Delhi's Master Plan allows plot owners to combine their individual properties and redevelop them into apartments
The Master Plan of Delhi 2021 (MPD) has a provision for the cluster block Tapproach which is about existing plot owners can pool in their individual properties and redevelop them into apartments with better amenities and greater floor area ratio (FAR).
The MPD also has provisions to encourage redevelopment through private participation -to redevelop either single units or through amalgamation. It also calls for voluntary participative development in rural areas. The cluster block approach allows plot owners to pool in their properties to arrive at the magic number of 3000 sq m, the minimum requirement as far as the size of the plot is concerned. Likewise, for tapping into the land in villages, unauthorised colonies and resettlement colonies, the MPD envisages a policy for 2000 sq m.
The Master Plan also seeks to incentivise the redevelopment process. “To incentivise and redevelop, a maximum overall FAR of 50% over and above the existing permissible FAR on individual plots will be allowed subject to a maximum of 400. Higher FAR shall not be permissible in redevelopment of Lutyens' Bungalow Zone, Civil Lines bungalow areas and monument regulated zone,“ it says.
The beneficiary would be the end-user who would get products at the ideal price, while the developer would benefit from faster cash flow.
The land owner derives capital appreciation of his land assets.
Overall, a win-win situation for all.
As per the scheme, redevelopment and renewal is to be identified on the basis of the presence of physical features such as the Metro, roads, drains, high-tension lines and control zones such as monuments and heritage areas. In short, this means that there should be adequate infrastructure and the area under consideration should not be close to a heritage site.
What this translates to is that if four families together have plots measuring a total of 3000 sq m which they wish to redevelop into multi-storey apartments with better amenities, they will be permitted 50% FAR. So, if the current FAR is 1.2, they may be allowed 1.8 under the new norms.
Height will vary according to the area where redevelopment takes place. When the same is applied to village land, existing abadi areas under Lal Dora etc, one could fathom the supply of affordable housing projects within many villages like Kanjhawla and Bamnoli. In other words, villagers can amalgamate their extended Lal Dora plots to create housing projects, with better amenities, facilities and quality of life.
As per the MPD, the government's redevelopment efforts are targeted at unauthorised, resettlement and rehabilitation colonies but are more likely to happen in areas where large contiguous plots are available, places which may allow for easy aggregation of 3000 sq m land parcels.
