The Expert Com­mit­tee on Lal Dora (ECLD), was con­sti­tuted to improve the liv­ing con­di­tions and envir­on­ment in the vil­lages and bring­ing before the village-people unpre­ced­en­ted oppor­tun­it­ies of enhan­cing their prosperity.

Below are the Excerpt s of the report of Lal Dora committee:

• Some vil­la­gers were temp­ted to sell off their lands at prices, seem­ingly high but just a frac­tion of their real intrinsic poten­tial value.

• With increase in pop­u­la­tion and lim­ited space, one has to shed the reluct­ance in going ver­tical. If other world-class cit­ies have sky-scrapers, why must we limit our con­struc­tions to 4 or 8 storeys? If DDA can have a 23-storey tower and MCD plans to have 28-storey Civic Centre, why should a private enter­pris­ing cit­izen be denied the oppor­tun­ity to go still higher — a tower that provides for most of the require­ments of its res­id­ents in situ and is a self-financing (and prof­it­able) endeav­our? Liberty and oppor­tun­ity to private sec­tor has to be provided if our dream of mak­ing Delhi a world class met­ro­polis is to come true.

• Mak­ing development/redevelopment pro­cess largely self-financing and self sus­tain­ing and in con­sulta­tion with the people.

• To exam­ine the desirab­il­ity and/or feas­ib­il­ity of integ­ra­tion of Lal Dora and exten­ded Lal Dora areas of Delhi in the over­all pro­cess of Planned devel­op­ment of the city.

• Intro­du­cing trans­par­ency in main­ten­ance of vil­lage records and secondly of show­ing how with people’s par­ti­cip­a­tion devel­op­ment in a vil­lage could be integ­rated with the sur­round­ing areas.

• Cre­ation of good mod­ern hous­ing and com­mer­cial areas in multi-storey com­plexes would mean sub­stan­tial enhance­ment in the value of their property.

• Plots in the Exten­ded Lal Dora are given sep­ar­ate Khasra num­bers in rev­enue records. These con­sti­tute free-hold res­id­en­tial land with own­er­ship name recor­ded in Khat­ouni (Register of per­man­ent Land Record). The Exten­ded Lal Dora plots can be trans­acted author­isedly through registered sale deeds and the own­er­ship is mutated accord­ingly in the rev­enue records.

• The urban lim­its of Delhi are pro­posed for exten­sion up to inter­state bound­ary leav­ing one rev­enue vil­lage at the peri­phery as buf­fer green.

• Life in cramped pock­ets defi­cient in civic ser­vices as against liv­ing in prop­erly planned accom­mod­a­tion in multi-story com­plexes with all amen­it­ies in the vicinity.
• Increas­ing access­ib­il­ity of the village
• Freight com­plex, two hotel sites and a golf course
• Flat­ted res­id­en­tial development
• Grant of water and elec­tri­city con­nec­tions to build­ings con­struc­ted by per­sons who have pur­chased land from local res­id­ents under exist­ing laws, which do not pro­hibit trans­fer of land.
• It is a clear and unan­im­ous view of the Com­mit­tee that the interests of the Delhi vil­la­gers, which have suffered in the past, should be dealt with sympathetically.
• As and when a policy of per­mit­ting private colonizers/developers to develop housing/ commercial/institutional facil­it­ies in areas ear­marked for fur­ther expan­sion of the urban area of Delhi is put into effect, farm­ers own­ing suf­fi­cient land may be per­mit­ted to par­ti­cip­ate in such a devel­op­ment pro­cess. How­ever, they will be required to fol­low the norms that may be pre­scribed for the pur­pose. Vil­lage Devel­op­ment Plans by way of Local Area Plans (Laps) should be pre­pared in con­sulta­tion with the res­id­ents, for all Lal Dora and Exten­ded Lal Dora Areas in each village,”

• Per­mit­ting enhance­ment of land-value by improv­ing the lay­out and envir­on­ment in a man­ner that exemp­tions applic­able to the vil­lage abadis are not withdraw.
• Lal Dora and Exten­ded Lal Dora should be exemp­ted from the pro­vi­sions of DMC Act/DDA Act/Land Acquis­i­tion Act since such pro­vi­sions cre­ate hurdles for the devel­op­ment of villages.

• Own­er­ship of plots should be treated as free-hold.

• Res­id­en­tial build­ings up to 6 storeys and com­mer­cial build­ings up to 4 storeys should be allowed in the vil­lage abadi and build­ing con­trol norms should be related to plot sizes.

• In case of plots over 1500 sq m in Lal Dora and Exten­ded Lal Dora, vil­la­gers may be allowed to con­struct multi-storey flats/apartments on the pat­tern of group hous­ing on pay­ment of devel­op­ment charges to MCD @ Rs. 200/ — per sq m.

• Devel­op­ment in Lal Dora should be strictly res­id­en­tial in character.

• only com­pli­ment­ary facil­ities allowed therein.

• All 80′ wide roads with 70% com­mer­cial­iz­a­tion should be declared as com­mer­cial streets. Computer/vocational insti­tutes on such streets should be allowed to oper­ate includ­ing banks and gov­ern­ment offices.

• Com­mer­cial activ­ity such as ban­quet halls, coach­ing cen­ters, etc. should be per­mit­ted along roads, which are more than 3 m wide.

• Com­mer­cial estab­lish­ments such as offices of real estate, insur­ance, cargo agen­cies, small call cen­ters, godowns, ware­houses, ser­vice sta­tions etc. should be allowed in Lal Dora as the vil­la­gers work in these offices.

• All those activ­it­ies that are allowed in plot­ted colon­ies should be allowed in Lal Dora/Extended Lal Dora, sub­ject to pro­vi­sion of adequate park­ing space.

• Seek­ing per­mis­sion from DDA/ MCQ, for open­ing a col­lege should not be neces­sary sub­ject to the con­di­tion that con­struc­tion is done as per rules and guidelines of Dir­ect­or­ate of Higher Education.

• Com­mer­cial activ­ity should be allowed in Lal Dora along major roads after due per­mis­sion and sanc­tion of build­ing plans.

• MCD informed that a pro­posal is under con­sid­er­a­tion for com­pu­ter­iz­a­tion of Gaon Sabha land records under the scheme titled “Strength­en­ing and mod­ern­iz­a­tion of Pan­chayat unit and its Functions”

• The need for pre­par­ing redevel­op­ment plans in con­sulta­tion with the vil­la­gers was emphas­ized. Example of vil­lages in Chand­igarh where this was done with the act­ive coöperation/suggestions of the vil­la­gers was cited. It was also explained how steep enhance­ment of land value res­ult­ing from planned redevel­op­ment had encour­aged vil­la­gers to go in for proper redevel­op­ment of their village.

• Health, Edu­ca­tion & Reli­gions insti­tu­tions, com­mer­cial, godowns; indus­tries should be allowed in the Lal Dora/Extended Lal Dora.

• Sug­ges­tion has been made regard­ing group­ing of vil­lages and provid­ing proper sew­er­age and sew­er­age treat­ment plant.

• Hon’ble MPs sug­ges­ted that the request of the own­ers of Amuse­ment parks to use Exten­ded Lal Dora land for enter­tain­ment and amusement/water parks be spe­cific­ally included in the pro­posed Mas­ter Plan of Delhi.

• The Com­mit­tee has care­fully con­sidered the views and recom­mend­a­tions con­tained in the Tejendra Khanna Com­mit­tee Report in respect of Lal Dora and exten­ded Lal Dora areas (vide Para 4.11 ante) and fully agrees with the.

• Con­tinu­ance of such a state of affairs is highly risky and not at all desirable.

• This has to be done fast in a short span of time prefer­ably with the vil­lage com­munity tak­ing the ini­ti­at­ive, with involve­ment of experts and in coöperation/association with the Private Sector.

• Entire area within the NCTD, bar­ring a string of fringe vil­lages abut­ting the bound­ary of NCTD will be urbanized.

• The main activ­ity in Delhi now is com­mer­cial, these need adequate shops, godowns, offices for the entire range includ­ing mul­tina­tion­als, cor­por­ate houses, Busi­ness houses, Call Cen­ters and other IT related activ­it­ies and such like.

• The present priv­ileges and exemp­tions avail­able to the rural areas are not withdrawn.

• Queries/sanctions received elec­tron­ic­ally within a time frame.

• Need for com­mer­cial poten­tial to be fully exploited for the bene­fit of the people, etc.

• Res­id­ents may be encour­aged to form Cooper­at­ives or Vil­lage Group Hous­ing Soci­et­ies mem­bers of which should be allowed to amal­gam­ate their plots, get a redevel­op­ment plan prepared.

• Energy effi­cient devel­op­ment and, if neces­sary, go in for high rise devel­op­ment to achieve intens­ive use of land.

• Build­ing heights lim­it­a­tion may be raised to allow more floors depend­ing on the ROW of the abut­ting street.

• A PPP or a tri­part­ite arrange­ment between the com­munity, the local gov­ern­ment and the private entre­pren­eur should be relied upon to achieve com­pre­hens­ive redevel­op­ment of villages.

• Get plans imple­men­ted in con­sulta­tion with the vil­la­gers prefer­ably in coöper­a­tion with the Private Sector.

• Vil­la­gers in prov­ing the single entity status of their hold­ings while seek­ing build­ing per­mis­sions, obtain­ing Bank loans etc.

• Res­id­ents of Vil­lages should be encour­aged to come together to make more intens­ive use of their land without which it would not be possible.

• Com­mis­sion­ing suit­able qual­i­fied experts from the open mar­ket for the purpose.

• Per­mit non res­id­en­tial usages.

• Provide adequate car park­ing, facil­it­ies (prefer­ably multi-level under­ground park­ing and with 30% of FAR for com­mer­cial com­pon­ent to make it self sustaining.

• Exten­sion of Metro-routes to new areas to cover vil­lages with high poten­tial, should also be recommended.

• A PPP or a tri­part­ite arrange­ment among the com­munity, the local gov­ern­ment and the private entre­pren­eur should be relied upon to achieve com­pre­hens­ive development/redevelopment of vil­lages on self-sustaining basis.

• The exist­ing exemp­tion (of doing away with get­ting build­ing plan sanc­tioned) should con­tinue. Registered archi­tect who should cer­tify and take the respons­ib­il­ity of adher­ence to safety norms and other pre­vail­ing build­ing parameters.

• The min­imum size of plot for high-rise build­ings should be reduced to 2000 sq m . (from 3000 sq m else­where) for group-housing. FAR and max­imum ground cov­er­age applic­able should be as follows:

Plot size Ground Cov­er­age FAR Sub­ject to :

2000 – 3999 sq m                40%                                          400                                conditions

4000 sq m and above      40%                                          500 –do–

• The per­miss­ible FAR will be pro­por­tion­ately increased as TDR incentive.

• Plan­ning multistory com­mer­cial build­ings for offices, mar­kets and IT-education facil­it­ies. Ground cov­er­age, FAR and park­ing) would apply to com­mer­cial struc­tures as well.

• In Exten­ded Lal Dora areas the list of per­miss­ible land-uses should include group hous­ing, com­mer­cial centres, spe­cial­ized insti­tu­tions, non-polluting non-nuisance cre­at­ing House-hold indus­tries and recreational/amusement parks.

• The Build­ing Plan would be deemed to be sanc­tioned for plot-size up to 500 sq.mtr.

• For big­ger size plots and for non res­id­en­tial use on plot of any size, the Build­ing Plan would be deemed to have been sanc­tioned unless valid objec­tions are sent by the sanc­tion­ing author­ity within 30 days of sub­mis­sion of Build­ing Plan applic­a­tion. Sim­ilar con­di­tions should apply for grant of Com­ple­tion Certificate.

• The development/ redevel­op­ment should be done in. a man­ner that the res­id­ents are able to reap the bene­fits of escal­a­tion in the value of their property.

• Fund­ing of VDTF should not be left to bod­ies that face resource-constraints themselves.

• Trunk ser­vices to be provided by MCD/ Jal Board etc at their cost.

• With involve­ment of the Private Sec­tor, Build­ing Trade etc, it should be pos­sible to make the pro­ject self-financing and self-sustaining. Banks should be will­ing to lib­er­ally extend loan facil­it­ies to the village-Community and oth­ers for con­struc­tion of build­ings, com­mer­cial struc­tures and set­ting up enterprises.

• This issue of mixed land use has, there­fore, to be treated more lib­er­ally than in a nor­mal urban res­id­en­tial colony. Hon’ble Supreme Court has per­mit­ted in mixed land use areas of Delhi (ANNEXURE-10) should be allowed lib­er­ally in Lal Dora/Extended Lal Dora areas.

• The entire range of offices — mul­tina­tion­als, cor­por­ate houses, Call Centres, IT-related
• activ­it­ies etc and oth­ers, should be per­mit­ted to continue.
• Land allot­ted in Exten­ded Loa Dora under con­sol­id­a­tion pro­ceed­ings, should be allowed to be sold leg­ally by the own­ers without any restric­tion (as laid down in the DLR Act) for healthy and bene­fi­cial growth of the vil­lage and the villagers.

• Giv­ing incent­ives and relax­a­tions in the pro­cess of redevel­op­ment of the Lot Dora/Extended Lat Dora in terms of land/loan/permissibility of com­mer­cial land use or addi­tional FAR.

• The man­date of this Com­mit­tee is lim­ited to Lal Dora and Exten­ded Lal Dora areas.

• It will also be pos­sible to flood the mar­ket with adequate com­mer­cial space bring­ing down their cost (which is exor­bit­antly high at present).

• With intens­ive util­iz­a­tion of land on the PPP prin­ciple, devel­op­ment will become largely self-financing and self-sustaining.

• This awareness-cum-incentive based strategy of devel­op­ment is likely to res­ult in a win-win situ­ation for all concerned.

Dis­claimer:

No rep­res­ent­a­tion or claim is being made on the authen­ti­city and valid­ity of the inform­a­tion provided herein.

No rep­res­ent­a­tion is being made of the inform­a­tion pro­duced here as the offi­cial information.

Since mas­ter plans, policies and guidelines are the pur­view & domain of the gov­ern­mental agen­cies, it is expli­citly expressed that this doc­u­ment has no expressed con­trol on the policies, or the plan­ning for the mas­ter plan, policies & guidelines.

Any decision based on this doc­u­ment needs authen­tic­a­tion from the respect­ive gov­ern­mental depart­ments. kindly seek to obtain ori­ginal cer­ti­fied cop­ies from the respect­ive depart­ments before issu­ing writ­ten advis­ory based on this document.

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Map Lal Dora Kanjhawla