NEW HOMES FOR OLD ONES

Re­de­vel­op­ment could be the so­lu­tion to the short­fall of four lakh houses in Delhi, says Van­dana Ram­nani

HT Estates - - Front Page -

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.

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