Floor area ratio hiked around rapid transit systems in Delhi

NEW DELHI, July 14: Urban Development Ministry today almost doubled the floor area ratio for constructions around mass rapid transit systems like the Metro, albeit with some riders, to address the issues of traffic congestion and shortage of housing in Delhi. The move which will allow more vertical constructions comes under the Transit Oriented Development Policy (TOD) for Delhi approved by the Ministry. It allows mixed land use and sustainable inhabitation with minimised travel time for citizens and easy availability of public transport. A significantly higher floor area ratio (FAR) of 400 percent from earlier up to 250 percent will now allow more floors in a building that is required to address shortage of land availability, according to a senior UD Ministry official said. FAR is the ratio of a building's total floor area as compared to the size of the land upon which it is built. TOD policy shall be adopted for development within the Influence Zone - extending up to 500 metres on both sides of MRTS corridors - so that maximum number of people can live, work and find means of recreation within walking or cycling distance of the MRTS corridors or stations. However, TOD will not be applicable in Lutyens Bungalow Zone, Civil Lines Bungalows Area, Monument regulated zone, Zone 'O' (around river Yamuna) and Low Density Residential Area. TOD zone would comprise approximately 20 percent of Delhi's overall area. Urban Development Minister M Venkaiah Naidu has cleared the policy which is expected to recast Delhi's landscape as part of review of Master Plan for Delhi 2021. Computerised single window clearance system shall be adopted for approval of TOD projects. According to a senior UD Ministry official, TOD is a key policy initiative for low-carbon, high-density and compact living spaces. It envisages creation of more homogeneous neighbourhoods, having work places near residences, creating public amenities within walking distances and providing safe environment through redevelopment along MRTS (Mass Rapid Transport System) corridors in the national capital. The provisions of the policy include development and redevelopment in TOD zone which will be incentivised by providing significantly higher FAR of 400 on the entire amalgamated plot being developed and redeveloped. However, these higher norms can be availed only for plots of area of 1 Ha or more. In contrast, the minimum scheme area for undertaking redevelopment outside TOD zone is 4 Ha. Within an approved scheme area in TOD Zone, development can be taken up in phases for minimum plot size of 3,000 sq metre at a time. Minimum scheme area for development by Mass Rapid Transit System (MRTS) agencies such as DMRC, Rapid Rail Transit System (RRTS) and Railways will be 3,000 sq metre. According to the policy, additional FAR may be availed only through Transferable Development Rights (TDR), for schemes larger than 1 hectare. Entire approved layout plan of a scheme will be included in influence zone if more than 50 percent of the plan area falls inside the influence zone. It will be mandatory to use a minimum of 30 percent of overall FAR for residential use, a minimum of 10 percent of FAR for commercial use and a minimum of 10 percent of FAR for community facilities. Utilisation of remaining 50 percent FAR shall be as per the land use category designated in the Zonal Plan. For example, in residential use zone, of the remaining 50 percent of overall FAR, at least 20 percent will be for residential use and other uses are permitted up to 30 percent. Similarly in commercial use zone, of the remaining 50 percent of overall FAR, at least 40 percent will be for commercial use and other uses are permitted up to 10 percent. There shall be a mix of Housing types for a wide range of income brackets within communities with shared public spaces, greens, recreational facilities and amenities which will minimise gentrification and create more community oriented developments. The mandatory residential component covering 30 percent FAR shall wholly comprise of units of 65 percent area or less. Out of these half of the FAR, which is about 15 percent of the total FAR, has to be used for units of size ranging between 32-40 sq metre. Besides, an additional mandatory FAR of 15 percent, which is about FAR of 60 has to be utilised for Economically Weaker Sections (EWS). The size of EWS units will range between 32-40 sq metre. This is a significant pro-poor and pro middle class measure which will further the objectives of 'Housing For All' Mission. Thus, in a TOD development/ redevelopment on 1 Ha area, 18,000 sq metre (45 percent) of built up area has to be used for providing housing units for the poor and middle class. 20 percent of land shall be used for roads or circulation areas. 20 percent area for green open space shall be kept open for general public use at all times. Further, 10 percent area of green area may be for exclusive use. MRTS agencies have been exempted from providing the mandatory 30 percent residential component which is part of the TOD norms applicable to all other Developer Entities (DEs). Increase in safety especially for women and children using public transport or walking at night shall be facilitated through changes in key Development Code aspects such as revised setback norms, dispensing with boundary walls, having built to edge buildings with active frontages which provide eyes-on-the-street. DDA will notify the regulations containing the details for operationalisation of TOD policy.