Land Pooling Policy - Needs Quick Implementation for Smart Delhi

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Land Pooling Policy

For last six decades, Delhi’s population has grown 10 folds to calculate 1.7 crore. However, Delhi Development Authority (DDA) says that current facilities and infrastructure cannot cater more than 1.5 crore people.

According to the reports 60 lakh more people will add to the existing figures till 2021. For the same reason, City needs more facilities to meet their needs of over 80 lakh people.

This needs additional land, covering 50,000–60,000 acres, as well as strong financial guarantee from government. As a matter of fact direct acquisition of land is not possible due to continuously increasing price as well as land owners always complaint for less compensation. In order to make way for this difficult situation, government has brought up land pooling policies to boost faster development. High floor area ratio (FAR) and a single-window mechanism are two main elements of this newly-implemented rule.

DDA and the administration have kept their role limited for this kind of development. New system is based on public-private partnership. Newly introduced land pooling policy will provide over 40,000 acre of new land in the outskirts like Bawana, Najafgarh and Narela.

Such vast scale advancement is required to make Delhi a highly promising property hub in the whole NCR area. Builders have officially acquired around 20,000 acres in outer areas of Delhi. And, of course they have big plans for the intelligent use of this land.

To improve the infrastructure, authorities have sanctioned INR90,000 crore to be spent for the 12th Five-Year Plan (FYP) (2012–2017), which directly means a spending of about US$882 per capita, which is of course higher than India’s normal of US$50 (for China is US$360 and US$500 for South Africa).

Financing through different means, political attention and some other changes are expected to bring significant improvement in city’s atmosphere and people’s lives.

Main points of the new land policy

1. New land policy says that Government/DDA would play the role of a facilitator only with minimum interference in order to help and speed up integrated planned development. For being the facilitator, Delhi Development Authority (DDA) will look after the below mentioned responsibilities:

• Declaration of land (to be used) under land pooling – Authority will be responsible for creating and executing a system for Land Pooling Policy to:

  • Preparing detailed layout regarding all kinds of procedures and timeline for participation in a certain time frame. The regulations will essentially be put up in general public for inviting views of eligible stakeholders while giving a 30 day timeframe
  • Creating the dedicated unit for dealing with approvals and certifications of Land Pooling applications
  • Maintaining Single Window Clearance concept wherein all concerned agencies will meet regularly as per notified timelines

• Preparing layout/sector plans – This would largely depend on the availability of physical infrastructure on the site

• Development regulate rules – Delhi Development Authority (DDA) will formulate below mentioned rules according to the policies:

  • Residential Floor Area Ratio (FAR) of 400 for Group Housing to be applicable on entire residential land exclusive of 15% FAR reserved for Economically Weaker Section (EWS) housing. Total residential land to be maximum of 55% er cent of gross residential land.
  • FAR for urban level commercial and urban level public/semipublic development to be 250.
  • Sub division of entire residential areas and provision of amenities will be according to the MPD-2021.
  • Local level facilities to match perfectly with gross residential density of 800-1000 person per hectare.• Superimposition of revenue maps on the approved zonal plans.

2.According to the new policies, land owner, a group of land owners or a developer (referred to as Developer Entity (DE) will be allowed to pool land for servicing, unified planning and others. However, it is necessary to keep all rules and regulation in mind before taking a sole step in any direction.

• Developer Entity (DE) will be solely responsible for assembly and surrender of land within the mentioned time limit as well as preparation of layout plans while maintaining all policies of Master Plan in true manner.

• Land parcels owned by the proprietors will be joined by the concerned Land Pooling Agency that will later transfer a part of that land back to the owners and rest will be owned by the DDA.

3.According to the terms and conditions of the Master Plan, a portion of land will be equitably returned to the owner. Piece of land given back to the owner will be irrespective of the land use assigned to their land as per the Zonal Development Plan.

4. According to the newly introduced rules and regulations of the Master Plan, both Delhi Development Authority (DDA) and Developer Entity will ensure swift development for Master Plan roads and other necessary physical-social infrastructure and recreational areas. Master Plan has set the following roles in infrastructure development for each:

• DDA

  • Timely development of Master Plan roads
  • Prepare plan for physical infrastructure like water supply, sewerage and drainage, provision of social infrastructure including traffic and transportation infrastructure, dedicated metro corridors
  • External development in stipulated time (external development charges and other kinds of charges for development incurred for capital’s infrastructure will be payable by DE on actual cost incurred by DDA)

• Developer Entity (DE)

  • Detailed plan and approval of layout from Delhi Development Authority (DDA)
  • Dividers on roads according to the layout and sector Plan as well as get the verification done of same from the concerned authority
  • Make sector/internal roads/infrastructure/services on its piece of land. It includes water & power supply, rain water harvesting, STP/ WTP etc.)
  • Accomplish development on time and maintain all facilities including open spaces, roads and services until the area is transferred to Municipal Corporation.

• Additionally infrastructure development following land use distribution in urban areas must be adopted:

  • Gross Residential – 53%
  • Recreational – 16%
  • Roads and Circulation – 12%
  • Public/ Semi Public Facilities – 10%
  • Commercial – 5%
  • Industrial – 4%

Note:

  • Recreational land use does not include area dedicated for greenery within the various gross land use sections.
  • Part of the city level remunerative land to be kept by Delhi Development Authority (DDA) will depend on the sections/size of land pooled under this policy.
  • Share of Delhi Development Authority (DDA) in residential land will differ between 0-10%, land for commercial use will differ between 0-3% and entire industrial land of 4% will be retained by the authority.

5. On the basis of Master Plan, DE (Developer Entity) will maintain adequate provision of EWS and other housing as per Shelter Policy of the Scheme. Besides, DE shall also return the prescribed developed spaces, EWS residential units and LIG Housing Components to Delhi Development Authority (DDA) as per the policy. Below mentioned terms have also been adopted by the Master Plan for EWS category:

• EWS residential unit size to measure somewhere between 32-40 sq. m.

• 50% of EWS housing stock to be kept by DE (Developer Entity) for regulated sale for Community Service Personnel and rest of the 50% to be sold to Delhi Development Authority (DDA) at basic price of Rs 2000/ sq ft, which will be enhanced as per CPWD escalation index while transferring.

• EWS housing component developed by DE (Developer Entity) will be subject to quality assurance checks as implemented by Delhi Development Authority (DDA).