NEW HOMES FOR OLD ONES
Redevelopment could be the solution to the shortfall of four lakh houses in Delhi, says Vandana Ramnani
Check the existing development profile of the area - does it fall under the protected zone or green zone? While on paper, MPD stipulates a possibility of redevelopment, the operational modalities have no precedent. How the process willflow is a bit of a grey area. There needs to be clarity
You’ve heard of carpooling, but property pooling could be the new buzzword when the Master Plan of Delhi 2021 (MPD) comes into play. It offers people with plots the option of pooling properties to build smarter, taller, and more manageable units with commercial spaces thrown in. You could even get a pool on your terrace! The idea is to set up a small gated community right in the heart of the Capital.
The MPD has the provision for the cluster block approach which allows existing plot owners to collectively pool in their individual properties and redevelop them into apartments with better amenities and greater FAR (floor area ratio). People can unlock the “hidden wealth” of their land by making optimal use of the redevelopment guidelines as mentioned in the MPD.
The MPD has provisions to encourage redevelopment through private participation of single units or through amalgamation. The cluster block approach allows existing plot owners to collectively pool in their properties to arrive at the magic number of 3000 sq m, the minimum plot size. This can be reorganised to provide a minimum 30% area as common green/soft parking besides circulation areas and common facilities.
There are incentives too. “To incentivise and redevelop a maximum overall FAR of 50% cent over and above existing permissible FAR on individual plots will be allowed subject to a maximum of 400. Higher FAR shall not be permissible in redevelopment of Lutyens Bungalow Zone, Civil Lines bungalows areas and monument regulated zone,” the plan states.
Incentivised redevelopment will be allowed in unauthorised (now regularised) colonies, urban villages (land dora land) and developed areas where large contiguous plots are available – places which may allow for easy aggregation of 3000 sq m land parcels.
“A fair percentage of housing demand within the city can be met by the redevelopment opportunity. Owners of plots can even share revenue that comes out of the commercial space below the apartments. They can also have a swimming pool on the terrace,” says Gurpreet Singh, a practicing architect and a concerned citizen of the Capital.
Under the policy, commer- cial rationalisation is in the hands of the plot owners. They can enhance their space or shrink it if their needs are less, say if their children are abroad. They can both buy floor area ratio and sell it depending on space requirements. They can also decide on the one time sale of commercial property or the rental income model. Plans factoring in all their needs would have to be submitted to the MCD. With the additional height incentive they can introduce features such as a terrace garden or a swimming pool on the roof.
Bridging the housing gap
According to Ramesh Menon of Certes Realty, with FAR being increased to 50%, it can be safely assumed that the number of housing units can go up by 25% to 35% within Delhi. With the current shortfall at around four lakh units, the gap can be bridged by harnessing the redevelopment opportunity.
Where the cluster approach is concerned, at least one lakh units can be redeveloped in areas that came up in the 1970s. In villages (there are 227 rural villages and 135 urbanised ones), the supply can go up by as much as 50%. This can help stabilise prices as at least one lakh units can be created in such areas.
Unauthorised colonies cover approximately 20,000 acres. This has potential to create an additional supply of at least two lakh units, in case the colonies authorised now are redeveloped.