The policy regarding "Shelter" is based on the goal of ensuring 'Shelter for All' by harnessing the potential of the public, private / corporate and household sectors. It aims to ensure effective housing and shelter options for all citizens, especially for the vulnerable groups and the poor, by creation of adequate housing stock on either rental or ownership basis. It envisages the role of the public agencies as facilitator through policy and strategic interventions.
Housing has a strong spatial relationship with employment, social services and other urban activities. The policy for development of housing could act as major tool for influencing the efficiency and equity of urban areas, besides its direct role in the provision of shelter.
As per the Census 2001, Delhi has 24.5 lakh Census houses under the category of residence and residence-cum-other uses, in which 25.5 lakh households are residing. This reflects a net housing shortage of about 1.0 lakh houses / dwelling units. The households are accommodated in a variety of housing types including different categories of planned built housing, squatter settlements, unauthorized colonies, traditional areas and villages. The Sub-group on Shelter noted that up to the year 1991, the contribution to housing stock through institutional agencies was only 53% (excluding squatter housing). Therefore, the component of housing through non-institutional sources, viz., unauthorized colonies, squatter / JJ clusters, etc., is quite significant. This trend has continued in the current decade as well and has to be kept in view while determining the plan and strategy for housing.
Based on the projected population of 230 lakh by 2021, the estimated additional housing stock required will be around 24 lakh dwelling units. This includes an estimated housing requirement of 20 lakh dwelling units for additional population and backlog of about 4 lakh units comprising of 1 lakh net shortage and the rest by dilapidated and Kutcha structures requiring replacement.
It has also been assessed that around 40% of housing need can potentially be satisfied through redevelopment / up-gradation of existing areas of Delhi. This may be met in the present urban limits of A to H zones and in the sub cities of Dwarka, Rohini and Narela. This implies that the remaining 60% of the requirement would have to be met through 14.4 lakh new housing units to be provided in new areas. In order to ensure that housing need is accommodated in the urban extension, the Zonal Plans for 2021 should be prepared within 12 months.
Keeping in view the socio-economic composition of the population, it is estimated that around 50-55% of the housing requirement would be for the urban poor and the economically weaker sections in the form of houses of two rooms or less. Based on past experience it is necessary to distinguish between the urban poor comprising the inhabitants of squatter settlements / pavement dwellers, etc. and other economically weaker sections of the society, conventionally classified in the form of EWS, LIG, etc.
The role of the government would have to be both as a provider and facilitator. The category of the urban poor is to be broadly catered in old and new urban areas through up-gradation of old / traditional areas, employers and industrial housing, group housing and also in unauthorised regularised colony infills.
A possible indicative scenario in terms of mode of housing supply in different types of development for the next two decades emerges as under:
Table 4.1 : Indicative Distribution of Housing Types
Housing Type
Development Agencies
Housing Component (%)
EWS/LIG
Others
Total
Slum & JJ - In-situ Rehabilitation; Relocation / Reconstruction &Up-gradation.
Public,Private,Co-op Society
25
-
Houses on Independent Plots & Redevelopment
Public,Private
4
8
Group Housing (Min. 35% of total DUs mandatory room or less)
Public, Private,2 Co-op Society
14
28
42
Employer Housing
Central / State Govt.
2
Unauthorised Regularised colonies infill
Co-op Society / Residents' /Association / Private
6
9
15
Other Housing areas / Up-gradation of Old areas / Traditional areas / Villages
Public, Private,Co-op Society
3
TOTAL
54
46
100
The proposed housing strategy incorporates specific approaches for development of new housing areas, up-gradation and re-densification through redevelopment of existing housing areas including unauthorized colonies, housing in villages and Special Area. Looking at the possible distribution of housing types, the future requirement of shelter provision will be dominated by small dwelling units. In view of the limited availability of land and increased requirement of housing, plotted residential development shall be discouraged
It is proposed to adopt a multi-pronged housing strategy for provision of housing stock and for delivery of serviced land, involving the private sector to a significant extent, public agencies and co-operative societies etc. The overall responsibility for provision of land and facilitation of adequate housing to meet the projected demand lies with the DDA in collaboration with GNCTD and other agencies.
Planning norms, land use zoning, density, FAR, and building controls have been reviewed for housing, both in new areas to be opened up and for redevelopment of existing areas. In the context of housing strategy, it is essential to optimise utilization of land and space with a view to increasing net residential density. These norms and controls should also be reviewed periodically (preferably every five years) by DDA and suitably modified / updated to meet the requirements of the citizens. It has been observed that the practice of prescribing FAR / density norms without distinguishing between housing categories in terms of plinth area, can result in over population or under population on the one hand, and non-optimal design and under-utilisation of the utility network, on the other. The norms should provide options to achieve the density and FAR both in Ground + 3 or 4 storeyed walk-up structures, without lift or in high-rise construction. A fixed density could lead to under utilisation of FAR or imposition of artificial limits to optimal use of land, which is a scarce commodity. Therefore, the following density norms, with corresponding category of dwelling unit (DU) sizes are proposed:
Slum / EWS housing (upto 30 sq.m)
600 DUs/Ha
Category I (above 30-upto 40 sq.m.)
500 DUs/Ha
Category II (above 40-upto 80 sq.m.)
250 DUs/Ha
Category III (above 80 sq.m)
175 DUs/Ha
The Central Government may relax density and other norms in consultation with DDA for public housing and projects of national importance.
In case of plotted development, the permissible number of dwelling units will be as prescribed for different plot sizes given in the development controls.
In case of Bungalow area (Part zone D) any residential density in group housing pockets shall be prescribed on the basis of detailed scheme.
In case of Civil Lines Bungalow Area, the development controls for group housing shall be as prescribed in the Zonal Development Plan of zone 'C'.
To make the construction activity more environment friendly, the choice of alternative building materials and techniques have to be reoriented and promoted for construction activity. Building technology parks and mobile expositions for cost effective materials and techniques are to be explored for new housing areas and redevelopment schemes. Standard specifications may also be incorporated in the Government Schedule and may be adopted for public buildings and housing schemes.
Even if the assumptions regarding the extent of housing that could be met by redevelopment of the existing areas actually materialize, there would still be a need for the development of housing to the extent of at least 75,000 DUs per annum in different categories. This implies that specific plans would have to be evolved by DDA with the approval of the Competent Authority and action be taken with reference to the following:
i
Determination of area requirement;
ii
Identification of the areas for urbanization / housing development;
iii
Evolving the pattern and norms for new housing development;
iv
The mode and manner of development, and the roles of the private and public sectors in this process.
As already indicated, more than 50% of the new housing would be in the form of one and two room units with average plinth area of about 25 sq.m. to 40 sq.m. The average plinth area per house to be achieved in various neighbourhoods will also depend on composition of various income groups to be accommodated in the composite housing schemes.
The policy should indicate that EWS & LIG houses after construction by a private group shall be handed over to the nodal agency / agencies and these should be allotted to eligible beneficiaries.
In Delhi, a large number of areas are old and are characterized by poor structural condition of buildings, sub-optimal utilisation of land, congestion, poor urban form, inadequate infrastructure services, lack of community facilities, etc. The housing stock in both planned and unplanned areas can be enhanced through various approaches as given below.
4.2.2.1 Planned Areas
A. Plotted / Group Housing
The flats built by DDA, particularly those, which have become aged, may be redeveloped with permission and subject to the condition that the structural safety of other flats is not impinged. Already developed group housing inclusive of public (DDA and others), co-operative housing may be redeveloped on the basis of prescribed norms and regulations by formulating co-operative societies or self-managing communities. The funds for redevelopment should be contributed by the residents
B. Employer Housing
In Delhi after Independence, substantial areas were developed at low density and have potential for densification. These are mainly government and cantonment areas. In order to optimally utilise these prime lands there is need of intensive development. On a conservative estimate the present housing stock can be increased to more than double. Infrastructure enhancement and provision for additional housing can be financed from the funds generated through cross-subsidisation between commercial and residential use for EWS and LIG categories.
C. Bungalow Area
Lutyens' Bungalow Zone comprises of large size plots and has a very pleasant green environment. The essential character of wide avenues, large plots, extensive landscape and low rise development, has a heritage value which has to be conserved. Mixed use, high intensity development along MRTS corridor and de-densification of trees / reduction of green cover is not permitted at all. The strategy for development in this zone will be as per the approved plans and the LBZ guidelines, as may be issued by the Government of India from time to time.
Civil Lines also has Bungalow Area of which the basic character has to be maintained.
4.2.2.2 Traditional Inner City and Unplanned Areas
The congested areas of the city have a predominant residential component like Shahjehanabad (Walled City), and its Extensions, Karol Bagh (Special Area) and villages. The unauthorised / regularised colonies, which are unplanned areas, have a role to play as a housing stock provider. All these areas should be redeveloped ensuring modern services and amenities for a safe residential environment and in the process, eliminating risk prone structures and activities. The owners can jointly redevelop the areas based on the prescribed guidelines.
A .Special Area and Villages
The Old City areas, Shahjehanabad (Walled City), and its Extensions, Karol Bagh (designated as Special Area) are fast changing their residential character to nonresidential use, but still have a residential component. The non-residential uses of varying degrees have developed with time depending on their location, related with accessibility and the established trade.
In the case of traditional inner city areas, it is essential first to distinguish between the heritage segment of the area and the non-heritage segment of the area. Well-designed Special Area Redevelopment Schemes must be prepared for traditional areas giving the development control parameters for the heritage areas keeping in view archaeological norms / architectural character and general parameters for the non-heritage segment of the traditional area. Each Special Area Redevelopment Scheme should entail an enumeration of the monuments and old buildings within the heritage areas, which must be conserved. The MCD is the nodal agency who should prepare Special Area Redevelopment Schemes for all traditional areas within a time frame.
The basic objective of Special Area Redevelopment Scheme in traditional areas is to bring about in situ improvements which help in improving architectural character of the area, i.e., design and layout, as well as revitalising trade and commerce in the area.
The villages are also considered at par with these as they also have the same traits. The socio-economic changes in these old unplanned areas, especially in villages, have been substantial. The redevelopment plans should ensure that the permissibility of mixed use zoning at property or within the premise level is compatible to the predominant residential areas.
B. Unauthorised / Regularised Unauthorised Colonies
Unauthorised colonies in Delhi pose a serious human problem as a huge population is living in these colonies. The issue of existing unauthorized colonies has engaged attention since the mid-seventies when a policy for regularization was formulated. 567 out of 607 listed unauthorized colonies were regularised till October 1993, but many more unauthorized colonies have come up since then. Such colonies are to be identified by the Govt. of NCTD.
The present method of regularization of unauthorized colonies is by the provision of basic infrastructure to improve the environment. However, regularization has not really brought in any tangible improvement. Effectively, the process has only led to de-facto tenure rights on the land and access to services.
In all unauthorised colonies whether on private or public land, regularization should be done as per the government orders issued from time to time. It must be ensured that for improvement of physical and social infrastructure, the minimum necessary / feasible level of services and community facilities are provided.
Physical: Plans for provision of services shall be prepared by the concerned local bodies.
Social: For provision of social facilities, reduced space standards shall be adopted. Depending on the availability of land, facilities like community hall, dispensary etc. can be grouped together.
a
Primary School 800 sq.m. per 5000 population
b
Sr. Secondary School 2000 sq.m per 10000 population
The above norms can be further relaxed for existing recognised schools on the basis of minimum norms prescribed by the Education Department, GNCTD / Central Board of Secondary Education.
c
The following facilities can be clubbed in a composite facility centre
(500-1000 sqm.)
Multi-purpose community hall - 100 sqm.
Basti Vikas Kendra - 100 sqm.
Religious site - 100 sqm.
Police Post - 100 sqm.
v
Health Centre - 100 sqm.
vi
Park/Shishu Vatika - 200 sqm.
vii
Area for essential retail outlets e.g., Milk Booth, Fair Price Shop, Kerosene shop, etc. may be provided.
viii
Provisions for informal trade units and weekly market to be made, wherever necessary.
The category of urban poor for purpose of the Plan would mainly comprise the inhabitants of squatter settlements and informal service providers. Such services could include domestic help, hawkers and vendors, low paid workers in the industrial, commercial and trade / business sectors, etc. These include both existing population and future migrants. In terms of housing requirements of the city, this continues to be the single biggest challenge and would require a mix of approaches and innovative solutions.
4.2.3.1 Rehabilitation/Relocation of Slum & JJ Clusters
In so far as the existing squatter settlements are concerned, the present three-fold strategy of relocation from areas required for public purpose, in-situ up-gradation at other sites to be selected on the basis of specific parameters and environmental up-gradation to basic minimum standards shall be allowed as an interim measure. Rest of the clusters, till they are covered by either of the first two components of the strategy, should be continued.
During the Plan period 1981-2001, sites and services approach based relocation was employed in which resettlement of squatter slums was done on 18 sqm and 12.5sqm. plots (transit accommodation) allotted to eligible persons on licence basis. This has led to a number of aberrations and there are several aspects, due to which this approach needs to be progressively abandoned and substituted by an alternate approach. Broadly speaking this alternate approach should have the following components:
i)
Resettlement, whether in the form of in-situ up-gradation or relocation, should be based mainly on built up accommodation of around 25 sq. m with common areas and facilities, rather than on the model of horizontal plotted development.
ii)
The concept of land as a resource should be adopted to develop such accommodation with private sector participation and investment, to the extent possible.
iii)
Incentives by way of higher FAR, part commercial use of the land and, if necessary and feasible, Transfer of Development Rights should be provided.
iv)
A cooperative resettlement model with adequate safeguards may be adopted with tenure rights being provided through the institution of Co-operative Societies.
v)
The provision of accommodation should be based on cost with suitable arrangements for funding / financing, keeping in view the aspect of affordability and capacity to pay.
vi)
In cases of relocation, the sites should be identified with a view to develop relatively small clusters in a manner that they can be integrated with the overall planned development of the area, particularly keeping in view the availability of employment avenues in the vicinity. Very large resettlement sites could lead to a phenomenon of planned slums.
vii)
Suitable arrangement for temporary transit accommodation for families to be rehabilitated should be made. This may preferably be near or at the same site and the utilization of these may be synchronised with the phases of implementation of the scheme of in-situ up-gradation.
viii)
Community Based Organisations (CBOs) and Non-Governmental Organisations (NGOs) should be closely involved in the resettlement process.
4.2.3.2 Resettlement Colonies
Most of the resettlement colonies have been provided with essential services, but the immediate need is of individual services i.e. water, sewerage and electricity. To ensure healthy and better environment, the construction of houses needs to be based on approved / standard building plans.
Co-operative societies / private developers / govt. agencies may come forward for redevelopment based on the incentives as applicable for the Squatter Rehabilitation Scheme. Reconstruction of existing plotted development, group housing should be encouraged as per the Redevelopment Guidelines given in para 4.2.3.4.
4.2.3.3 New Housing for Urban Poor
New housing should be in the form of one or two room units, which would be developed through public and private agencies and through Cooperative societies. As this category constitutes bulk of the housing stock that has to be catered at an affordable price to the lowest income bracket as housing for Economically Weaker Sections (EWS), this is often done by cross-subsidization.
For this purpose, adequate land would be earmarked for EWS housing. The developers of group housing shall ensure that minimum 15% of FAR or 35% of the dwelling units, whichever is more, are constructed for Community-Service Personnel / EWS and lower income category. 1[Employer Housing of Central Government, State Government and other Government Agencies are not required to follow the requirement of FAR or Dwelling Units for Community Service Personnel / EWS and lower income category.] In old built up areas, this may be as redevelopment schemes or industrial housing, etc., whereas, in urban extensions, the acquisition and development cost of this land should be borne by rest of the project. Such reserved lands should be handed over to a designated agency for promoting housing for low income and weaker sections.
The pattern of EWS housing shall be such as to ensure optimal utilization of land in a sustainable manner. For that purpose, multi- storied housing will be the preferred option. Apart from mandatory provision for EWS housing in all group housing projects/ schemes, the primary responsibility for creating adequate stock of housing for urban poor shall be borne by public agencies.
4.2.3.4 Slum & JJ Redevelopment Regulations and Guidelines for Collective Community Rehabilitation / Relocation - In-situ Up-gradation / Rehabilitation of Slum & JJ Clusters and Resettlement Colonies
The concerned implementing agency / corporate body should work out schemes for collective community rehabilitation / relocation and explore the possibility of involving private sector / slum cooperatives. In existing resettlement colonies, redevelopment, regular servicing and maintenance, which are overdue, are to be based on the guidelines and incentives as applicable for the Slum & JJ Rehabilitation Scheme.
The following guidelines with site-specific relaxations may be adopted as required. Regular monitoring of executed schemes and revision of these guidelines at the time of preparation of new schemes is essential. Group housing norms shall be applicable with the following conditions:
Minimum plot size 2000 sqm (facing a min. road of 9m).
Maximum density - 600 units per ha. + 10% variation, on residential component of the land.
The scheme should be designed in a composite manner with an overall maximum FAR of 400 on the residential component of the land and FAR on the remunerative component of the land shall be as applicable for the relevant land use.
Mixed land use / commercial component up to 10% of permissible FAR in the residential component of the land.
Specific situations may require clubbing of scattered squatters with JJ sites in the neighbourhood to work out an overall comprehensive scheme.
The minimum residential component of the land area for rehabilitation of squatters has to be 60% and maximum area for remunerative use has to be 40%.
Area of dwelling unit for rehabilitation shall be around 25 to 30 sqm.
Common parking is to be provided which can be relaxed wherever required, except for the parking for remunerative purposes.
ix)
No restriction on ground coverage (except set backs)
x)
Schemes shall be approved by concerned local body.
xi)
Schemes / designs should be compatible for disabled.
xii)
Norms for Social Infrastructure shall be as per 4.2.2.2 B sub para (ii) 'Social'.
xiii)
Norms for Physical Infrastructure shall be as per note (iv) of Table 4.2.
The provision of night shelters is envisaged to cater to the shelter less, which are proposed to be provided near the Railway Terminals, Bus Terminals, Wholesale / Retail markets, Freight Complexes etc. as per requirements, and should be identified keeping in view major work centres. Special provisions should be made for the homeless, women and children including the disabled, orphans and old. In addition, multi-purpose use of the existing facility buildings may be allowed for night shelter purpose. Provision should also be made for converting existing buildings, wherever available, with suitable modifications into night shelters.
On the basis of the 2001 Census of houseless population, at least 25 sites should be earmarked in Delhi for night shelters. In order to make the provision of this facility financially sustainable for the local body, innovative concepts such as integrated complex with commercial space on the ground floor and night shelter on the first floor should be explored. The guidelines and incentive package should be designed by the concerned local agency in collaboration with the Govt of NCT-Delhi with a view to develop self-sustaining night shelters. One night shelter shall be provided for 1 lakh population.
In the residential use zone there are two sub-zones, RD - Residential Area (including villages within Laldora located in any use zone) and RF - Foreign Mission. Permission of use premises in sub-use zone RD shall be as per permissibility given in the respective chapters.
Use premises in the Foreign Mission sub use zone as part of the approved layout plan.
Foreign Mission
Housing (for the Mission Employees)
Guest House
Local Shopping
Bank
Recreational Club
Health Centre- Hospital, Dispensary
Integrated Residential School
ix
Cultural and Information Centre
x
Police Post and Fire Station
xi
Post and Telegraph office
The sub-division of residential use zone into use premises and subsequent approval of the layout plans shall be governed by the following norms:
The residential area can have both the plotted and group housing. In case of group and cluster court housing the minimum plot size shall be 3000 sqm. (2000 sqm for slum re-housing plot with differential infrastructure norms).
The provision of requisite social infrastructure shall be governed by the norms for residential neighbourhood of 10,000 population. In any residential sub division plan the minimum area reserved for social infrastructure shall be about 7 sqm per person.
Table 4.2 : Infrastructure Requirement for layout at Residential Neighbourhood level
S.No.
Use Premises
No. of units
Unit Area (ha.)
Total land (ha.)
(a)
Education
1. Primary School
1
0.20-0.40
2. Senior Secondary School
0.60-0.80
(b)
Shopping
3. Local Convenience shopping
0.4
4. Service Market
0.2
5. Informal Bazaar
0.1
(c)
Other Community Facilities
6. Milk Booth
As per standard norms (in LSC)
7. Banquet Hall
0.08-0.20
8. Religious Building
0.04
0.08
9. Housing Area Play ground
0.5
1.0
10. Neighbourhood Play area
11. Anganwari
0.02-0.03
0.04-0.06
(d)
Recreational
12. Tot lot @ 0.50sq.m / person
0.0125
13. Housing Area Park
14. Neighbourhood Park
(e)
Utilities
15. Dhalao including segregation facility
0.02
16. Underground water tank
0.20
17. Local level waste water treatment facility
Wherever feasible
(f)
Transportation
18. Three wheeler and Taxi Stand
Notes:
These facilities should preferably be located along internal roads with minimum 12 m ROW, unless specified. The development of the infrastructure should be monitored to assess the achievement in the relevant sectors.
The open space at the neighbourhood level shall be provided @ 4.5 sq.m. per person Minimum size of tot lot at cluster level shall be 125 sq.m.
The location of schools and Anganwaris should be made in the layout plan in cluster form to facilitate sharing of common parking space and playground.
The planning of physical infrastructure shall be governed by the following norms:
a)
Underground tank, sewerage-pumping system shall be provided as per requirement.
b)
Rainwater harvesting shall be an integral part of the storm water drainage plan at the time of sanction of layout plan for all the plots.
c)
The natural drainage pattern is not to be disturbed.
d)
Dual pipe system of recycled water is recommended in new areas and redevelopment schemes.
e)
Dhalaos including facility of segregation of biodegradable and recyclable solid waste should be provided.
f)
Electric sub station shall be provided as per requirement.
g)
Pole mounted electric transformers for augmenting electric supply in already developed areas are recommended.
h)
Non-conventional sources i.e. solar energy etc is recommended for public areas in all the establishments
Provisions for decentralised sewerage treatment plant and segregated waste disposal shall be made where centralised system is not available. It shall be ensured that no untreated effluent is allowed to exit / spill out of the scheme area.
Planning of the residential neighbourhood regarding circulation system, including safety requirements shall be governed by the BIS standards or as per the norms of the concerned agencies.
Suitable landscape plans for the neighbourhood shall be prepared, indicating in reasonable detail,the landscape development of the parks and roadside plantation etc.
These are suggestive norms and lower norms could be adopted in built up areas / Special Areas, etc.
Table 4.3 : Uses / Use Activities Permitted in Use Premises
Definition
Use/Use Activities Permitted
* Residential Plot - Plotted Housing
A Premise for one or more than one dwelling unit and may have on it one main building block and one accessory block for garages and service personnel.
Residence, mixed use activity as per the Master Plan provisions / Registered RWA / Society Office (50 sq.m.)
Residential Plot - Group Housing
A premise of size not less than 3000 sqm (2000 sqm. for Slum / JJ rehabilitation) comprising of residential flats with basic amenities like parking, park, utility etc. convenience shops, public
Residential flat, mixed use activity as per the Master Plan provisions,retail shops of confectionery,grocery & general merchandise, books and stationery, Barber, Laundry, Tailor,Chemist,Vegetable Shop (On ground floor with an area up to 20 sqm.each). Community Room, Society office, Crèche / Day Care Centre,religious, Senior citizen recreation room, swimming pool.
Residential Flat
Residential accommodation for one family / household as part of group housing.
Residence, mixed use activity as per the Master Plan provisions.
Residential Premises Special Area
A residential premise in Special Area.
As per Special Area Regulations
Slum / rehabilitation
Residential accommodation provided - JJ as part of slum area resettlement / rehabilitation
As per Slum Area Redevelopment Regulations
A Premise for the foreign mission.
Foreign Mission and related facilities / offices (with max. 25% of FAR for residential component)
Hostel
A premise in which residential accommodation in the form of rooms is provided, usually attached to an institution, with or without dining facility.
Hostel, Old Age Home, Watch and Ward Residence (20 sqm),Service Shops of Barber, Laundry,Soft Drink and Snack Stall (max.20 sq.m. each)
Guest House, Lodging & Boarding House
A premise providing temporary accommodation for short durations.
Guest Rooms, Watch and Ward Residence (20 sqm), Service Shops of Barber, Laundry, Soft Drink and Snack Stall (upto 20 sqm each)
Dharamshala or its equivalent
A premise providing temporary accommodation or for short durations on no-profit basis.
Dharamshala, Service Personnel Shops of Barber & Laundry, Soft Drink & Snack Stall (upto 20 sqm each)
Rain Basera (Night Shelter)
A premise having the facility for providing the night accommodation to individuals without any charges or with token charges. It may run by local government or voluntary agencies.
Night Shelter and related facilities.
Farm House
A dwelling house on a farm.
Farm House, Watch and Ward Residence (up to 20 sqm)
* Pre 1962 plotted double storied flats shall be treated as Residential Plots.
* Bed and Breakfast accommodation may be a permissible activity in residential plot / flat, if registered
under the Scheme notified by Ministry of Tourism, GoI / GNCTD from time to time.
A Residential Plot-Plotted Housing
Maximum ground coverage, FAR, number of dwelling units for different size of residential plots shall be as per the following table:
Area of Plot (sq. m)
Max. Ground Coverage %
FAR
No. of Dus
Below 32
90*
350
Above 32 to 50
Above 50 to 100
Above 100 to 250
75**
300**
5
Above 250 to 750
75
225
Above 750 to 1000
50
150
7
Above 1000 to 1500
40
120
Above 1500 to 2250
12
Above 2250 to 3000
10
Above 3000 to 3750
18
11
Above 3750
21
The local body concerned shall be competent to disregard variation of upto 2% in plot size, arising from conversion of area from sq. yard to sq.m. and to grant the norms applicable to the lower category of plot size in accordance to para (ii) below.
*100% ground coverage shall be eligible for regularization of construction, already existing ason 22.09.06 on payment of charges as notified.
Minimum size of the residential plot shall be 32 sqm. However, in case of Government sponsored economically weaker section schemes, size could be reduced further.
**100% ground coverage and 350 FAR shall be eligible for regularization of construction already existing as on 22.09.06 on payment of charges as per the notification, in respect plot size between 100 to 175 sqm.
Permissible FAR and Dwelling Units shall not be less than MPD-2001 norms.
Terms and Conditions:
The additional number of dwelling units would be subject to payment of levy for the augmentation of civic infrastructure.
The total coverage and FAR permissible in any plot in a category, shall not be less than that permissible and available to the largest plot in the next lower category.
Height:
The maximum height of the building in all plots shall be 15 metres.
Subdivision of plots is not permitted. However, if there are more than one buildings in one residential plot, the sum of the built up area and ground coverage of all such buildings, shall not exceed the built up area and ground coverage permissible in that plot.
The mezzanine floor, and service floor, if constructed, shall be counted in the FAR.
Basement:
Basement shall not be counted towards FAR if used for purposes permissible under Building byelaws namely household storage and parking. Basement area shall not extend beyond the coverage on the ground floor as per permissible and sanctioned built up area, but may extend to the area below the internal courtyard and shaft. Basement if used in terms of Chapter 15.0. Mixed Use regulations shall count towards FAR and shall be liable to payment of appropriate charges, if it exceeds the permissible FAR.
Stilts:
If the building is constructed with stilt area of non-habitable height (less than 2.4m), used for parking, such stilt area shall not be included in FAR but would be counted towards the height of the building.
Parking:
Parking space shall be provided for within the residential plot as follows:
a.
2 Equivalent Car Space (ECS) in plots of size 250-300 sq.m.
b.
1 ECS for every 100 sq.m. built up area, in plots exceeding 300 sq.m., provided that, if the permissible coverage and FAR is not achieved with the above-mentioned parking norms in a plot, the parking norms of the preceding category shall be allowed.
Density:
For the purpose of density calculations, the dwelling unit shall be considered to accommodate 4.5 persons and the servant quarter to accommodate 2.25 persons.
The minimum setbacks shall be as given in the following table:
Plot size (in sq.m.)
Minimum Setbacks (in metre)
Front
Rear
Side(1)
Side(2)
Below 100
0
Above 100 and upto 250
Above 250 and upto 500
Above 500 and upto 2000
Above 2000 and upto 10000
Above 10000
In case the permissible coverage is not achieved with the above-mentioned setbacks in a plot, the setbacks of the preceding category may be allowed.
In the case of construction in the future, a minimum 2m x 2m open courtyard shall be provided for in residential plots of area of 50 sqm. to 100 sqm.
Number of servant quarters shall be provided as per approved layout plan and shall be constructed within the stipulated height. However, if the garage block space is merged with the main building, no separate servant quarter block or servant quarter, as part of main building shall be allowed. However, provision for a servant's room as part of the dwelling unit within the permissible coverage FAR shall be allowed.
xii
Each servant quarter shall comprise of one habitable room of area not less than 11 sqm. floor area, exclusive of cooking verandah, bathroom and lavatory. The maximum size of servant quarter shall be 25 sqm. If larger in size, the servant's quarter shall be counted in density as a full dwelling unit.
xiii
Plot owners / allottees seeking extra coverage, additional floor or part thereof, over and above Gazette Notification dated 23.07.98, as per above mentioned norms shall be charged betterment levy (or additional FAR charges) at the rates notified with the approval the Government from time to time. This is in addition to the levy payable on the additional FAR allowed vide notification dated 23.07.98 and over the FAR allowed vide notification dated 15.05.95.
xiv
Plot owners / allottees seeking regularization of construction in terms of the additional coverage allowed under this notification, shall have to pay a penalty and compounding charges notified with the approval of the Government, over and above the betterment levy referred to in para (xiii) above.
xv
Plot owners / allottees seeking regularization of additional height in terms of this notification, will have to pay penalty and special compounding charges notified with the approval of the Government, in addition to betterment levy referred to in para (xiv).
xvi
The amount so collected be deposited in an escrow account by the local body concerned for incurring expenditure for developing parking sites, augmentation of amenities / infrastructure and environmental improvement programmes and a quarterly statement of the income and expenditure of the account shall be rendered by the local bodies to the Government.
xvii
1[Enroachment on public land shall not be regularized and shall be removed before the local body grants sanction for regularization of additional construction or height except the following :-
Projections / chajjas / covered chajjas built up portion which existed before 7.2.2007 upto 1m above 3m height from the ground level shall be regularized for plot size upto 175 sqm on roads below 24m ROW in pre-1962 colonies (except for A & B category), in unplanned areas (including special area, village abadi and unauthorized regularized colonies) and re-settlement colonies. The owners / occupiers shall have to obtain structural safety certificate and fire clearance within a reasonable period of time as notified by the Government. Such projections / built up portion thereon shall be counted in FAR and in case of excess FAR over and above permissible FAR, such FAR in excess shall be regularized subject to payment of appropriate charges as approved by the Government.
The local body concerned shall carry out a survey within a period of two months from the date of notification of all such projections eligible to be regularized and put such list in public domain for objections from the occupiers / owners and any person of the public against inclusion / exclusion of such projection in the list and the list thereafter will be finalized within a period of one month after considering such objections received in writing.]
xviii
Every applicant seeking sanction or regularization of additional FAR and / or height shall submit a certificate of structural safety obtained from a structural engineer. Where such certificate is not submitted or the Building is otherwise found to be structurally unsafe, formal notice shall be given to the owner by the local body concerned, to rectify the structural weakness within a reasonable stipulated period, failing which the building shall be declared unsafe by the local body concerned and shall be demolished by owner or the local body.
xix
Standard Plans:
There are a number of standard building plans designed and approved by the Authority. Such plans shall continue to operate whenever applicable. Such plans shall be modified as per the applicable development controls.
B. Residential Plot - Group Housing
Minimum size of plot
3000 sq.m.
Maximum Ground Coverage
33.30%
Maximum FAR
200
Height
NR (Subject to clearance from AAI Fire Department
and other statutory bodies).
Parking
2.0 ECS/100 sqm built up area
The density may vary (10% variation permissible in all categories) for specific categories as given below:
Category I (upto 40 sq.m) - 500 DUs / Ha.
Category II (above 40-upto 80 sqm) 250 DUs/Ha.
Category III - 175 Dus / Ha. (above 80sqm
Plots for group housing should be located on roads facing a minimum width of 18 m ROW (13.5 m ROW for redevelopment areas and 9m ROW for Slum Rehabilitation / Special Area and Villages).
Additional floor area up to a maximum of 400 sq.m shall be allowed to cater to community needs such as community / recreational hall, crèche, library, reading room and society office. In addition to above, 100 sq.m. area shall be permissible for Senior Citizen Recreation Room.
The Central Government in consultation with the DDA may relax density and other norms for public housing and projects of national importance.
The developer shall ensure that minimum 15% of FAR or 35% of the dwelling units, whichever is more, are constructed for Community-Service Personnel / EWS and lower category. Such flats should have a carpet area between 25 - 40 sqm. 1[This 15% FAR or 35% of the Dwelling Units for Community Service Personnel / EWS and lower category housing would be over and above 200 Permissible FAR and density mentioned at (i) (a), (b) & (c) above. Employer Housing of Central Government, State Government and other Government Agencies are not required to follow the requirement of FAR or Dwelling Units for Community Service Personnel / EWS and lower income category.]
Ground coverage up to 40% may be allowed to achieve low-rise high-density housing without lifts.
Levy on additional FAR shall be at rates notified with the approval of Government from time to time.
Stilts: If the building is constructed with stilt area of non- habitable height and is proposed to be used for parking, landscaping etc. the stilt floor need not be included in FAR and shall be counted towards height.
Basement, if constructed, and used only for parking, utilities and services shall not be counted towards FAR.
C. Cluster Court Housing
3000 sqm
175
Maximum height
15.0m with maximum coverage 100% subject to
light and ventilation condition
The net housing density permissible shall be 225 DUs per Ha. with 15% variation on either side and could be averaged for more than one pocket.
Minimum street in front of pocket to be 12 m.
No projection outside the building envelope allowed.
Each cluster court house is for one dwelling for a single family.
Basement if constructed shall not be included in FAR calculations.
Basement shall be below the ground floor. Basement area may, however, be extended below the internal courtyard and shaft.
If the building is constructed with the stilt area of non-habitable height and is proposed to be used for parking, landscaping etc., the stilt floor need not be included in the FAR but would be counted towards height (within stipulated height).
Parking shall be provided as per group housing norms.
Servant quarter:
No separate servant quarter block or servant quarter as part of main building shall be allowed if the garage block space is merged with the main building.Provision for a servant's room as part of the dwelling unit within the permissible coverage and FAR shall be allowed with maximum size of servant quarter as 25 sqm and if larger in size would be counted as a full dwelling unit
D. Foreign Mission
25%
15 m.
Basement upto the building envelope line to the maximum extent of 50% of plot area shall be allowed and if used for parking and services should not be counted in FAR.
E. Hostel / Guest House / Lodging & Boarding House / Dharamshala
Min. Plot size
500 sqm.
Maximum ground coverage
30%
Maximum floor area ratio
15m
Parking to be provided @ 2 ECS per 100 sq.m. of built up area.
These norms shall not be applicable for Guest House under Mixed Use Regulations.
F. Night Shelter
Min.Plot Size
1000 sqm.
Max.Ground Coverage
Max.FAR
Max.Height
26m
G. Farm House
Plot Area
1.0 ha. and above but
2.0 ha. and above
less than 2.0 ha.
Maximum Floor Area
100 sq.m
150 sq.m.
Maximum Height
6 m. (Single storey).
Other Controls for farmhouses:
Setback in dwelling house should be 15 m away from any boundary line of the property.
Where the property abuts to urban road, the dwelling house building should be setback from the centre line of that road by 60m. Where the property abuts to village road, the building setback from the centre line of that road should be by 30m.
No dwelling units should be built within 400m of the right of way of any National Highway.
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