Stage set for first private housing project in fragile Delhi zone, environmentalists protest

Built by RR Texknit, the project is planned in a built-up area of 25,650 sqm, including three basements, a stilt and nine floors, with a maximum height of 33.25 metres. The plan is to build 138 dwelling units, including 74 main units, 32 for the Economically Weaker Section (EWS) and 32 Community Service Provider (CSP) units.

The Delhi Ridge holds significant ecological value, being the northern extension of the Aravalli. And although final notification of the Ridge is pending under Section 20 of the Indian Forest Act, 1927, it stands protected as a “reserved forest” through a May 1994 notification.

Rajeev Ranjan, a former president of Vasant Kunj Sector B, Pocket-1 Resident Welfare Association, said, “The land is situated within the South Central Morphological Ridge. It is clearly indicated in geospatial maps and the map prepared by agencies of the Government of India based on directions of the Supreme Court.”

Ranjan, who has also appealed to the Supreme Court’s Centrally Empowered Committee (CEC) against the project, said, “It has been maintained by the courts that the area notified as Ridge and Morphological Ridge must be maintained in its pristine glory and no further infringement of the Ridge area should be permitted.”

The case was escalated to the apex court after environmentalist Bhavreen Khandari filed a contempt petition in December 2024, challenging the project’s approvals.

While granting Environmental Clearance (EC), the Centre noted the project site was 2.48 km from Southern Ridge and 2.9 km from Aravalli Biodiversity Park. It also said the site was already surrounded by residential buildings, schools and hospitals, reducing environmental concerns.

“This recommendation is subject to the outcome of court cases in Hon’ble High Court, Hon’ble NGT and Central Empowered Committee. Further, PP (public prosecutor) may seek clarification from Delhi’s Ridge Management Board (RMB) regarding the applicability of clearance from RMB. Based on the clarification, PP shall obtain NOC from Delhi’s Ridge Management Board (if applicable),” the clearance states.

According to Supreme Court-mandated conditions for Ridge-related projects, developers are required to deposit 5% of the total project cost in a Ridge Management Fund and undertake compensatory afforestation measures after permission for construction is granted.

When contacted, R K Sharma, the designated partner of RR Texknit who also owns RK Jewellers in Delhi, said “all necessary approvals were granted by authorities like MCD and DDA”.

Sharma also said a high-powered technical committee, constituted under the SC’s directions, is still conducting surveys to confirm the Ridge boundary. “If at all the area is officially found to be in the Morphological Ridge area, we will deposit the funds,” he said. He described the environmental concerns raised as “misguided”.

Company representative Rohit Sejwal said in the absence of a court stay, construction may begin soon. Sejwal said the company did not start work earlier because of restrictions under the Graded Response Action Plan (GRAP),” which comes into play when Delhi’s air quality is in the very poor or severely polluted range.

Records show that RR Texknit obtained NOCs from the Fire Services, Delhi Urban Art Commission, Airports Authority of India, Delhi Jal Board, and MCD within three months of acquiring the land in April 2024. The landowner then applied for EC to the State-Level Expert Appraisal Committee (SEAC), which considered the project on July 12, 2024, and recommended it to the State Environmental Impact Assessment Authority (SEIAA).

However, before the SEIAA could take up the matter, its tenure, along with that of the SEAC, ended. With no functional SEIAA in Delhi, all pending files at SEAC and SEIAA were transferred to the Union Environment Ministry.

The case assumes significance in the wake of a similar dispute between government departments in another case of a public-private partnership project between DDA and a private builder. In 2016, the Delhi High Court held that although the Government had notified the land for the project as “Residential”, as it was shown in the Master Plan Drafts of 2001, that fact alone would not change its position in law.