High rises, mixed-use projects: Delhi’s plan for a new housing corridor

The proposed HDC will comprise a 250-metre-wide corridor on either side of UER-II. Officials said the policy will also apply to future stretches of UERs proposed in the Master Plan once they are executed.

How high can buildings go?

As per the policy, eligible plots in the corridor will be allowed a floor area ratio (FAR) of up to 400. This could work out to roughly 10 floors where the maximum permissible ground coverage of 40% is used. “The actual height of individual buildings, however, would remain subject to regulations,” said an official.

A major incentive for participating landowners is the higher FAR: the policy allows a maximum permissible FAR of 400 for residential, commercial and public/semi-public (PSP) use.

The policy also allows a “vertical mix of uses”, except on plots earmarked for warehousing and logistics. This means residential and non-residential uses can be accommodated vertically within a development, subject to separate entries, exits and other requirements.

The high-density development does not mean every plot along the road can automatically have a high-rise building.

Participation in the policy is also voluntary. Landowners who do not opt for it will continue to be governed by the prevailing Master Plan provisions.

A K Jain, former principal commissioner of the DDA, said the policy allows a FAR of up to 400, with maximum permissible ground coverage of 40%. “If you develop a group housing society, the ground coverage can go up to 40%.

But if the ground coverage is kept at 25%, the number of floors can increase and buildings can go beyond 15-20 storeys. It also depends on the architect. In areas where there are no restrictions, 30-40-storey buildings can also come up,” he said.

Jain, however, said the government should first focus on ensuring social equity and then bring in private players, so that economically weaker sections have access to better housing and accommodation and there is no further proliferation of slums and jhuggis.

Another DDA official said there is also a bonus FAR of 100, taking the total permissible FAR to 500 in certain cases.

“The UER-II connects North Delhi with South Delhi. Unlike the previous policy, the plan particularly focuses on the new urbanisable areas along these routes. There are no height restrictions except around the airport and other restricted areas. The permissible ground coverage is between 25 and 40 per cent. Leaving aside locations where there are restrictions, other areas can definitely see high-rise residential complexes with 30-40 floors,” the official said.

The official added that developers could also opt for a high-rise, multi-storey tower at the centre of a project while leaving larger portions of the site as green areas.

The criteria

For a plot to qualify, the final HDC plot must have a minimum plot size of 4,000 square metres. This requires surrendering 50% of the “Original Plot” area, which must be a minimum of 8,000 square metres. The policy states that FAR benefits will be provided to HDC plots for the portion of land surrendered to the DDA beyond the maximum limit of land deductions of 50%, for road widening and public facilities. This, however, is subject to approval.

A committee is proposed to be set up under the DDA to facilitate and oversee the implementation of the policy.

20% FAR reserved for affordable housing

The affordable housing provision is another key feature. The policy mandates that “20% of the permissible FAR” be used for affordable housing, with dwelling units of less than 60 square metres carpet area.

The Master Plan also proposes logistics and warehousing activity around the corridor.

What will the DDA do?

Officials said the DDA will be the nodal authority for preparing the Road Network Plan (RNP) and approving HDC projects. The road network and other services in the corridor will be developed by the DDA.

Where will HDC rules not apply?

It will not apply to environmentally sensitive areas, low-density areas, monument-prohibited and heritage areas, or cantonment and defence areas, said officials.

The policy also proposes an HDC fund, with charges paid by landowners to be deposited in an escrow account for “area improvement and infrastructure augmentation works” in the corridor.

Faster approvals proposed

The proposal also seeks to speed up approvals. The committee responsible for sanctioning HDC projects will have a maximum 60-day time limit to approve a complete proposal, including the building plans.

If approval or rejection is not communicated within 60 days, the project will be deemed approved on the DDA’s Online Building Permit System, states the plan.