When the first master plan of Delhi was prepared in 1962, Delhi was an agrarian economy; more than 3/4th of Delhi still rural.
The concept of farmhouse living as first homes was alien. Natural dangers and absence of planned physical infrastructure like well-lit streets & transportation were the order of the day. The Govt. then allowed construction of a dwelling unit on the Farm (agricultural land) so that the landowner could stay safe by spending the night while tending to their agri assets & produce. These DUs were not intended to be ‘first homes’ as landowners lived in & around the ‘Abadi-deh’ areas of villages. In line with the purpose, the size of dwelling units were small; between 300 to 1500 sq. ft on a land size of 1-10 acres.
With the increasing affluence of the 1980s & 90s, many clusters of farmhouses developed in South Delhi, in an unplanned & inorganic manner. Investors bought Agricultural land parcels, mostly in denomination of 1 Ha and above. Although the permitted use was defined as ‘Poultry, animal husbandry, vegetables & fruits and other defined agricultural purposes’, some of these clusters evolved as first homes. In contravention to the bylaws, large mansions (in excess of the laid down FAR, height & coverage norms) came up on land parcels which weren’t ‘urbanized residential’ in govt. records. With the passage of time, it was practically impossible for the government to classify these settlements as “Unauthorized & illegal” and demolish these residential homes.
With MPD 2021, a more pragmatic approach was pursued by the planners. Significant among them being:
-Agricultural land as green Belt along the borders of NCT of Delhi, in synergy with the provisions of regional plan 2021 of NCR, upto a depth of one peripheral revenue village boundary (wherever possible). Besides, it also brought focus to:
a) Policy for regularization of existing Farm houses
b) Introduction of the Low density residential area (LDRA) policy
Since MPD2021 wasn’t implemented and much time was lost owing to the multiple changes in policy, the Govt. decided to create a pragmatic & comprehensive vision document for the sustainable Development of Delhi for the next 20 years; the Delhi Master Plan MPD 2041. This plan was approved by the DDA on the 18th of Feb’ 2023. It awaits the final notification from the Ministry of Housing & Urban Affairs, which is likely to happen within a month.
The Green Development Area policy provides ‘an integrated framework for development’ to promote low density development.
-Provide a comprehensive framework defining permissible uses, activities / mix of activities and FAR for proposed uses / activities / mix of activities for green development. Mixing of these uses/ activities shall be permitted.
-Environmentally sustainable development options to enable the land owners to achieve the economic value of lands.
-Provide connectivity and infrastructure for physical and functional integration of the areas within and around GDA.
-The activities permitted within GDA are no longer restricted to Farmhouses & agriculture related. Three grades of green development shall be permitted in the GDA for commercial monetization of land, with higher FAR and Mandatory Wooded Area.
-Development of land within the GDA shall take place through private initiative on individual plots or larger scheme areas pooled by constituent land owners.
-DDA/ Service Providing Agencies (SPA) can develop infrastructure against payment of EDC by landowners.
-Private entity can develop infrastructure on the basis of plan approved by DDA/Service Providing Agencies (SPA)
The time to invest into land is now since you would be taking an informed decision.
*With excerpts from the draft published by DDA
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