectares in Zone N
Yamuna /River Front:
8,070 hectares in Zone O
9,866 hectares in Zone P I
8,534 hectares in Zone P II The NCR has a total area of 32,000 sq km, which includes parts of three states — Haryana, Rajasthan, Uttar Pradesh — and the whole of Delhi (state). The NCR is projected to have an estimated population of 37 million by 2021
The NCR includes (with population):
Haryana (Total population: 58.84 lakh) Panipat district: Panipat, Samalkha, Asan Khurd (7.8 lakh) Sonipat district: Sonipat, Gohana, Ganaur, Kharkhoda (6.4 lakh) Rohtak district: Rohtak, Maham, Kalanaur (6.5 lakh) Jhajjar district: Bahadurgarh, Jhajjar, Beri, Ladrawan, Sankhol (3.9 lakh) Faridabad district: Faridabad, Palwal, Hodal, Hathin, Hasanpur, Tilpat (24.2 lakh) Gurgaon district: Gurgaon, Sohna, Firozepur Jhirka, Taoru, Hailiey Mandi, Pataudi, Punhana, Dundahera, Farukknagar (7.3 lakh) Rewari district: Rewari, Dharuhera, Bawal, Rewari Rural (2.7 lakh)
Rajasthan (Total population: 7.2 lakh)
Alwar district: Alwar, Bhiwadi, Khairthal, Rajgarh, Behror, Tijara, Kherli, Govindgarh, Kishangarh (7.2 lakh)
Uttar Pradesh (Total population: 72.56 lakh)
Meerut district: Meerut, Mawana, Sardhana, Kithaur, Hastinapur, Sewal Khas, Lawar, Parikshitgarh, Karnawal, Kharkhoda, Daurala, Behsuma, Aminnagar urf Bhurbaral, Mohinddinpur (22.8 lakh) Baghpat district: Baraut, Khekada, Baghpat, Chhaprauli, Tikri, Doghat, Aggarwal Mandi, Aminnagar Sarai (3.6 lakh) Ghaziabad district: Ghaziabad, Japur, Loni, Modinagar, Behta Hajipur, Muradnagar, Pilkhuva, Dharoti Khurd, Garmukteshwar, Dasna, Faridnagar, Ordi, Muradnagar, Niwari, Patla, Babugarh (28.5 lakh) Gautam Budh Nagar: Noida, Dadri, Jewar, Rabupura, Dankaru, Salarpur Khadar, Bilaspur, Kakod and Jahangirpur (7 lakh) Bulandshahr district: Bulandshahr, Khurja, Sikandrabad, Jahangirbad, Guloathi, Siana, Debai, Shikarpur, Anupshahr, Naraura, Aurangabad, Pahasu, Khanpur, Bugrasi, Chhatari, Bhawan Bahadur Nagar (10.5 lakh)
DUE TO LACK OF HOUSING FACILITIES IN DELHI, 10 LAKH PEOPLE OF DELHI ARE DEPENDENT ON NEARBY SATELLITE TOWNS OF THE NCR BELT
RECORDS SAY THAT 15 YEARS AGO, DDA WAS CONSTRUCTING NEARLY 10,000 FLATS EVERY YEAR. BUT FOR THE LAST FEW YEARS, DDA HAS NOT BEEN ABLE TO CONSTRUCT EVEN 5,000 FLATS PER YEAR
The Delhi opportunity
Source: Hindustan Times
Dated: 6th Aug 11
Will the housing stock available in Delhi under MPD 2021 be less expensive than the supply coming up in Gurgaon and Noida?
Issues related to one of the most precious resources on this planet land have been grabbing the headlines recently. There’s been much debate over the volatile situation in Noida and Greater Noida and over the draft Land Acquisition and Resettlement and Rehabilitation Bill, 2011, expected to be tabled in the Parliament in the ongoing monsoon session. Now, what one needs to know is the kind of impact this bill (when it becomes an act) and the Noida-Greater Noida fiasco will have on the 25,000 acres of residential land to be unlocked in Delhi under the Master Plan Delhi 2021.
The Gurgaon-Noida success story was based on the premise of scarcity of land in Delhi. It was the absolute dearth of land in the Capital that forced people to look for options in the periphery.
Delhi remained a distant dream for those aspiring to own properties here a good indicator being the whopping eight lakh applications for the 4,500 DDA flats in 2008 and the over 12 lakh applications for the 15,000 homes in the 2010 housing draw.
If land becomes scarce in the National Capital Region (NCR) what with the government being required to pay twice the amount for land it acquires (if the land acquisition bill becomes an act) and if a quick resolution to the Noida-Greater Noida problem is not found will those aspiring to buy a home be left without any options?
Not likely, because of the nearly 14 lakh residential units expected to come up in the five zones envisaged under MPD 2021. This fresh supply is expected to have a stabilising impact on property prices in and around the national capital territory (NCT). It should be noted that the NCR will be redefined as the national capital territory under the new Master Plan and the NCT of Delhi divided into 15 zones under the new MPD.
Out of these A to H, P, M and K1 are in urban Delhi and J, K2, L, N and P2 fall in what is known as urban extension.
There are almost 4,475 hectares in zone N and 5,400 hectares in zone L, and each acre of land is likely to have about 80 dwelling units. The PPP model will be adopted for all developments under MPD 2021. It is reliably learnt that the private sector, which includes developers and institutional investors, has acquired more than 5,000 acres of land in zone N.
MPD 2021 envisages the creation of a land pool by builders themselves for all future housing projects. DDA will, however, have to work out a plan to get one-third of land required for roads, social infrastructure like police stations and physical infrastructure like waterline, drainage and solid waste management.
According to AK Jain, former Delhi Development Authority planning commissioner, the total number of units required by 2021 is 24 lakh. Almost 14 lakh units are to be provided in the five zones in MPD 2021. It is comparable to the number of units envisaged in the master plans of other micro markets such as Noida and Gurgaon. About 4-5 lakh units are to be built as per both the Gurgaon Manesar Master Plan 2025 and the Noida 2031 Master Plan.
As for the status of MPD 2021, “The policy of land pooling through private partnership will be placed before the authority first after various models are considered. It will then be sent to the government of India for approval as per the procedures laid down in the Master Plan,“ says Nemo Dhar, DDA spokesperson.
The immediate impact of this new residential stock will be on pricing of similar properties in Noida and Gurgaon.
Property prices will become more stable and competitive and Delhi will boast of reasonably priced mid-segment housing stock (see pg 1 box).
But is the cost of land in Delhi less expensive than the land parcels in Noida and Gurgaon? The cost of land in Delhi in zone N (urbanisable land for residential projects) is R1 crore to R1.5 crore per acre whereas in Gurgaon it is already available at R3.5 crore per acre. In Noida, the government acquires the land and then sells it. Delhi is now a free market and under MPD 2021, developers can buy directly from villagers. “The Delhi opportunity is attractive to institutional investors who are likely to coinvest millions of dollars here since the city is an end-user market. Even if one were to assume that a million units would come up within 10 years, a major part of this demand may get addressed at affordable prices,“ says Ramesh Menon of Certes Realty.
The Delhi State Industrial and Infrastructure Development Corp will execute several prestigious projects in the coming years. This will include a R1,200 crore knowledge based industrial park at Baprola and another one in Kanjhawala, with both likely to provide employment to about 5 lakh people. This is likely to perhaps result in reverse migration from the micro cities.
Will buying in Delhi be less expensive than Gurgaon or Noida?
- Cost of FSI: R1200 per sq ft
- Cost of construction: R1400 per sq ft
- Average selling price: R3500 per sq ft
- Price in catchment area: R4000 per sq ft
Delhi (under Masterplan 2021)
MPD Zone N (New Rohini)
- Cost of FSI: R400 per sq ft
- Cost of construction: R1400 per sq ft
- Average selling price: R3000 per sq ft
- Price in catchment area: R6500 per sq ft
MPD Zone L (New Dwarka)
- Cost of FSI: R700 per sq ft
- Cost of construction: R1400 per sq ft
- Average selling price: R4000 per sq ft
- Price in catchment area: R7000 per sq ft
- Cost of FSI: R500 per sq ft
- Cost of construction: R1400 per sq ft
- Average selling price: R2700 per sq ft
- Price in catchment area: R3500 per sq ft
Status of the Master Plan 2021 –
- MPD 2021 notified vide gazette notification number SO141 in February 2007
- 15 zonal plans notified in June 2010
- Local area plans currently under development
- Policy of land pooling through public-private partnership awaited
Govt unveils draft land acquisition Bill
Source: Times of India
Dated: 29th July 2011
NEW DELHI: Amid a raging controversy over land acquisition, Government has unveiled a new draft bill putting in place a transparent, legal framework aimed at giving adequate compensation to land owners and ensuring rehabilitation of those displaced.
The much-awaited ‘The Draft National Land Acquisition and Rehabilitation & Resettlement Bill, 2011’, which has been put in public domain, says “in case of urban areas, the award amount would be not less that twice that of the market value determined whereas in rural areas it would be not less that six times the original market value”.
The draft bill proposes that the consent of 80 per cent of the project-affected families will be mandatory if the government acquires land for use by private companies for stated public purpose or PPP projects other than that for national highway.
It also states that the public purpose once stated cannot be changed.
The draft suggests that under no circumstances should multi-cropped, irrigated land be acquired. Most of such land lies in the Indo-Gangetic plains covering Punjab, Haryana, Uttar Pradesh, West Bengal and Bihar.
Also government will not be acquiring land for private companies for private purpose.
Observing that land markets in India are “imperfect”, rural development minister Jairam Ramesh said his foreword to the draft that there is asymmetry of power and information between those wanting to acquire the land and those whose lands are being acquired.
“That is why there has to be a role for the government to put in place a transparent and flexible set of rules and regulations and to ensure its enforcement,” he said.
The draft bill authorises the government to invoke “urgency clause” to acquire land in the cases of national defence and security purposes, rehabilitation and resettlement (R&R) needs in the event of emergencies or natural calamities and in any “rarest of rare” cases.
The salient features of the draft bill include a comprehensive rehabilitation package for land owners and livelihood losers, including the landless who are primarily dependent on the land being acquired.
It entails subsistence allowance at Rs 3000 per month per family for 12 months and Rs 2000 per family as annuity for 20 years, with appropriate index for inflation. It also makes it mandatory to provide employment to one member of family or Rs two lakh if a job is not offered and other incentives.
For land owners, it also has a provision of one acre of land in the command area (of the project) for each family if their land has been acquired for an irrigation project.
In case of land acquisition for urbanisation, 20 per cent of developed land will be reserved and offered to the owners in proportion to the land taken.
If a tribal’s land is acquired, one acre of land should be given to each Scheduled Tribes’ family in every project. It also says one time financial assistance of Rs 50,000 should also be given to the ST families, whose land is taken.
Ramesh said the Land Acquisition and Rehabilitation & Resettlement have been combined in one bill as they are two sides of the same coin.
Sonia Gandhi-led National Advisory Council (NAC) had recommended the government to combine the two.
“R&R must always, in each instance necessarily follow upon acquisition of land. Not combining the two- R&R and land acquisition- within one law, risks neglect of R&R. This has, indeed, been the experience thus far,” Ramesh said, adding the the Land Acquisition Act, 1894 has become archaic.
The Bill envisages establishment of a National Monitoring Committee for reviewing and overseeing R & R plans. For speedy disposal of disputes related to acquisition, compensation and R&R, the states shall set up Land Acquisition Dispute Settlement Authority.
There are 18 laws of the central government for land acquisition (like for highways, SEZs, defence, railways etc). The draft bill will enjoy primacy over other such laws, Ramesh said, noting, “the provisions of the draft bill will be in addition to and not in derogation of the existing safeguards currently provided for in these laws”.
He said the draft is fully compliant with provision of Forest Rights Act, 2006, and other statutes.
The bill seeks to “ensuring a humane, participatory, informed, consultative and transparent process and above all ensuring that the cumulative outcome of compulsory acquisition should be that affected persons become partners in development.”
Ramesh said in every case, land acquisition must take place in a manner that fully protects the interests of land-owners and also of those whose livelihoods depend on the land being acquired.
“Under our Constitution, land is a State subject but land acquisition is a Concurrent subject. So far, the basic law governing the land acquisition process has been the Land Acquisition Act, 1894. Although it has been amended from time to time, it is painfully evident that the basic law has become archaic,” he said.
The minister said the issue of who acquires land is less important than the process of land acquisition, compensation for land acquired and the R&R process, package and conditions.
“This draft Bill specifies these irrespective of the ratios of private and government acquisition. The objective is to make the process of land acquisition easy, transparent and fair for both sides in each instance,” he said.
‘We are set to turn Bawana and Bhorgarh into industrial areas’
Source: Hindustan Times
Dated: 25th July 2011
From just Rs10 crore in 2008-2009, the profits of Delhi State Industrial Infrastructure Development Corporation (DSIIDC) reached Rs44 crore in 2009-2010 and jumped to a staggering Rs108 crore in 2010-2011, the highest ever in DSIIDC’s history. With construction of several prestigious projects
under its belt now, the corporation expects its profits to cross Rs200 crore in 2011-2012. DSIIDC’s chairman and managing director Chetan B Sanghi, spoke to HT’s Atul Mathur. Excerpts
DSIIDC’s prime role is to develop industries in Delhi. What efforts are being made to achieve this aim?
Bawana and Bhorgarh in outer Delhi are all set to turn into industrial hubs. We have provided 12,000 industrial plots in Bawana and another 4,350 in Bhorgarh. Construction is on in full swing in Bawana and you will see massive industrial activities there in next two years. Some plots on which the owners are yet to begin construction will be reallotted. We will soon initiate the work to develop a knowledge-based industrial park at Baprola at a cost of Rs1,200 crore and a manufacturing hub at Rani Khera at an estimated cost of Rs2,000 crore. Some projects worth several crore are also in the pipeline.
Under the new Industrial maintenance law, DSIIDC was supposed to improve infrastructure and maintain the Capital’s industrial areas. Have you been able to make any headway?
The DSIIDC will maintain four industrial estates in Delhi— Bawana, Narela, Okhla and Patparganj—on public-private partnership (PPP) basis. We have already signed contracts for Bawana and Narela to maintain these two industrial areas at a cost of Rs27 crore a year for the next 15 years. There are 28 industrial estates being maintained by the MCD right now and their lease management is with the DDA. The DDA has agreed to transfer the lease management to us. However, the MCD is yet to hand over the maintenance of these industrial areas to us. We hope the matter will be sorted out soon.
We will spend Rs1500 crore on infrastructural development of MCD’s industrial estates in the next 5 years. We will also initiate work on redevelopment of 22 unplanned industrial areas such as Mundka, Mandawali, Rithala and Shahdara under the master plan on self financing basis for almost Rs2,000 crore.
The government has announced that the allotment of flats to economically weaker section will start in September or October. Are these flats ready?
We have already constructed about 15,000 houses for EWS in Bawana, Bhorgarh, Bapraula and Narela and another 27,000 will be constructed in Pooth Khurd and Tikri. The flats that the government will start allotting to the EWS this year are ready.