FARM­HOUSE POL­ICY THREE’S A CROWD

Will the amended farm­house pol­icy al­low­ing three build­ings on a one acre plot put pres­sure on the creak­ing in­fra­struc­ture in Delhi’s green belt?

HT Estates - - FRONT PAGE - Van­dana Ram­nani Min­i­mum plot size: Built-up area: Min­i­mum plot size: Built-up area: Min­i­mum plot size: Built-up area:

An amend­ment to the farm­house poli cy passed by t he Delhi De­vel­op­ment Au­thor­ity ear­lier this year states that two dwelling units on low­den­sity res­i­den­tial area (LDRA) plots of one acre will be per­mit­ted with a floor area ra­tio (FAR) of 20. An ad­di­tional dwelling unit will be al­lowed if an ad­di­tional FAR of 10 is pur­chased. This means three in­de­pen­dent dwelling units can come up on a one-acre plot with a FAR of 30. A sin­gle farm­house was ear­lier al­lowed on a 2.5 acre plot.

DDA had ear­lier passed the far mhouse pol­icy al­low­ing con­struc­tion of new coun­try homes on a min­i­mum plot area (what it now calls LDRA) of one acre. Prior to that, min­i­mum plot area al­lowed was 2.5 acre.

The pol­icy re­leased early this year had stated that “all ex­ist­ing farm­houses in the pro­posed ur­ban ex­ten­sion area that had come up prior to Fe­bru­ary 7, 2007, and also those where sanc­tions had been sought prior to Fe­bru­ary 7, 2007, but ac­corded af­ter the date by the reg­u­la­tory au­thor­ity, shall be reg­u­larised and re­des­ig­nated as coun­try homes.”

The mod­i­fi­ca­tion states that “two dwelling units on LDRA plot of one acre may be per- mit­ted with FAR of 20 and for ad­di­tional 10 FAR, ie, from 20 to 30, one ad­di­tional dwelling unit is al­lowed sub­ject to pay­ment of req­ui­site charges as ap­proved by the gov­ern­ment of In­dia.”

I n both i nstances, FAR ex­cludes base­ments, bal­conies, guard rooms, ser­vant rooms, garage, etc. This means that if you are avail­ing of a FAR of 20, you get to cre­ate two dwelling units on 8,712 sq ft and if the FAR is 30, you can cre­ate three dwelling units on a built-up area of 13,068 sq ft (ap­prox­i­mately 4,350 sq ft above the ground and as much be­low the ground, as FAR ex­cludes base­ments etc)

The pol­icy al­ready stands no­ti­fied vide a cir­cu­lar dated Septem­ber 25, 2013. The cir­cu­lar for reg­u­lar­i­sa­tion guidellines for ex­ist­ing farm­houses was is­sued by the au­thor­i­ties through a cir­cu­lar dated Oc­to­ber 22, 2013.

Al­low­ing more units will

2.5 acres 100 sq m on one hectare, that is around 1100 sq ft – 1% of the to­tal land area

One acre 400 to 800 sq m on one hectare. Around 4,000 to 8,000 sq ft, 15% to 20% of the to­tal land area

One acre 400 to 800 sq m on one hectare. Around 4,000 to 13,000 sq ft make farm­houses af­ford­able, but what about the pres­sure on the in­fra­struc­ture? Ex­perts rule out any pres­sure, say­ing that as Delhi is land­locked, ba­sic fa­cil­i­ties are strained only in the case of high-den­sity de­vel­op­ments. New de­vel­op­ments in zones N and L of­fer im­mense scope for cre­ation of fresh in­fra­struc­ture, says Ramesh Menon of Certes Realty Ltd.

ATS Greens

Gau­tam Buddh Na­gar Sec­tor 20 Sec­tor 25

Sec­tor 61 Sec­tor 62 Sec­tor 93 Sec­tor 82

There are chal­lenges, how­ever, in zone J, which is al­ready pop­u­lated and where in­fra­struc­ture has to be retro­fit­ted. There are around 10,000 acres avail­able for new project de­vel­op­ment in the zone and ex­perts are of the view that an ad­di­tional 2,500 dwelling units can come up in the area.

Manuj Oberoi of Big Deal As­so­ciates says that farm­houses in Chat­tarpur area un­der zone J are val­ued at 15 crore per acre to 25 crore per acre de­pend­ing on the lo­ca­tion. The one-acre pol­icy al­lows for a lux­ury house in the farm­house area mi­nus the feel of a ‘ real’ farm­house. If more such dwelling units come up in the area, it will pop­u­late the area and put pres­sure on al­ready non-ex­is­tent in­fra­struc­ture. Hav­ing said that, many peo­ple who would have other­wise in­vested in posh south Delhi lo­cal­i­ties are putting money in this area be­cause re­turns are high and cir­cle rates are less.

In zone J very lit­tle land is avail­able for fresh de­vel­op­ment. Peo­ple in the ar­eas al­ready pop­u­lated should con­cen­trate on reg­u­lar­is­ing their de­vel­op­ment in­stead of re­de­vel­op­ing it, ad­vises an ex­pert.

Con­tigu­ous land parcels are avail­able in zones L and N, and as many as 50,000 units can come up on 27,000 acres. The cost of land in zone J to­day is around

10 crore to 40 crore per acre, up from 3 crore to 10 crore in 2007. In zone L land costs have in­creased to around 3 crore to 7 crore from 1 crore to 2 crore. Land avail­able in N zone for less than 1 crore costs around 2 crore to 4 crore to­day.

Ex­perts point out that per- mis­sions for swim­ming pool, na­ture ther­apy, well­ness spas, ban­quet­ing and re­cre­ational space would be avail­able once the for­mal build­ing de­vel­op­ment guide­lines are is­sued by the au­thor­i­ties.

Delhi Farms, a spe­cial­ist or­gan­isaton for farm­houses in Delhi, is ac­tive in zones L and N. It plans to cre­ate its own in­fra- struc­ture like sewage treat­ment plants, gen­er­ate so­lar en­ergy etc in the gated com­mu­ni­ties it plans to con­struct here. Also, since the den­sity will still be around 50 per­sons per hectare, there is no ten­able risk of bur­den­ing the in­fra­struc­ture, says Ajay Dabas, founder of the firm.

“We in­tend launch­ing prod­ucts in the sub-`2 crore cat­e­gory in the next six months. We also have plans to launch cus­tomised ex­pand­able homes. We be­lieve that there is a huge de­mand for first time farm­house buy­ers who have an ap­petite for prod­ucts that are in the range of sub 5crore,” he says. Other fir ms ac­tive in the green belt ar­eas in­clude Anan­taas t hat has a l and­bank in ar­eas such as Jhatikra, Kan­gan­heri and Dhansa. So­lutrean Build­ing Tech­nolo­gies Ltd has about 20-25 acres in the J zone and plans to come up with or­gan­ised de­vel­op­ments in the area.

Di­rec­tions: Use a Bagua map to de­ter­mine the di­rec­tions and quad­rants of your of­fice/ home. Dec­o­rate your east (health and fam­ily), south­east ( abun­dance- wealth and pros­per­ity) and south Bagua ar­eas with in­door /out­door pot­ted plants and flow­ers. (Bonsai t rees, a pic­ture of aquatic plants or flow­ers will also do).

Colours: Browns, turquoise and lush for­est greens are sym­bolic of the wood en­ergy. Add a splash of blue and black paint as they are also good op­tions to en­hance the wood el­e­ment. (Ac­cord­ing to the five el­e­ment the­ory in Feng Shui, wood is nour­ished by wa­ter).

Tem­per i t with metal­lic greys and whites if you want to weaken the wood el­e­ment in th­ese Bagua ar­eas (metal chops wood in the de­struc­tive cy­cles of the el­e­ments)

Shapes: For pos­i­tiv­ity, fo­cus on cylin­dri­cal struc­tures/ colum­nar or rec­tan­gu­lar that rep­re­sent the up­ward ris­ing and ex­pan­sive en­ergy of a grow­ing tree.

Decor: Fur­ni­ture and wooden ac­ces­sories like mu­rals, wood pan­els, roofs and decks, wooden fig­urines, uphol­stery fab­rics and ta­pes­tries made from nat­u­ral fi­bres such as silk, rayon, cot­ton etc. Paint­ings and vis­ual art with wood en­ergy de­pict­ing forests, land­scapes etc will also do. You can also hang a pic­ture of a flow­ing wa­ter­fall in the south­east ar­eas. Avoid metal frames, stair­cases and mir­rors un­less you want to weaken the wood en­ergy.

Plants: Bam­boo is the world’s t allest and f astest grow­ing woody grass. It best rep­re­sents the wood el­e­ment and en­hances the pos­i­tive chi of the house. Areca palms and Bos­ton ferns are nat­u­ral air pu­ri­fiers and make for a good choice. How­ever, avoid the spiky en­ergy of the cac­tus, es­pe­cially in the north and north­west ar­eas of the Bagua.

Do away with wilt­ing and with­er­ing plants as a dead plant i s shar chi ( neg­a­tive en­ergy). Use visu­ally ap­peal­ing pots and al­ways keep them healthy for a vi­brant en­ergy flow. Also, plas­tic and ar­ti­fi­cial plants do not rep­re­sent the wood en­ergy as they are not nat­u­ral sub­stances. The au­thor is a Feng Shui con­sul­tant, direc­tor of Spirit n Soulkraft, tarot card reader, nu­merol­o­gist, palmist and a holis­tic healer. Email mikkachawla@gmail.com

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