RWAs Welcome DDA Move to Hike Floor-Area Ratio

A large number of cooperative housing societies have welcomed DDA’s notification allowing higher floor-area ratio (FAR) for existing group housing societies, approved by the LG’s office. Since the increased FAR – from 150 to 200 – applies only to new constructions, these societies are considering bringing down old structures to make way for new buildings.

The provision for higher FAR in cooperative societies is part of the new master plan. “We were getting a lot of queries from group housing societies that wanted to make use of the excess FAR. However, it was felt that the exisiting societies cannot be allowed to extend the structures as this would undermine the strength of the building and put people’s lives at risk. The only way they can make use of the additional FAR is by constructing another block or tower on the premises,” said a DDA official.

There are thousands of cooperative housing societies in Patparganj, Mayur Vihar, Rohini, Vasundhara Enclave, Dwarka, etc. Barring new societies in Dwarka and Rohini, residents say all apartments constructed on DDA land are generally dilapidated, contain four or eight storeys, and lack parking space. In Patparganj, composed only of housing societies, many societies are exploring the idea. “We are working on the proposal and checking with DDA on how to move forward. We have approached many builders, but we’re yet to zero in on any one of them. We need to first wait for the final notification from DDA,” said Santosh Mangal, secretary RWA of Ksheer Sagar cooperative housing society (Kailash Apartments) in Patparganj.

He added, “This society was made in accordance with the FAR 20 years ago. Once the higher FAR is incorporated into the amended master plan, we plan to seek flat owners’ consent for redevelopment plans. At present, the society has three floors, but with the additional FAR we will be able to take it 12. Additional facilities, such as a two-storey underground parking, are also on agenda. Each flat owner will get a larger area and the additional flats made with higher FAR can be sold by the builder to cover his costs,” he said.

However, if even a single flat owner disagrees, the proposal would have to be shelved. Flat occupants will have to be relocated during the reconstruction. MN Bhattarcharjee, who is part of an NGO, has taken up the case of redevelopment of such buildings, said, “We have sent a memorandum to the urban development minister to expedite the process. Many housing societies were constructed without architectural or engineering assistance three decades ago. Many of these structures are showing signs of aging. The main problem with redevelopment is of funds. This can be resolved if a builder can sell the additional flats he constructs with higher FAR in place of old buildings,” he said.

Cooperative society owners in Mayur Vihar Phase I and Vasundhara Enclave have approached DDA for details and are drawing up similar plans. Sushil Kumar from Dwarka forum, however, said most societies in Dwarka were relatively new and many flats were still empty, so they were not looking at any such proposal.

Officials said the additional FAR is permissible under Master Plan 2021, and the decision was taken by senior officials at a meeting in the LG’s office in April.

“To avail the higher FAR, society members will have to take permission for demolition of old structures, and building the newer ones, complying with building regulations of the government or DDA as applicable. The process is lengthy and requires consent of all flats owners,” added an official.

HUDA administrator reopens U-turn against Punjab and Haryana high court order

Hundreds of residents living in the societies behind Ambience Mall protested at the 32-lane toll plaza on Delhi-Gurgaon Expressway against blocking of the U-turn after a recent court order. HUDA administrator Praveen Kumar then removed the barricade, saying he had enough video evidence of Tuesday’s chaos to convince the court that the decision was in the interest of the public.

Kumar took the bold step despite the reluctance showed by private concessionaire Delhi-Gurgaon Super Connectivity Ltd (DGSCL) and local police. The Punjab and Haryana high court in its order on Monday had banned the U-turn near the toll plaza for vehicles going towards Ambience Mall. The court had directed the Haryana police that the U-turn should not be used as a crossover from service lane/carriageway from one side to another side.

Kumar, who had observed the traffic jams on Tuesday, reached the toll plaza on Wednesday morning and negotiated with the protesting residents. He then convinced DGSCL officials and local police about his decision to remove the barricade. After this, a crane was brought and the barricades were taken away.
The DGSCL officials, however, said the responsibility for violation of the court order was solely that of the HUDA administrator, and insisted that the toll operations were running smoothly. Gurgaon police said their job was to follow the orders of the court. “We can’t allow vehicles to go towards Ambience Mall because that may lead to contempt of court. However, if a senior HUDA official is taking the responsibility, we will not interfere,” said Ravinder Tomar, ACP (traffic).

Later, Kumar visited the area around Ambience Mall to find an alternative route for the residents and mall visitors so that they could avoid the chaos on Expressway. HUDA is now planning a U-turn under Udyog Vihar flyover for this purpose.

“The permanent solution to this issue is to build either a flyover or an underpass from Gurgaon side to service lane towards Ambience Mall,” said Raj Singh Gehlot, managing director, Ambience Group. The next court hearing is on October 17.

DGSCL can’t ‘paint the sky blue’ for you amidst heavy traffic jams and protests by residents on Wednesday morning, private concessionaire, DGSCL, seemed disinterested in commuters’ woes. When questioned over absence of proper signboards on the carriageway, Manoj Aggarwal, CEO Highways (O&M), DGSCL, said “if they (commuters) were blind, he could not paint the sky blue”. That’s not it. When asked for opinion on HUDA’s suggestion that one lane on each side of the toll plaza should be made free for commuters to take

U-turn, he told the reporter to talk to the official spokesperson, or just write whatever he felt like.
After the court banned the ‘L’ turn, those heading towards the mall or their homes were stranded. People were forced to pay Rs 42 – twice the regular amount – at the toll plaza and take 5-6 km detours just to take a U-turn.

Properties Would Get Sealed If Conversion Charges Not Paid

Starting October 15, East Municipal Corporation will undertake a sealing drive against properties that have not paid the conversion charges.

Commissioner of corporationS S Yadav said notices have been sent to the property owners, whose conversion charges are still due.

“We have to take action against those who are not paying their tax to the corporation. They have been given advantage of mixed land use, and paying money for it should not be a problem. In fact, there are instructions to the officials to ease the process for those who want to pay,” Yadav said.

Approximately 18,600 properties have been identified as non-payers of conversion tax.

Shahdara-South has around 14,000 properties that are not paying conversion charges and Shahdara-North has 4,600 such properties.

“It is loss of revenue. We need to take stringent action, like sealing. The people should know that conversion charges protects their properties,” a senior official of the civic agency said.

The municipal corporation will also seal mobile towers that have not even applied for a license. “Our figures run into thousands when it comes to sealing of mobile towers. These towers do not include the ones that are waiting for a licence,” Yadav said.

Chairperson for Standing Committee (East) Mehak Singh said the BJP will ask the commissioner to rethink the sealing drive.

“We want that people should be given a chance to pay their tax. There should be more camps. Opportunities given should be given to people, rather than sealing their properties,” Singh said.

DDA to Push Transit Linked Development Projects

NEW DELHI: DDA on Friday decided to fast-track transit-oriented development projects (ToD) and notify certain projects and corridors where Delhi Development Authority will develop the influence zone following development control norms.

According to officials, the pilot ToD project will be the Karkardooma project and the corridor influence zone will be the Chhattarpur Arjan Garh corridor, Peeragarhi-Tikri Kalan corridor, Nehru Place-Badarpur corridor and the Dwarka Mor-Dwarka Sector 21 corridor.

DDA also decided to frame a policy for continuation of seven temporary cinemas in the capital. “It was explained that the cinemas which had been in existence for a long time but have no legal status can be regularized with certain conditions. It was decided that floor area ratio (FAR) for these cinemas will be allowed up to 100 subject to a maximum of 2,000 sq m of the built-up area. In case a hall has more land, the rest of the area will be kept green. For parking, it was decided that it should be 3 ECS per 100 sq m of the built-up space,” said an official.

Amendments to the 2021 master plan also came up in the DDA meeting which decided to allow multi-disciplinary clinics under ‘clinic’ in the ‘other activities’ column of mixed-use regulations. This came following a request from the Delhi government that activities like physiotherapy, pathological labs should be allowed under the ‘clinic’ category to make all facilities available under one roof. DDA officials said public feedback had been invited for this amendment, but as no objection or suggestion had been received, it was placed before the meeting and the same was approved.

DDA also suggested that for every community hall being constructed by it, a floor should be earmarked for elderly people’s recreation and relaxation/reading. The suggestion was welcomed by the lieutenant governor and DDA would work on the plan.

A proposal for setting up a national institute of technology in Zone PI, Narela sub-city, was also approved as land is not available in other parts of Delhi. The human resource development ministry has requested for the institute, which will be developed as a full-fledged university campus.

DDA has also decided to make fresh recruitments. Recruitment of assistant executive engineers (civil) and AEE (electrical and mechanical) will be done through GATE 2013. “Successful applicants will be called for interview. For ministerial cadres at the level of assistant directors, professionals such as MBAs, chartered accountants and cost accountants will be recruited. This will also apply to the recruitment of assistant account officers,” said an official.

Surveys Of Newly Regularised Colonies In Delhi

Delhi Government will soon carry out surveys in 895 unauthorized colonies which were regularized last month to find out their basic infrastructural requirement.

Officials Thursday said agencies like PWD and DSIIDC will carry out the surveys following which developmental works will be started in the colonies.

The government has already prepared CDs containing maps, boundaries and all relevant information relating to each of the 895 colonies.

The CDs have been distributed to concerned MPs, MLAs and Resident Welfare Association seeking their support in carrying out development works in the settlements.

The government plans to spend Rs 200 crore initially for carrying out development works in the colonies.

Officials said the basic purpose of preparing the CDs is to ensure better coordination among all concerned parties in carrying out the developmental works.

Out of 895 colonies which were regularized last month, 312 settlements are on private land while 583 colonies came up on government land.

The Government is also in the process of allowing sale and purchase of properties in the colonies on private land.

Allowing sale and purchase will bring relief to lakhs of residents as government had restricted sale and purchase in the settlements after issuance of provisional regularization certificates in 2008.

Delhi Government had issued provisional regularization certificates to over 1,639 unauthorized colonies ahead of assembly polls in 2008. The then Dikshit government, while distributing the certificates, had promised to regularize the colonies if Congress came to power for the third term.

Delhi Markets to Get More Floor Area Ratio

Exactly a month after Union development minister Kamal Nath outlined his vision for Delhi to go vertical, in the mid-term review of the Master Plan 2021, Delhi Development Authority (DDA) on Monday came out with a public notice inviting objections and suggestions for the first set of 23 amendments finalized so far. The public has 90 days to file comments before the amendments go through several stages to the final notification stage.

According to the proposed modifications, the focus of the review clearly seems to be on group housing and development norms that will allow multi-storey flats to come up in planned areas. For instance, it is proposed to provide additional floor area in residential plot group housing for community needs such as community hall, creche, recreation centre, library, reading room, senior citizen club and society office. The proposal states that additional floor area at the rate of 0.6% of the permissible area — subject to a minimum of 400 sq m and maximum of 1200 sq m — be allowed. The additional FAR will be over and above the coverage allowed to the society for residential use. The master plan, so far, allows additional floor area up to a maximum of 400 sq m for community facilities.

To ease the way for redevelopment of local shopping centers and sub-city level markets, it has been proposed to incentivize the redevelopment with a maximum overall FAR of 50%, over and above the existing permissible FAR. “Due to their proximity to residential areas, these markets need to be redeveloped to overcome the environmental and traffic problems. Traders associations shall share the responsibility of redevelopment to modern wholesale markets for sub-city level markets. Existing built-up commercial centers may also be redeveloped if need be with enhanced FAR subject to payment of appropriate levies,” read some of the modifications proposed for the mid-term review.

For new housing meant for urban poor, it has been proposed that developers of group housing shall ensure that at least 15% of proposed FAR be constructed for community service personnel and lower income category. The modification states that employer housing of central government, state government and other government agencies are not required to follow the requirement of FAR or dwelling units for community service personnel and lower-income category.

The current lot of amendments in the public notice is just the first of a lot. “These are all based on feedback received from the public at the time of the mid-term review several months back that has been filtered/discussed in detail by expert groups and approved by the Authority. After this, more than 4,300 suggestions were received in the six open-houses held by DDA. These are still being examined by various expert groups,” said a senior official of DDA’s planning department.

“After we receive public feedback on the finalized 23 amendments, these will be placed before a board of inquiry and then come back to the Authority for approval. Finally, they will be sent to the UD ministry for final notification,” said DDA spokesperson Neemo Dhar.