Land Pooling Policy in Delhi MPD 2021 – A snapshot
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LAND POOLING – The way forward under Delhi master plan 2021
The Delhi land-pooling policy has already been approved & notified by the Ministry of Urban development vide Notification # S.O. 2687(E) dated 5th September 2013.
Prior to this, public notice vide S.O # 990(E) dated 18.04.2013 was published by the DDA in accordance with the provisions of section 44 of the DDA act 1957 (61 of 1957) inviting objections & suggestions as required under sub section (3) of section 11-A of the said act. A board of enquiry & hearing set up by the DDA considered all the objections / suggestions and in accordance with the law, modified the relevant sections under MPD 2021 vide Notification # S.O. 2687(E) dated 5th September 2013.
LAND POOLING, is already added to the already notified Delhi master plan, as a new chapter 19.0
Delhi, the capital of India, not just presents an opportunity, but also a tremendous challenge to the urban planners & administrators. To accommodate the projected population inflow into Delhi, the planners had to ensure that 20 – 30,000 hectares of land are made available within the foreseeable future, for urbanization. In line with the announced industrial policy of Delhi, it is projected that a more urbane & educated population would migrate towards Delhi, and that both residential & commercial space has to be created, in all price points.
The government agencies do realize that they neither have the ability to acquire such large parcels, nor develop housing & commercial spaces to accommodate the population surge. Hence, the path breaking decisions (as under) under the MPD 2021.
- Increased participation of the Private sector in the assembly and development of land in Delhi
- Private sector to be the catalyst for Urban infrastructure projects
- Increase the supply of residential DUs
- ENCOURAGE LAND POOLING, to ensure seamless availability
Under the land pooling policy, the land parcels owned by individuals, groups and entities are legally consolidated by transfer of ownership rights to the designated land-pooling agency. The pooling agency consequently transfers the part land back to the owner(s), for undertaking the development therein.
In simpler terms, the land pooling policy makes INVESTMTENTS INTO LAND IN DELHI THE BIGGEST REAL ESTATE OPPORTUNITY IN INDIA.
Those who purchase land in Delhi, directly from current land owner / Farmer, over the coming few months, can surrender their FRAGMENTED agricultural land in Delhi to the land pooling agency, and get in return a rectangular piece of land, converted for designated development. The agency would retain a certain percentage of land for development of social & physical infrastructure. (see chart)
GUIDING PRINCIPLES OF DELHI LAND POOLING POLICY
- Under the new land pooling policy, duly notified by Ministry of Urban development in September’ 2013, the Government / DDA would only act as a facilitator, with minimum intervention, to facilitate and speed up integrated planned development of the Zones, which also have been approved & notified. The best “zones of opportunity” for Land pooling being Zone J, L & N.
- A land owner, or a group of land owners (who have grouped together of their own volition & applied together with the Land agency for conversion of their agricultural land into Urbanizable plot, duly complying with the tenets of the land pooling policy) would be referred to as DE (developer entity), would be permitted for unified planning, servicing & SUB-Division. Each would get back a share of the land for development, per the prescribed norms.
- DDA / government agencies to ensure speedy creation of physical & social Infrastructure, and recreational areas.
- Irrespective of the land use assigned to their land, each landowner to get an equitable return on their land (pooled). The land-pooling agency would ensure minimum displacement on allotment.
- Adequate provisions for EWS housing.
- The following are the guiding principles for EWS under the Delhi master plan MD 2021
- Housing units under EWS would range between 32-40 sqM
- 50% of the housing units created by the private developer (DE) to be retained by DE, to be sold on market rates, to community service personnel working for the residents of the group housing. The balance 50% of the housing stock to be sold to DDA / local bodies at a base cost of INR.2000/- per sq. ft. + cost of EWS parking.
- The DE for this separate housing pocket shall also provide necessary commercial & PSP facilities.
- This housing stock created under EWS / LIG housing is subject to quality assurance checks by the DDA / Govt.
Under the land pooling policy 2013, clear definition of the roles & responsibilities of the DDA (Govt.) and the Private sector Developer entity (DE) have been established, as below.
Role of Government
Role of DE
|sectoral Planning & declaration of areas for specific purpose & use||Assembly & surrender of land, as per notified policy, within the prescribed time frame|
|Superimposition of revenue maps on the approved Zonal plans||Preparation of the layout plans / detailed drawings as per provisions of MPD 2021|
|Time bound development of Infrastructure on identified land – Master plan roads, Water supply, sewerage & drainage, social & traffic infra including Metro connectivity to new zones||Demarcate all the roads as per layout plans and sector plan, to get them verified from concerned authority, within the assembled area and seek approval of layout plan/ detailed plan from DDA|
|External development in a time bound manner (facilitating developments by DE)||Develop sectora roads/ Internal roads/ Infrastructure & services (including water supply lines, power supply, rain water harvesting, STP,STP etc) falling in it’s share of land|
|Acquisition of land parcels, necessary for holistic development, which are not forthcoming voluntarily, to participate in development under pooling policy||Return of prescribed built up space / Dus for EWS / LIG housing component to DDA (FAR for EWS housing is over & above the allowed FAR)|
|Timely completion of development, and maintenance with all neighborhood level facilities & services, till the area is handed over to the municipal corporation|
|Public & semi Public||
|Roads & Circulation||
NORMS FOR LAND ASSEMBLY / POOLING
For assembly of land / Pooling, the following model has been proposed under the ‘Land pooling policy’ notified vide S.O # 2687(E) dated 05th September’ 2013