A new land policy, which is expected to boost development of city by involving private players, was tabled in a Delhi Development Authority (DDA) meeting on Tuesday.
The land pooling policy, which has been deferred for further discussion, is expected to replace the present mode of land acquisition, development and disposal in Delhi, which is struggling to keep pace with the increasing demands of urbanisation. Land acquisition has become difficult and land owners have been complaining about the “low” compensation paid by government.
The proposed policy has already been discussed at the level of Ministry of Urban Development, along with representatives of stakeholders from FICCI, CREDAI, ASSOCHAM, CII and NAEEDCO.
To encourage land owners to voluntarily assemble their land, the policy provides incentives in the form of developed land and higher floor area ratio.
What is land pooling?
The new land policy is based on the concept of land pooling, under which land parcels owned by individuals or group of owners are legally consolidated by transfer of ownership rights to the designated land pooling agency (in this case the DDA). The land pooling agency later transfers ownership of the part of land back to the owners for development for such areas. This policy is applicable in the proposed urbanisable areas of the urban extensions, for which zonal plans have been approved.
Norms for land pooling
The two segments of land pooling are: Category-I for 20 ha and above, and Category-II for 3ha to less than 20ha. The land returned to developer entity (DE) in Category-I will be 60 per cent and land retained by DDA will be 40 per cent. In the second category, 40 per cent of the land will be returned to DE and the remaining will stay with DDA. In terms of land-use under Category-I, 53 per cent will be gross residential, 2 per cent will be for city-level, public/semi-public use and 5 per cent for city-level commercial use. In Category-II, entire 40 per cent will be gross residential.
The government or DDA will act as a facilitator with minimum intervention to facilitate and speed up integrated planned development. A land owner, or a group of land owners or a developer, referred to as the ‘developer entity’ shall be permitted to pool land for unified planning, servicing and sub-division. Each landowner will get an equitable return, irrespective of land uses assigned to their land in the zonal development plan, with minimum displacement. Housing for economically weaker sections and shelter policy to be part of the planning.
Roles of DDA or govt and development entity
The DDA or government will declare areas under land pooling and prepare layout and sector plans based on the availability of physical infrastructure. The development entity (DE) shall be responsible for assembly and surrender of land and for preparation of the detailed plans according to the provisions of the Master Plan and the land pooling policy. The DE will also demarcate roads in accordance with layout plans and sector plan and get the plans verified from the authority concerned and
then get the layout and sector plans approved from DDA.
Development control norms
Residential floor area ratio (FAR) will be 400 for group housing, to be applicable on net residential land. The 400 FAR does not include the 15 per cent FAR reserved for EWS housing. Net residential land will be a maximum of 55 per cent of gross residential land. Sub-division of gross residential areas and provision of facilities, such as local and city level, shall be in accordance with the Master Plan-2021.
Framework for implementation of policy
A dedicated unit will be created in DDA to hand out approvals for land pooling applications. The DDA will also consider outsourcing the scrutiny for legality of applications and online submission of building plans. A single-window option is being looked at where all agencies, responsible for giving time-bound clearances, will meet regularly.