Download - Delhi Masterplan 2021
AUGUST 2013
DELHI MASTER PLAN - 2021INSIGHT INTO NEW DEVELOPMENT ZONES
A Cushman & Wakefield Consulting Publication
Contents
Foreword 1
Introduction 2
Key Provisions - MPD 2021 3
Historical Inference and Comparison 4
New Land Policy - Development Potential 5
Hindsight and Foresight - Satellite Cities 6
Other Key Policies - MPD 2021 7
Key Pointers 8
Land being Released - For Development 8
Land Use Break Up - New Zones 9
Latest Development - Amendments tothe Land Pooling Policy 10
Riders for Participation 11
Anticipated Challenges 11
End Note 12
DELHI MASTER
PLAN - 2021
1
FOREWORD
The objective behind presenting this white paper is to provide an
insight into the key provisions of the Master Plan Delhi (MPD) –
2021 and the potential / challenges that will need to be
considered by the various stakeholders involved in the real estate
domain.
Delhi Development Authority (DDA) has liberalized its land
acquisition policy, which will enable developer entity to directly
acquire land from farmers / landowners. By providing historical
inference and comparison, the impact of the new land policy on
urbanization and housing dynamics is presented. The paper also
discusses the intricacies involved across the various policy
changes brought about by the new master plan in comparison to
the older master plan documents.
A total of 66,000 Hectares (Ha) of land is to be unlocked through
MPD 2021 for development in Delhi. This is the largest share of
land unlocked for urbanization till now. Hence it presents a very
good opportunity for market constituents to participate in the
supply of property within Delhi. A substantial 4,357 million sq.ft.
of development across residential, commercial and public/semi-
public segments is estimated through private participation. There
is an opportunity to develop approximately 1.45 million new
dwelling units in Delhi over the next decade, apart from
commercial development. The possibility to achieve this by 2021
has been analyzed considering historical occurrences and
development pattern witnessed in the realty market.
The paper provides a perspective on the impact of this additional
supply in Delhi on the satellite cities surrounding Delhi. The
paper further presents a zone wise analysis of the land unlocked
for urbanization, the respite offered to various stakeholders and
the riders for private participation. The paper concludes with an
understanding of the anticipated challenges and implication of
market occurrences / master plan provisions to be considered by
market stakeholders.
INTRODUCTION
With an ever increasing population, Delhi has witnessed a rapid
growth in urbanization. The pressure on land and infrastructure
has lead to the land regulating agency – DDA to unlock land for
urbanization in a controlled manner through the various master
plans. Around 66,000 Ha of land has been earmarked as per
MPD-2021 for the purpose of urbanization. ~33% of this
unlocked land is planned under residential land use; ~ 26% is
planned under green belts; and another 3% is planned under
commercial land use.
The zones planned for development include J, L, KI, KII, N, PI and
PII. While Zone KII (Dwarka) has already been developed by
DDA and offers around 276 Ha of land (264 Ha of which is under
green belt land use), Zone P I (Narela) is presently under
development by the DDA. The rest of the zones are yet to
witness development. These zones can be expected to provide
potential source of business for Developers, Funds and Financial
Institutions, Contractors, Landlords (including Farmers) and
other market constituents. At the same time, development in
these zones would provide housing solution to individual buyers,
investors and occupiers.
The MPD – 2021 brings about a crucial change wherein
developer entity’s role has been considered in the process of
land acquisition and development in Delhi. This long over due
(commonly perceived) change, has been implemented by
including the policy of Public – Private Partnership within the
new land policy framework. More such key changes brought
about in MPD – 2021 have been discussed subsequently.
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A Cushman & Wakefield Consulting Publication
“Delhi will grow to almost twice its
existing size from 82,300 hectares to
148,300 hectares”
DELHI - URBAN EXPANSION
Source: Master Plan Delhi - 2021
PROPOSED 1981 URBAN AREA (487 SQKM)
PROPOSED 2001 URBAN EXTENSION (URBAN AREA: 200 SQKM)
PROPOSED 2021 URBANISABLE AREA
GREEN BELT + VILLAGES
3
DELHI MASTER
PLAN - 2021
KEY PROVISIONS - MPD 2021
KEY PROVISIONS – MPD 2021
Source: Master Plan Delhi - 2021
�Optimum utilization of available resources
�Both Public and Private land assembly,
development and housing (role of
developer entity)
�Policy to define the path for development
of the newly unlocked land
�Public participation through Decentralized Local
Area Planning (LAP)
�Plan implementation and monitoring through
Performance Oriented Planning and Development
�Marked as a low density zone
�Development options in the zone
include farmhouses and country
homes
�Incentivised redevelopment with
additional FAR
�Policy aimed at regularizing
unauthorized colonies
New Land
Policy
Local Area
Planning
Green Belt Re-development
PLANNING PROVISIONS - INSIGHT
Source: Master Plan - Delhi 1962, 2001 and 2021; Cushman & Wakefield Research
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A Cushman & Wakefield Consulting Publication
HISTORICAL INFERENCE AND COMPARISON
The planning of Delhi came into force in 1962 with the
notification of the first Master plan for Delhi. Since then, the
Master Plan – Delhi (MPD) has been updated and revised in 1981
and 2001. The following analysis provides brief insights on how
the planning policy of Delhi has changed towards being proactive
and participatory:
PARTICULARS MPD 1962 MPD 2001 MPD 2021
Total Area – Delhi (in Ha) 148,300 148,300 148,300
Urbanized Land (in Ha) 17,287 (1962) 48,777 (1981) 68,777 (2001)
Land unlocked for Urbanization (in Ha) 48,777 20,000 66,000
Estimated Urban Population (in million) 4.6 (1981) 13.8 (2001) 23.6 (2021)
Existing Dwelling Units (in million) 0.747 (1962) 1.15 (1981) 2.45 (2001)
Additional Dwelling Units (DU) planned - 1.62 (2001) 2.4* (2021)
for future (in million)
Farm House/Country Home Not allowed Allowed with Allowed with further
Development certain norms relaxed norms
Indicative Timelines for End User – – 5 – 7 years
Participation (considering present status)
DDA's role
Developer Entity's Role
�Housing and
Infrastructure Developer
�Land Leasing Agency
�Regulatory Authority
�Housing and
Infrastructure Developer
�Land Leasing Agency
�Regulatory Authority
�Physical Infrastructure
Developer
�Regulatory Authority
�Develop on land leased
by DDA
�Purchase commercial land
auctioned by DDA; and
�Develop on land leased by
DDA
�Allowed acquisition and
development of land
PLANNED DWELLING UNITS
EWS and LIG (15%)
MIG
HIG
EWS
LIG
Housing through
Developer Entity
Housing through
Regularization and
Redevelopment
0.95 million DU 1.45 million DU+ 2.4 million DU* Break-up of 2.4 million Dwelling Units
(DU) planned as per MPD 2021
60% of the dwelling units (1.45 million units) would be
provided through new zones being developed; the rest
40% (0.95 million units) would be met through
redevelopment and regularization in both existing and
new zones of Delhi1.25 million DU
0.20 million DU
Source: Master Plan - Delhi 2021; Cushman & Wakefield Research
Note: “ A land owner, or a group of land owners (who have grouped
together of their own volition/will for this purpose) or a developer” –
has been referred to as Developer Entity in the Master Plan – Delhi
(2021) provisions
�EWS - Economically Weaker Section
�LIG - Low Income Group; MIG - Middle Income Group;
HIG - High Income Group
Source: Master Plan Delhi 1962, 2001 and 2021; Cushman & Wakefield Research
NEW LAND POLICY - DEVELOPMENT POTENTIAL
URBANISATION
Delhi Development Authority through the master plan has been
periodically unlocking land in a controlled manner for
urbanization. The rapid urbanization witnessed, based on
economic prosperity and rapid influx of immigrant population in
the last two decades – has put pressure on land and support
infrastructure. The figures below indicate when and how much of
land has been unlocked by DDA for urbanization.
The last and the largest chunk of land being unlocked by DDA, is
part of its planned strategy to ensure controlled and sustainable
development, to meet the demands of estimated increase in
urban population by 2021.
5
DELHI MASTER
PLAN - 2021
HOUSING DYNAMICS
Out of the planned housing of 2.4 million dwelling units for the
estimated population of 23.6 million by 2021, 60% would be
constructed in new zones and the rest 40% would be met
through redevelopment in existing urban areas of Delhi. The onus
for development of the planned housing has been consciously
provided to developer entities, by DDA, as part of its policy
initiative.
LAND RELEASED FOR URBANISATION
Before MPD
1962 - 1981
MPD 1962 -
1981
MPD 1981 -
2001
MPD 2001 -
2021
Are
a (T
housa
nd H
a)
0
20
40
60
80
100
120
140
160 Total Area of Delhi: 148,300 Ha
33%
13%
44%
Best Opportunity to
participate in the fresh
supply within Delhi
Source: Master Plan Delhi 1962, 2001 and 2021; Cushman & Wakefield Research
SCALE OF DEVELOPMENT
1
1.5
2
2.5
3
0
-0.5
Dw
elli
ng
Units
(mill
ions)
1981 2001
Housing planned
till 2021
Housing planned
till 2001
Existing Units Planned Units
1.15
1.62
2.45 2.40
DWELLING UNIT - COMPARISON
Gurgaon Noida Delhi
0
1
2
3
4
5
Dw
elli
ng
Units
(mill
ions)
Existing Units Planned Units
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HINDSIGHT AND FORESIGHT - SATELLITE CITIES
The satellite cities of Gurgaon, Noida, Faridabad and Ghaziabad
have emerged due to the lack of land available within Delhi. These
satellite cities have now developed into self contained locations
with their respective Master Plans in place. To provide a
perspective to the reader on the quantum of development, the
two largest satellite cities of Gurgaon and Noida have been
compared with Delhi. More than 0.7 million dwelling units have
come up in Gurgaon (0.5 million) and Noida (0.287 million)
during the past 15 years to cater to the spillover from Delhi. In
comparison to the 2.4 million dwelling units being envisaged for
Delhi, another 0.562 million and 0.337 million dwelling units are
envisaged for Gurgaon and Noida as per their respective master
plans.
An inclusive or integrated approach rather than an isolated
approach between the Master Plan regulators of each city, within
the National Capital Region (NCR) is advocated, in order to
Source: Master Plan Delhi 2021; Master Plan Gurgaon 2031; Master Plan Noida 2031; Cushman & Wakefield Research
enable sustainable market dynamics for the overall real estate
development within the region.
0.50
0.56
0.29
0.34
2.45
2.40
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DELHI MASTER
PLAN - 2021
OTHER KEY POLICIES - MPD 2021
LAND POOLING POLICY – NEW ZONES
The new land assembly and pooling model adopted by the MPD
2021 provides a path breaking solution – to DDA’s monopoly in
land acquisition in Delhi and certain instances of litigation
involved during land acquisition.
DDA’s role has been limited and private participation in terms of
land acquisition and development is being looked at optimistically.
LAND POOLING - PROVISIONS
Source: Master Plan Delhi 2021; Cushman & Wakefield Research
PARTICULARS 3 Ha - 20 Ha ABOVE 20 Ha
Land retained by DDA 60% 40%
Land returned to 40% 60%
Developer Entity
- Residential 40% 53%
- Commercial - 5%
- Public and Semi Public (P&SP) - 2%
FAR - Residential 400 400
FAR - Commercial - 250
FAR - P&SP - 250
While developer entities have been provided the complete
responsibility for developing residential and commercial land,
DDA has assumed responsibility of providing required
infrastructure as per summary provided in the table below:
DEVELOPMENT RESPONSIBILITY
Source: Master Plan Delhi 2021; Cushman & Wakefield Research
DDA DEVELOPER ENTITY TOTAL
Residential - 53% 53%
Commercial - 5% 5%
Public/ Semi-Public 8% 2% 10%
Industrial 4% - 4%
Recreational 16% - 16%
Road and Circulation 12% - 12%
Total 40% 60% 100%
GREEN BELT – NEW ZONES
Relaxation of norms would lead to increase in size of dwelling
unit.
The permissible BUA as per MPD 2001 was limited to 100 sq.
mt. for a plot area of 1Ha – 2 Ha and 150 sq. mt. for a plot area
of above 2 Ha. The permissible BUA has been increased and is
now solely based on FAR provisions.
Out of the total unlocked land of 66,000 Ha, ~ 27% comprises of
land under green belt. With a revised opportunity of Green Belt
in the offering, the areas demarcated as low density zones within
the green belt can be developed into country homes with
relaxed norms of FAR and ground coverage. The MPD 2021
redefines the development in green belt as low density
residential plot instead of farmhouses.
GREEN AREA - PROVISIONS
Source: Master Plan Delhi 2021; Cushman & Wakefield Research
Parameters 2001 2021
Minimum Plot Area 1 Ha 0.4 Ha
(2.5 acre) (1 acre)
Maximum FAR* 20 20
Maximum Height 6 mt 12 mt
Minimum Green Cover - 50%
Maximum Soft Parking and Roads - 20%
Ground Coverage 10% 30%
No of Dwelling Units - 1 per acre*
* 1 EWS unit of 60 sq.mt. is permitted additionally per main dwelling unit
* Farmhouse owners can enjoy FAR up to 30 by paying additional charges to the
relevant authority
• BUA - Built Up Area
• P&SP - Public & Semi-Public
• EWS - Economically Weaker Section
Note: Please refer latest development on amendments in the land pooling policy
captured in Page 10 of this white paper
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KEY POINTERS
�A key reason for the lack of fresh supply within Delhi, has
been widely accepted to be the large-scale acquisition policy
of DDA as per the earlier version of Master Plan (1962) –
which failed to keep pace with rapid urbanization of Delhi.
Accordingly the land pooling policy has been adopted to
target the huge gap for residential units (basis estimated
population growth trends).
�To be noted that the very reason for Satellite Cities of
Gurgaon, Noida, Ghaziabad and Faridabad – was lack of
supply in Delhi (which also led to increase in real estate
prices within Delhi). The answer to the question of whether
the new supply in Delhi will add to the realty pricing
conundrum in the NCR or be the great common divisor for
realty prices across NCR will be dependent upon multiple
factors and need to be analyzed further.
�While an FAR of 400 points has been provided for residential
development, a key element to note is that the FAR is to be
applied on net residential area. Net residential area has been
provided to be a maximum of 55% of gross residential area.
This effectively means an FAR of 220 points on the entire
residential area available for development. This derivation of
FAR is excluding 15% of BUA to be provided for EWS –
which effectively brings the average FAR to 253 points for
residential development.
�FAR – Floor Area Ratio
�BUA – Built Up Area
Note: Please refer latest development on amendments in the land pooling policy
captured in Page 10 of this white paper
LAND BEING RELEASED - FOR DEVELOPMENT
WHAT EACH ZONE OFFERS
MPD 2021 offers new development across zone J, KI, L, N and PII.
Zone KII has been fully developed by DDA with only 276 Ha of
land identified for further development including 264 Ha of green
belt. Zone PI has been phased for development by DDA with
Phase 1 almost complete.
Total Area (Ha) Urbanizable Area (Ha) Residential (Ha)
URBANIZED AREA UNLOCKED BY EACH ZONE (HA)
– AS PER MPD 2021
Source: Master Plan Delhi 2021; Cushman & Wakefield Research
0
5,000
10,000
15,000
20,000
25,000
J KI KII L N PI PII
ZONAL PLAN OF DELHI
Zone PIZone PII
Zone N
Zone L
Zone KI
Zone KII
Zone J
Urbanized Delhi
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DELHI MASTER
PLAN - 2021
LAND USE BREAK UP - NEW ZONES
NEW ZONES - DEVELOPMENT POTENTIAL
Source: Master Plan Delhi 2021; Cushman & Wakefield Research
PARAMETERS J KI L N PII
674 160 800 957 505
101 24 120 144 76
111 88 156 130 84
44 35 62 52 34
Total Land (in acres) 20,422 16,092 28,679 23,885 15,487
Residential Land – Existing Settlement
(village and abadi areas) (in acres) 4,201 7,035 5,335 1,670 2,717
Residential Land – New Settlement (in acres) 7,029 1,672 8,346 9,986 5,273
FAR – Residential Development 400 400 400 400 400
Estimated Residential BUA (million sq.ft.)
Estimated EWS BUA (million sq.ft.)
Estimated Households (million) 0.45 0.261 0.435 0.526 0.413
Existing Agriculture Land Pricing (Quoted)
(INR million per acre) 20-30 30-40 30-60 20-30 40
Commercial Land (in acres) 1,021 805 1,434 1,194 774
FAR – Commercial Development 250 250 250 250 250
Commercial BUA (million sq.ft.)
Public and Semi Public Land (acres) 165 130 232 193 125
FAR – Public and Semi Public 250 250 250 250 250
Public and Semi Public BUA (million sq.ft.)
The zones together offer a total built up area potential of 3,561
million sq.ft. residential development; 569 million sq.ft. of
commercial development and 227 million sq.ft. of public/semi
public development for developer entities.
�FAR - Floor Area Ratio
�BUA - Built Up Area
�EWS - Economically Weaker Section
Note: Please refer latest development on amendments in the land pooling policy
captured in Page 10 of this white paper
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LATEST DEVELOPMENT –
AMENDMENTS TO THE LAND
POOLING POLICY
Basis updated information available in the public domain, the
Delhi Development Authority during its meeting chaired by the th
Delhi Lt. Governor during the week ending July 26 , 2013 has
approved the land pooling policy with certain amendments. The
amendments were effected consequent to objections &
suggestions received by the authority and recommendations of a
board of enquiry – after the policy was notified for objections &
suggestions during March, 2013. The policy has now been
forwarded to the Union Ministry of Urban Development for a
final notification.
Based on information available in the public domain, following are
the amendments effected:
• The land pooling area for the category of 3 Ha to 20 Ha has
been revised to 2 Ha to 20 Ha
• Ground Coverage has been increased from 33% to 40%
across categories
• Under the 2 Ha to 20 Ha category:
• The proportion of land retained by DDA has been
revised to 52% from the earlier 60% and the proportion
of land returned to Developer Entity has been revised to
48% from the earlier 40%
• The residential usage has been increased to 43% from the
earlier 40%
• The commercial usage has been increased to 3% from the
earlier 0%
• The public & semi public (P&SP) usage has been increased
to 2% from the earlier 0%
• Consequent to the above increase in proportion of land
being provided to Developer Entity and consequent increase
in respective land use of certain segments, the difference of
8% will need to be provided from the land being earlier
retained by DDA. However due to lack of information
available in the public domain, we are unable to comment on
how the difference has been adjusted between other land
uses. Considering that an official notification regarding the
amendments is not yet available in the public domain,
therefore the consequent changes to Built Up Area potential
have not been effected in the analysis undertaken as part of
this white paper.”
11
DELHI MASTER
PLAN - 2021
RIDERS FOR PRIVATE PARTICIPATION
�The developer entity has to assemble and surrender the land
to DDA for physical infrastructure development.
�The developer entity has to prepare detailed layout plans as
per master plan provisions.
�The developer entity has to demarcate all roads as per layout
plan and sector plan and get the same verified by concerned
authority within the assembled area and seek approval of
layout plans/detailed plans from DDA.
�The developer entity has to develop sector roads, internal
roads, infrastructure, services (including water supply lines,
power supply, rain water harvesting, STP, WTP, etc.) falling in
its share of land.
�The developer entity has to return prescribed built up space/
dwelling units for EWS/LIG housing component to the DDA
as per policy.
�The developer entity has to ensure timely completion of
development and its maintenance with the neighborhood
level facilities, i.e. open spaces, roads and services till the area
is handed over to the concerned Municipal Corporation for
maintenance. The deficiency charges (if any) shall be borne by
the developer entity at the time of handing over of services
to the corporation.
�The developer entity needs to construct EWS housing (15%
additional above the residential BUA), 50% of which would
have to be sold to DDA at a price of INR 2000 per sq.ft. and
the rest 50% would be retained with the developer entity for
regulated sale to community service personnel.
ANTICIPATED CHALLENGES
LAND POOLING
INCREASING COST
IMPLEMENTATION TIMELINES
Land Pooling has typically been a complex matter to deal with
based on past occurrences. MPD 2021 provides for Private
Participation, limiting the involvement of DDA in this role.
Therefore DDA will be completely dependent on developer
entity to acquire land and provide DDA with the 40% (in total)
land required for development of necessary infrastructure – in
order to ensure sustainable development. This means that an
adequate proportion of >20 Ha land parcels and >3 <20 Ha land
parcels should be applied with DDA for development – to
provide DDA with the required land area for infrastructure
development in the different Zones being released for
development. Else, a Catch 22 situation is foreseen, wherein
required infrastructure development is delayed and sustainable
development is impacted.
Land is expected to be pooled at present market rates. Clubbing
this factor with 40% / 60% of land being retained by DDA, the
proportionate land cost would be loaded on the rest of the
project – contributing to an increase in selling price of a dwelling
unit. In such a scenario, the model of Affordable Housing which
has been advocated and pursued by market stakeholders would
be impacted. The Joint Venture model between the Developer
Entity and the Farmers/Landowners will have an impact on land
cost.
�Citing historic inferences, it took DDA 10 years to bring out
MPD 1991 (due by 1981) and 7 years to bring out MPD 2021
(due by 2001 but published in 2007).
�The realty market has also witnessed typical delays ranging
from 1 to 3 years in delivery timelines of private development
within the NCR.
�The starting point for estimating future development
timelines would be based on the commitment by DDA of
time bound completion of spade work (relevant approvals for
MPD 2021; finalization of sector plans and its imposition on
village settlements; and development of physical infrastructure
in the region).
Note: Please refer latest development on amendments in the land pooling policy
captured in Page 10 of this white paper
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END NOTE
To conclude, the white paper brings the readers back to the point
that MPD 2021 provides scope for vast development within Delhi
through the new Land Policy involving Private Participation. The
MPD 2021 along with inviting private participation through
opportunity for large scale development in Delhi, lays down
norms to check unplanned growth and violations by developer
entities. Though the land pooling model proposed by MPD 2021
brings in a remarkable change in the way private participation is
perceived in the context of Delhi; it can be expected to impact
the cost of new housing units. It will be interesting to witness the
various parameters of land sharing, infrastructure provisions,
mandatory EWS and LIG housing provision and premium factor
for being located in Delhi – impacting the pricing of the MIG and
HIG housing segment. Market participants have been provided
with good opportunities. However, the implication of different
facets of regulatory and realty market characteristics /
occurrences captured in this white paper will need to be
analyzed further – to make an informed decision for benefiting
from each opportunity.
Source: Master Plan Delhi 2021; Cushman & Wakefield Research
�NCR – National Capital Region; MIG – Middle Income Group;
HIG – High Income Group;
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DELHI MASTER
PLAN - 2021
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Authors of the report:
Cushman & Wakefield Consulting
Kushalappa KP
Regional Manager - North & East India
Gaurav Bhatia
Senior Associate
Anuj Shandilya
Senior Associate
Tanmae Jha
Consultant
Disclaimer
This report contains information available to the public and has been relied upon by Cushman & Wakefield on the basis that it is accurate and complete. Cushman & Wakefield accepts no responsibility if this should prove not to be the case. No warranty or representation, express or implied, is made to the accuracy or completeness of the information contained herein, and same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions imposed by our principals.
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