TOD to meet 25% of Delhi’s hous­ing needs

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The t ran­sit- ori­ented de­vel­op­ment ( TOD) pol­icy will be adopted for de­vel­op­ment within the i nflu­ence zone t hat will ex­tend up to 500 m on both sides of the mass rapid trans­port sys­tem and will com­prise ap­prox­i­mately 20% of Delhi’s over­all area. What this means is that if the gov­ern­ment aims to pro­vide for 25 lakh units in the city, about 25% of hous­ing needs can be met through the TOD pol­icy.

Around six l akh units can be con­structed un­der this pol­icy if im­ple­mented prop­erly, says Amit Bhatt of Em­barq In­dia. The Master Plan Delhi 2021 has spelt out a hous­ing short­age of around 25 lakh residential units in the Cap­i­tal.

While the pol­icy is good and has huge de­vel­op­ment po­ten­tial, the chal­lenge go­ing for­ward is how to im­ple­ment it in a man­ner which does not turn it into another scheme in which ev­ery inch of space is a means to make a fast buck to gen­er­ate rev­enues, say ex­perts.

The main char­ac­ter­is­tics of a TOD are best de­scribed with the 3Ds – high den­sity, di­ver­sity of real es­tate for­mats and dis­tance from the metro.

The best strat­egy is to have a pi­lot pro­ject, demon­strate the ef­fi­cacy of the pro­ject and then pro­ceed to other largescale de­vel­op­ments. “If the ap­proach is not mea­sured, we will be en­cour­ag­ing a sprawl which may have larger ram­i­fi­ca­tions,” says Bhatt.

A FAR of 400 will be of help only if there is a com­men­su­rate strat­egy to de­velop ad­e­quate sup­port in­fra­struc­ture. Oth­er­wise, it will be a chal­lenge to im­ple­ment it in a place like Delhi. Also, a FAR of 400 has to be utilised keep­ing in mind other re­stric­tions on height of struc­ture, ground cov­er­age per­mis­si­ble etc, says Dr Sa­man­tak Das, chief economist and di­rec­tor, re­search, Knight Frank In­dia.

Author­i­ties need to carry out a de­tailed es­ti­mate of the ad­di­tional in­fra­struc­ture re­quired for the se­lected cor­ri­dor. They will have to look at whether the sewage sys­tem is ad­e­quate for the pop­u­la­tion planned for the area, ad­di­tional wa­ter and power re­quire­ments, whether ex­ist­ing trans­form­ers are enough or need to be up­graded. Un­less these are in place, the ex­ist­ing in­fra­struc­ture is likely to col­lapse. They will also need to en­sure that a bal­ance is struck be­tween the new and the old, says Pro­fes­sor PSN Rao, ur­ban plan­ner and head of hous­ing depart­ment, School of Plan­ning and Ar­chi­tec­ture.

The aim of this pol­icy is to en­sure a lighter load on in­fra­struc­ture. The com­mer­cial foot­falls are very large un­der this pol­icy as these are lo­cated near metro sta­tions, says Dr Anoop Ku­mar Mit­tal, CMD, NBCC.

The Metro car­ries at least 2.5 to 3 mil­lion pas­sen­gers daily and den­si­fi­ca­tion of ar­eas close to the Metro would make it more con­ve­nient for peo­ple to avail of the ser­vice, says Anuj Dayal of DMRC.

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