20

4. 0 SHELTER

The Plan policy regarding “Shelter” is basedon The National Housing and Habitat Policy,which has the ultimate goal to ensure ‘Shelterfor All’ by harnessing the potential of thepublic, private/ corporate and householdsectors. It aims to ensure effective housing andshelter options for all citizens, especially forthe vulnerable groups and the poor, by creationof adequate housing stock on either rental orownership basis. It further envisages the roleof the public agencies as facilitator throughpolicy and strategic interventions.

Housing has a strong spatial relationship toemployment, social services and other urbanactivities. Seen in this context, the policy fordevelopment of housing could act as majortool for influencing the efficiency and equityof urban areas, besides its direct role in theprovision of shelter.

4.1 HOUSING NEEDAs per the Census 2001, Delhi has 24.5 lakhCensus houses under the category of residenceand residence-cum-other uses, in which 25.5lakh households are residing. This reflects anet housing shortage of about 1 lakhhouses/dwelling units. The houses areaccommodated in a variety of housingtypologies including different categories ofplanned built housing, squatter settlements,unauthorized colonies, traditional areas andvillages. The Sub-group on Shelter noted thathousing stock up to the year 1991 indicatesthat the contribution through institutionalagencies was only 53% (this excludes squatterhousing). Therefore, the component of housingthrough non-institutional sources viz.unauthorized colonies, squatter/JJ clusters,etc., is quite significant. This trend hascontinued in the current decade as well and has

21

to be kept in view while determining the planand strategy for housing/shelter for the period2001-2021.

Based on the projected population of 230 lakhby 2021, the estimated additional housingstock required will be around 24 lakh dwellingunits. This includes an estimated housingrequirement of 20 lakh DUs for additionalpopulation added during 2001 to 2021 andbacklog of about 4 lakh units. The 4 lakhbacklog as per Census 2001 comprises of 1lakh net shortage and the rest by dilapidatedand Kutcha structures requiring replacement.

It has also been assessed that around 20 and 40percent of housing need respectively canpotentially be satisfied by the development ofaccommodation in the adjacent NCR cities(CNCR) and through redevelopment/upgradation of existing areas of Delhi. The studyon holding capacity also supports that 40% ofadditional housing needs may be met in thepresent urban limits of A to H divisions and inthe sub cities of Dwarka, Rohini and Narela.This implies that the remaining 40% of therequirement would have to be met through 10lakh new housing units that will have to beprovided in new areas to be developed.

For development of new housing, a majoraspect would pertain to housing for the urbanpoor. Keeping in view the socio-economiccomposition of the population, it is estimatedthat around 50-55 percent of the housingrequirement would be for the urban poor andthe economically weaker sections in the formof houses of two rooms or less. In this context,and based on past experience, it is alsonecessary to distinguish between the urbanpoor comprising the inhabitants of squattersettlements/pavement dwellers, etc. and othereconomically weaker sections of the societyconventionally classified in the form of EWS,LIG, etc. The role of the government wouldhave to be both as a provider and facilitator.The category of the urban poor is to be broadly

catered in old and new urban areas throughSlum & JJ housing, up gradation ofold/traditional areas, employers and industrialhousing, group housing and also inunauthorised regularised colony infills.

With the above background a possibleindicative scenario in terms of mode ofhousing supply in different typologies ofdevelopment for the next two decades emergesas under:

Table 4.1 Indicative Distribution in HousingTypes

Sr.No

Housing Type DevelopmentAgencies

%

1 Slum & JJ1. In-situ

Rehabilitation2. Relocation/

Reconstruction3. Up-gradation

Public AgencyPrivate AgencyCo-op Society

25

2 Houses onIndependent Plots& Redevelopment

Public AgencyPrivate Agency

8

3 Group Housing(35% of total DUsnot to exceed 2room sets)

Public AgencyPrivate AgencyCo-op Society

42

4 Employer Housing Central/StateGovt.

4

5 UnauthorisedRegularisedcolonies infill

Co-op Society/Residents’Association /Private agency

15

6 Other Housingareas, Upgradationof Old areas/Traditional areas/Villages

Public AgencyPrivate AgencyCo-op Society

6

TOTAL 100

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4.2 HOUSING STRATEGY

The Housing strategy of this Plan incorporatesspecific approaches for development of newhousing areas, upgradation and intensificationthrough redevelopment of existing housingareas including unauthorized colonies, housingin villages and Special Area. Looking to thepossible distribution of housing types thefuture requirement of shelter provision will bedominated by small dwelling units.

Scenario for distribution of housing indifferent typologies is given in table 4.1. Aswould be seen from this, a multi-prongedhousing strategy is to be adopted for provisionof housing stock and for delivery of servicedland, involving the private sector to asignificant extent, public agencies and co-operative societies etc.

Planning norms, use zoning, usepermissibility, density, FAR, and buildingcontrols are to be reviewed for housing both innew areas to be opened up and forredevelopment of existing areas. In the contextof the housing strategy, the planning norms,especially net residential density, related todifferent categories of housing in terms ofFAR is to be reviewed. It has been observedthat the practice of prescribing FAR/densitynorms without distinguishing between housingcategories in terms of plinth area, can result inover population or under population on the onehand, and non-optimal design and utilisationof the utility network on the other. Keeping inview the important aspect of affordability, theconstruction typologies will have to vary. Thismeans one-two room tenements can beprovided only in Ground+3 or 4 storeyedwalk-up structures, without lift, while thehigher categories of housing can be providedin high rise construction. A fixed FAR could,thus, also lead to under utilisation of FAR orimposition of artificial limits to optimal use ofland, which is a scarce commodity. Therefore,

the following density norms, withcorresponding category of dwelling unit(DU)sizes as permissible FAR, are proposed:

Slum/EWS housing (upto 25sq.m)-600 DUs/HaCategory I (25- 40 sqm) – 500 DUs/ HaCategory II (50- 70 sqm) – 250 DUs/ HaCategory III (85sqm and above) – 175 DUs/Ha

For plotted development the permissiblenumber of DUs is as per the different plotsizes given in the development controls.

To make the construction activity in tune withpresent industrial policy and to make it moreenvironment friendly, the choice of alternativebuilding materials and techniques has to bereoriented and promoted for constructionactivity. Building technology parks and mobileexpositions for cost effective materials andtechniques are to be provided in new areas andredevelopment schemes. Standardspecifications and rates may also beincorporated in the Government schedule andmay be adopted for public buildings andhousing schemes as demonstration projects.

4.2.1 NEW HOUSING AREAS

Even if the assumptions regarding the extentof housing that could be met in the NCR, or byredevelopment of the existing areas, as statedearlier, actually materialize, there would stillbe a need for the development of housing tothe extent of at least 50000 DUs per annum indifferent categories. This implies that specificplans would have to be made and action takenwith reference to the following:

(i) Determination of area requirement;(ii) Identification of the areas for

urbanization/housing development;(iii) Evolving the pattern and norms for

new housing development;(iv) Determination of the mode and

manner of development, and therole of the private and publicsectors in this process.

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As already indicated more than 50 per cent ofthe new housing would be in the form of oneand two bedroom units with average plintharea of about 25 sq. m. to 40 sq.m. Theaverage plinth area per house to be achieved invarious neighbourhoods will also depend oncomposition of various income groups to beaccommodated in the composite housingschemes. It is not necessary that all the newareas to be opened up should automaticallyfollow a provision of minimum 50-55 per centhouses for lower income groups and below.Considering the locational characteristics ofthe new areas to be opened up, someneighbourhoods may have more than 75 percent of low income housing while some othermay have other categories of housing in higherproportion.

In the total hierarchy of development of thenew urban area, a community module ofhousing area is to be developed, and preferablybe made self-sustainable in all aspects, with 1lakh population containing a cross section ofall income groups. Each module should at leasthave 30-35 % DUs of area below 40 sq.m. Itwill also cater to special needs likeaccommodation for single, elderly,handicapped population, etc., as hostels orwalk-up apartments.

With these aspects and planning norms theland required to be developed in new housingwill be to the tune of around 450-500 ha perannum.

4.2.2 RESTRUCTURING ANDUPGRADATION OF THEEXISTING AREAS

In Delhi, a large number of areas are old andare characterized by poor structural conditionof buildings, sub-optimal utilisation of landspace, congestion, poor urban form,inadequate infrastructure services, lack ofcommunity facilities, etc. The housing stock in

both planned and unplanned areas can beenhanced through various approaches as givenbelow.

(I) PLANNED AREAS

1. Plotted/group housing

The flats built by DDA, particularly thosewhich have become aged, may be redevelopedwith permission and on condition thatstructural safety of other flats is not impinged.

Already developed group housing inclusive ofpublic (DDA and others), co-operative housingmay be redeveloped on the basis of presentgroup housing norms and regulations byformulating co-operative societies or self-managing communities. The funds forredevelopment to be contributed on the basisof self- financing.

2. Employer Housing

In Delhi after Independence, substantial areaswere developed at low density and havepotential for densification. These are mainlygovernment and cantonment areas. In order tooptimally utilise these prime lands there isneed of intensive development. On aconservative estimate their present housingstock can be increased to more than double.The infrastructure enhancement and thehousing provision for new intensivedevelopment can be financed from the fundsgenerated through cross-subsidisation ofcommercial use as provided in the hierarchallevel of development.

3. Bungalow Area

Lutyens Bungalow zone including NDMCarea comprises of large size plots and has avery pleasant green environment. The essentialcharacter of wide avenues, large plots,extensive landscape and low rise development,has a heritage value which has to be conservedin the process of redevelopment of this area.

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Subdivision of plots is not permitted and thearea would be only residential in land use.Mixed use, high intensity development alongMRTS corridor and de-densification oftrees/reduction of green cover is not permittedat all. Civil Lines also has bungalow area ofwhich the basic character has to be maintained.The strategy for development in this zone willbe as per the recommendations of theCommittee constituted.

(II) TRADITIONAL INNER CITY ANDUNPLANNED AREAS

The congested areas of the city house anumber of areas that have predominantresidential component like Walled city, itsExtensions, Karol Bagh (Special Area) andvillages. The unauthorised / regularisedcolonies, which are also unplanned areas, havea major role to play as a housing stockprovider. All these areas are to be redevelopedensuring modern services and amenities for aresidential environment in the process,thereby, eliminating risk generating structuresand activities. For this, the owners can jointlyredevelop on the basis of the Guidelinesprescribed in the section on Redevelopment ofExisting Areas.

1. Special Area and Villages

In the old city areas, walled city and itsextensions, Karol Bagh (designated as SpecialArea) are fast changing their residentialcharacter to non-residential. However, thesestill have a major residential component. Thenon-residential uses of varying degrees havedeveloped with time depending on theirstrategic location related with accessibility andthe established trade. The villages are alsoconsidered at par with these as they also havethe same traits. The socio-economic changesin these old unplanned areas and especially invillages have been substantial. Theredevelopment plans at scheme level shouldensure that the permissibility of mixed use

zoning at property or within the premise levelshould not be detrimental to the predominantresidential areas in terms of the trafficmovement and provision of socialinfrastructure and civic services. Theredevelopment in these areas will be onindividual schemes based on the Guidelinesstated in the chapter on Redevelopment ofexisting Areas.

2. Unauthorized / Regularised Colonies

There are a variety of reasons for thephenomenon and growth of unauthorisedcolonies in Delhi. Apart from the propensityfor illegal colonization and relatedmalpractices, to an extent, this can also beattributed to the policies and provisionspertaining to implementation of the MasterPlan and prevention of unplanneddevelopment including the policy of LargeScale Acquisition and Development. The latteraspect would need to be addressed at a policylevel, particularly with reference to the aspectof land acquisition and assembly, and bringingin a greater element of private sectorparticipation in this process as well as in theprocess of actual development, particularly thedevelopment of housing.

The issue of existing unauthorized colonieshas engaged attention since the mid seventieswhen a policy for regularization wasformulated. 567 out of 607 listed unauthorizedcolonies were regularised till October, 1993,but many more unauthorized colonies havecome up since then. 1071 such colonies wereidentified in a survey conducted in 1993, butin the absence of consensus about how to dealwith them and go about the process ofregularization, the number would have grownfurther, both in terms of new colonies havingsprung up and densification of the identifiedcolonies. Based on an aerial survey carried outin March, 2002, guidelines for theregularization of unauthorised colonies had

25

been prepared, but these have not yet beenfinalised for implementation.

The present method of regularization ofunauthorized colonies is for the provision ofbasic infrastructure to improve theenvironment. However regularization has notreally brought in any tangible improvement.Effectively, the process has only led to de-facto tenure rights on the land and access toservices. For redevelopment in unauthorisedcolonies, it is necessary to achieve the desireddensification while ensuring proper roadwidths, parking facilities, community facilitiesand services on the basis of prescribeddifferential / reduced space standards. Aprocess to achieve these objectives will needto be ensured.

3. Guidelines for Redevelopment inUnauthorised ColoniesIn all unauthorised colonies, whether onprivate or public land, regularization to bedone subject to the preparation of properlayout and service plans in order to ensure thatthe minimum necessary/ feasible level ofservices and community facilities areprovided. The resident societies would get thelayout and services plan approved by theconcerned local body/ DDA. They would alsoundertake the development works of services.The development of infrastructure/communityfacilities is essential for regularisation of theunauthorised colonies.

3.1 Planning & Building Guidelines:

(i) Infrastructure:For improvement of physical and socialinfrastructure, unauthorized colonies shouldprovide modern services and amenities.

a. Physical: Plans for provision of servicesshall be prepared based on road width andavailability of land by the concerned localbodies.

b. Social: For provision of educationalfacilities, the reduced space standards shallbe adopted. Depending on the availabilityof land, facilities like community hall,dispensary etc may be grouped together.

(ii) Circulation:As per the fire safety and disaster managementrequirements, the distance of roads having lessthan 9 m. width should not be more than 100m. from an approved road of 9 m. width.

(iii) Control for building/ buildings within theuse premises:a. For plots facing road width less than

9 m., ground coverage upto maximum100%, subject to maximumpermissible FAR as per Master Plan/Building Bye laws and maximumheight of 8 m.

b. On plots facing 9 m. and above roads,the construction can go up to 12 mheight, subject to maximumpermissible FAR as per MPD-BBL.

c. No projection outside plot line, exceptsunshade on openings will bepermissible

3.2 Planning Norms for Facilities/SocialInfrastructure (Applicable forCollective Community Rehabilitation/Relocation as In-situ upgradation ofSlums, JJ & Resettlement Colonies,Villages, Special Area & UnauthorisedColonies)

1. Primary school - 800 sq.m./5000population

2. Senior Secondary School - 2000sqm/10,000 population

The following multi facilities can be clubbed ina composite facility centre – (500 – 1000 sq.m.)

i. Multi-purpose community hall - 100 sqm.ii. BastiVikas Kendra - 100 sqm.iii. Religious site - 100 sqm.

26

iv. Police Post - 100 sqm.v. Health Centre - 100 sqm.vi. Park/Shishu Vatika- 200 sqm.vii. Area for essential retail outlets e.g.

Dairy, Fair Price Shop, Kerosene shop,etc. may be provided.

viii. Provisions for informal trade units andweekly market to be made wherevernecessary.

4.2.3 HOUSING FOR THE URBAN POOR

The category of the urban poor, for purposesof the Plan, would mainly comprise theinhabitants of squatter settlements andinformal service providers. Such servicescould include domestic help, hawkers andvendors, low paid workers in the industrial,commercial and trade/business sectors, etc.These include both present and the likelyfuture inflows of migrant employment seekers.In terms of housing requirements of the city,this continues to be the single biggestchallenge and would require a mix ofapproaches and innovative solutions.

1. Rehabilitation/Relocation of Slum & JJClusters

In so far as the existing squatter settlementsare concerned, the present three-fold strategyof relocation from areas required for publicpurposes, in-situ upgradation at other sites tobe selected on the basis of specific parameters,and environmental upgradation up-to basicminimum standards, as an interim measure, inrest of the clusters till they are covered byeither of the first two components of thestrategy, should be continued.

During the period covered by MPD-2001, asites and services based relocation approachwas employed in which resettlement was doneon 18 sq. m and 12.5 sq. m plots allotted toeligible persons on a licence basis. This hasled to a number of aberrations, and there areseveral aspects, due to which this approach

needs to be progressively abandoned andsubstituted by an alternate approach. Broadlyspeaking this alternate approach should havethe following components:

(i) Resettlement, whether in the form of in-situ upgradation or relocation, should bebased mainly on built up accommodationof around 25 sq. m with common areasand facilities, rather than on the model ofhorizontal plotted development.

(ii) The concept of land as a resource shouldbe adopted to develop suchaccommodation with private sectorparticipation and investment, to the extentpossible.

(iii) Incentives by way of higher FAR, partcommercial use of the land and, ifnecessary and feasible, transfer ofDevelopment Rights, should be provided.

(iv) A cooperative resettlement model shouldbe adopted with tenure rights beingprovided through the institution ofCooperative Societies.

(v) The provision of accommodation shouldbe based on cost, with suitablearrangements for funding/financingkeeping in view the aspect of affordabilityand capacity to pay.

(vi) In cases of relocation, the sites should beidentified with a view to developingrelatively small clusters in a manner thatthey can be integrated with the overallplanned development of the area,particularly keeping in view theavailability of employment avenues in thevicinity. Very large resettlement sitescould lead to a phenomenon of plannedslums.

(vii) Suitable arrangement for temporary transitaccommodation for families to berehabilitated is to be made. This maypreferably be near or at the same site andthe utilization of these may be

27

synchronised with the phases ofimplementation of the scheme of in-situUpgradation.

(viii) Community Based Organisations(CBOs) and Non-GovernmentalOrganisations (NGOs) should be closelyinvolved in the resettlement process.

1.1 Institutional Arrangement

With a view to ensuring planned andsystematic action, an institutional mechanism,in the form of a Slum Clearance and UrbanRenewal Authority, or a Corporate Body,should be created under a statute, or under theCompanies Act, as the case may be. Thecharter of such an institution should includeredevelopment and urban renewal in selectedexisting old urban settlements.

2. Resettlement Colonies

Most of the resettlement colonies have nowbeen provided with essential services, but theimmediate need is of individual services i.e.water, sewerage and electricity, which most ofthe residents have adopted themselves. Toensure healthy and better environment, theconstruction of houses needs to be based onapproved / standard building plans.Co-operative societies/ private developers/govt. agencies may come forward forredevelopment based on the incentives asapplicable for the Squatter RehabilitationScheme.

3. New Housing for Urban Poor

Adjacent NCR areas can accommodate a partof resettlement of squatters outside Delhi.However, provisions will still need to be madein the new housing developments. The issue tobe confronted here would be the manner inwhich the housing should be provided andcatered to.

This category constitutes bulk of the housingstock that has to be catered at an affordableprice to the lowest income bracket as Housingfor Economically Weaker Sections (EWS).This is often done by cross-subsidization. It isrecommended that in every housing schemetaken up by any agency at least 10 per cent ofthe saleable net residential land should bereserved for EWS housing and pooled on azonal basis to have its even spread in differentparts of the city and not concentrate in oneplace. This may be in old built up areas asredevelopment schemes or industrial housing,etc., and in urban extensions, the acquisitionand development cost of this land should beborne by rest of the project. Such reservedlands should be handed over to a designatedagency to be created for promoting housing forlow income and weaker sections.

Both walk-up apartments and plotteddevelopments may be opted. Resources forfinancing new EWS housing are to begenerated through measures like contributionof EWS fund, plan funds, institutionalfinancing, etc.

4. Guidelines for CollectiveCommunity Rehabilitation / Relocation- In-situ Upgradation / Rehabilitationof Slum & JJ Clusters & ResettlementColonies

Agency/ Corporate Body may work outschemes for the same and explore thepossibility of involving private sector/slumcooperatives. The existing resettlementcolonies, which are also overdue forredevelopment, regular servicing andmaintenance, the redevelopment is to be basedon the Guidelines and incentives as applicablefor the Squatter Rehabilitation Scheme.

Keeping in view the above, these Guidelineswith site-specific relaxations may be adoptedas required. Regular monitoring of executedschemes and revision of these guidelines at the

28

time of preparation of new schemes isessential.

(i) Maximum density of the dwelling units-600 units per hect. + 10% variation.

(ii) The scheme is to be designed in acomposite manner with an overall max.FAR of 250 for in-situ rehabilitation.

(iii) Mixed land use Commercial componentupto 10%.

(iv) Specific situations may require clubbingof scattered squatters JJ sites in theneighbourhood to work out an overallcomprehensive scheme.

(v) The minimum component of the land areafor rehabilitation of squatters has to be60% and maximum area for remunerativeuse has to be 40%.

(vi) Area of Dwelling Unit for rehabilitationnot to exceed 25 sq. m.

(vii) The space standards are to be as per ISCode 8888, (1993).

(viii) Common parking is to be provided whichcan be relaxed wherever required, exceptfor the parking for remunerativecomponent.

(ix) No restriction on ground coverage (exceptset backs)

(x) Schemes to be approved by specifiedbody.

Norms for Utilities

i) Common toilets- Jan Suvidha Complexii) 1 WC for 10 familiesiii) 1 Bath for 20 familiesiv) Individual WC and water connection

can be provided by the owners at theirown cost.

4.3 DEVELOPMENT CONTROLS FORRESIDENTIAL USE ZONE

In the residential use zone there are two sub-zones, RD - Residential Area with density(including villages within Laldora located inany use zone) and RF - Foreign Mission.

Permission of use premises in sub-use zoneRD shall be as per permissibility given in thechapter on Development Code.

4.3.1 PERMISSION OF USE PREMISES IN THE SUB USE ZONE – FOREIGN MISSION ZONE RF

Use premises in the Foreign Mission sub usezone as part of the approved layout plan.

i) Foreign Missionii) Housing (for the Mission

Employees)iii) Guest Houseiv) Local Shoppingv) Bankvi) Recreational Clubvii) Health Centre - Hospital,

Dispensaryviii) Integrated Residential Schoolix) Cultural and Information Centrex) Police Post and Fire Postxi) Post and Telegraph office

4.3.2 SUB-DIVISION OF RESIDENTIAL ZONE (RD) INTO USE PREMISES

The sub-division of residential use zone intouse premises and subsequent approval of thelayout plans shall be governed by thefollowing norms:The residential area can have both the plottedand group housing. In case of group andcluster court housing the minimum plot sizeshall be 3000 sq. m. (2000 sq. m. for slum re-housing plot with differential infrastructurenorms)The provision of requisite social infrastructureshall be governed by the norms for residentialneighbourhood of 10,000 population. In anyresidential sub division plan the minimum areareserved for infrastructure shall be about 7 sqm per person. The distribution of infrastructureis given in the Table 4.2.

29

Table 4.2 Infrastructure Requirement for layout at Residential Neighbourhood level

S.No

Use Premises No. of units Unit Area( ha.)

Total land( ha.)

(a) EDUCATION

1 Primary School/Middle

School

2 0.20 0.40

2 Senior Secondary School 1 0.60 0.60

(b) SHOPPING

3 Convenience shopping 2 0.10 0.20

4 Local Shopping 1 0.30 0.30

5 Service Market 1 0.20 0.206 Informal Bazaar 1 0.10 0.10

(c) OTHER COMMUNITY FACILITIES

7 Milk Booth - As per standard design of the concerneddepartment in LSC

8 Multipurpose CommunityHall/ Club

1 0.20 0.20

9 Religious Building 2 0.04 0.0810 Housing Area Play ground 2 0.5 1.011 Neighbourhood Play area 1 1.0 1.0

(d) RECREATIONAL

12 Totlot @ 0.50sq.m/person - 0.0125 0.513 Housing Area Park 2 0.5 1.014 Neighbourhood Park 1 1.0 1.0(e) UTILITIES

15 Dhalao includingsegregation

1 0.02 0.02

16 Underground water tank 1 0.20 0.2017 Local level waste water

treatment facilityWherever feasible

(f) TRANSPORTATION

18 Three wheeler and TaxiStand

1 0.04 0.04

30

Notes:(i) These facilities should preferably be

located along internal roads with minimum12 m ROW unless specified.

(ii) The open space at the neighbourhood levelshall be provided @ 4.5 sq.m. per personMinimum size of totlot at cluster level tobe 125 sq.m..

(iii) The location of schools to be made in thelayout in the cluster form so that a commonparking space and playground could beshared by all the schools.

(iv) The planning of physical infrastructureshall be governed by the following norms:

a) Under ground tank, sewerage-pumpingsystem, are to be provided as perrequirement.

b) Rainwater harvesting to be an integral partof the storm water drainage plan at the timeof sanction of layout plan for all the plots.

c) The natural drainage pattern is not to bedisturbed.

d) Dual pipe system of recycled water isrecommended in new areas andredevelopment schemes.

e) Dhalaos including facility of segregation ofbiodegradable and recyclable solid wasteare to be provided.

f) Electric sub station to be provided as perrequirement.

g) Pole mounted electric transformers foraugmenting electric supply in alreadydeveloped areas are recommended.

h) Non-conventional sources i.e. solar energyetc is recommended for public areas in allthe establishments.

i) Provisions for decentralised seweragetreatment plant and segregated wastedisposal shall be made while formulatinglayout plans.

(v) The planning of the residentialneighbourhood regarding circulation

system including safety requirements shallbe governed by the BIS standards orfollowed as per the norms disseminated bythe concerned agencies.

(vi) Suitable landscape plans for theneighbourhood shall be prepared,indicating in reasonable detail, thelandscape development of the parks androadside plantation etc.

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Table 4.3: Uses/Use Activities Permitted in Use Premises

USEPREMISES

DEFINITION USE/ USE ACTIVITIES PERMITTED

ResidentialPlot - PlottedHousing

A Premise for one or more thanone dwelling unit and may haveon it one main building blockand one accessory block forgarages and service personnel.

Residence, mixed use activity as per theMaster Plan provisions/ RegisteredRWA/ Society Office (50 sq.m.)

ResidentialPlot - GroupHousing

A premise of size not less than3000 sq.m (2000 sq.m. for Slum/JJ rehabilitation) comprising ofresidential flats with basicamenities like parking, park,convenience shops, public utilityetc.

Residential flat, retail shops ofconfectionery, grocery & generalmerchandise, books and stationery,Chemist, Barber, Laundry, Tailor,Vegetable Shop (On ground floor withan area upto 15 sq.m. each).Community Room, Society office (15sq.m.), crèche/ Day Care Centre,religious

ResidentialFlat

Residential accommodation forone family /household as part ofgroup housing.

Residence, Professional Activity (asgiven in Residential Plot).

ResidentialPremisesSpecial Area

A residential premise in SpecialArea.

As per Special Area regulations

Slum/ JJRehousing

Residential accommodationprovided as part of slum arearesettlement/ rehabilitation

As per slum area redevelopmentregulations

ForeignMission

A Premise for the foreignmission.

Foreign Mission and related facilities.

Hostel/ Bedand BreakfastAccommodation

A premise in which residentialaccommodation in the form ofrooms is provided, usuallyattached to an institution, with orwithout dining facility.

Hostel, Old Age Home, Watch andWard Residence (20 sqm.) Personnel,Service Shops of Barber, Launderer,Soft Drink and Snack Stall (15 sq.m.)

Guest House,Lodging &BoardingHouse

A premise providing temporaryaccommodation for shortdurations.

Watch and Ward Residence (20 sqm.)Personnel, Service Shops of Barber,Laundry, Soft Drink and Snack Stall(15 sq.m.)

Dharamshalaor itsequivalent

A premise providing temporaryaccommodation for shortduration on no-profit basis.

Dharamshala, Service Personnel Shopsof Barber & Laundry, Soft Drink &Snack Bar (upto 15 sqm.)

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4.3.3 CONTROL FOR BUILDING/BUILDINGS WITHIN RESIDENTIALPREMISES

Residential Plot-Plotted HousingMaximum ground coverage, FAR, number ofdwelling units for different size of residentialplots shall be as per the following table:

Notes:(i) The above table gives maximum number

of dwelling units, subject to the provisionof layout plan.

(ii) The permissible maximum covered area onground floor and FAR shall in no case beless than the permissible covered area andFAR for the largest size plot in the lowercategory.

(iii) Height:The maximum height of all plots shall be12.5 metres.

(iv) In case of residential plots above 250 sq.m.facing 24m and above road, (a) the FARshall be increased by the maximum groundfloor coverage, (b) Maximum height shallbe 15 m, (c) and the number of dwellingunits shall be as given in the brackets.

(v) Mezzanine if constructed shall be countedin FAR.

(vi) Basement:a) Basement in case of plotted

development if constructed shall not beincluded in FAR.

b) Basement area shall not exceed theground floor coverage and shall bebelow the ground floor. Basement areamay however be extended below theinternal courtyard and shaft.

(vii) Stilts:If a building on a residential plot isconstructed on stilts, the same shall becounted in the permissible FAR,irrespective of whether it is used forparking, landscaping or as play area etc.

(viii) Number of servant quarters shall beprovided as per approved layout plan andshall be constructed within the stipulatedheight. However, if the garage blockspace is merged with the main building,no separate servant quarter block orservant quarter as part of main buildingshall be allowed. However, provision fora servant’s room as part of the dwellingunit within the permissible coverage FARshall be allowed.

(ix) Each servant quarter shall comprise ofone habitable room of area not less than11 sqm. floor area, exclusive of cookingverandah, bathroom and lavatory. Themaximum size of servant quarter shall be20 sqm.

(x) Parking:

a) In respect of individual plot, thecalculation for parking space shall bebased on the total permissible FAR ofplot size above 60 sq. m.

b) In case of new plotted developmentscheme, the parking area is to be

Area of Plot(sq. m)

Max.GroundCoverage %

FAR No. ofDUs

1 Below 32 75 225 1

2 Above 32 to50

75 225 2

3 Above 50 to100

75 225 3

4 Above 100 to250

66.66 200 3

5 Above 250 to500

50 150 3(4)

6 Above 500 to1000

40 120 6(8)

7 Above 1000to 1500

33.33 100 6(8)

8 Above 1500to 2250

33.33 100 9(12)

9 Above 2250to 3000

33.33 100 12(16)

10 Above 3000to3750

33.33 100 15(20)

11 Above 3750 33.33 100 18(24)

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calculated @ 2.0 ECS/100 sq. m. of thebuilt space permissible in the schemeand parking provision is to be made inthe layout plan partly by way of poolparking and partly in the individualplot.

c) Parking requirement shall not beinsisted upon in case of addition/alteration in the existing buildingforming part of approved layout plan.

(xi) Density:For the purpose of density calculations,the dwelling unit shall be considered toaccommodate 4.5 persons and theservant quarter to accommodate 2.25persons.

(xii) Standard Plans:

There are a number of standard buildingplans designed and approved by theAuthority. Such plans shall continue tooperate whenever applicable.

Residential Plot – Group HousingMinimum size of plot 3000 sq. m.Maximum GroundCoverage

33.3%

Maximum FAR 167Height 33 mParking 2.0 ECS/100

sq.m. floor area

(i) The density may vary (10% variationpermissible in all categories) for specificcategories as given below:

a) Category I (25- 40 sq.m) – 500 DUs/Hab) Category II (50- 65 sq.m) – 250 DUs/Hac) Category III (85sq.m and above)-175

DUs/Ha

(ii) Plots for group housing should be locatedon roads facing a minimum width of 18 mROW.

(iii) Additional FAR upto a maximum of 400sq.m shall be allowed to cater tocommunity needs such as community /recreational hall, crèche, library, readingroom and society office.

(iv) Any group-housing scheme for DUs of1000 sq.ft. (92 sq. m.) or more shallcontribute towards the housing fund forEWS.

(v) a) The Private developer shall ensure thatminimum of 20% of the DUs constructedare for EWS and lower category. Suchflats should have a carpet area between 25sq.m. and 40 sq.m.

b) Ground coverage upto 40% may beallowed to achieve low-rise high-densityhousing without lifts.

(vi) StiltsIf the building is constructed with stilt areaof non- habitable height and is proposed tobe used for parking, landscaping etc. thestilt floor need not be included in FAR.

In case of Bungalow area (Part zone D) andCivil Lines area (Part zone C), any residentialdensity in group housing pockets shall beprescribed on the basis of detailed scheme.

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Cluster Court Housing

Minimum size of plot 3000 sq.m.Maximum FAR 167Maximum height forplots upto 45 sq.m.

11.0 m withmaximumcoverage 100%subject to lightand ventilationcondition

For plots above 45sq.m.

12.5 m withmaximumcoverage 100%subject to lightand ventilationcondition

(i) The net housing density permissible 225DUs per ha. with a 15% variation on eitherside and could be averaged for more thanone pocket.

(ii) Minimum street in front of pocket:12 m.(iii) No projection outside the building

envelope.(iv) Each cluster court house is for one

dwelling for a single family.(v) Basement:

a) Basement in case of plotted developmentif constructed shall not be included inFAR calculations.

b) Basement shall be below the groundfloor. Basement area may, however, beextended below the internal courtyardand shaft.

(vi) Stilts:a) If a building on a residential plot is

constructed on stilts, the same shall becounted in the permissible FAR,irrespective or whether it is used forparking, landscaping or as play area etc.

b) In case of group housing, if the buildingis constructed with the stilt area of non-habitable height and is proposed to beused for parking, landscaping etc., thestilt floor need not be included in theFAR.

(vii) Parking:a) In respect of individual plot, the

calculation for parking space shall bebased on the total permissible FAR ofplot size above 100 sq.m. @2.0 ECS for100 sq.m. of total floor area.

b) Parking provision is to be made, in thelayout plan partly by way of poolparking and partly in the individualplots. For plots of 60 sq.m. and above,parking is to be provided within the plot.

(viii) Density:For the purpose of density calculations, thedwelling unit shall be considered toaccommodate 4.5 persons and the servantquarter to accommodate 2.25 persons.

(ix) Servant quarter:No separate servant quarter block orservant quarter as part of main buildingshall be allowed if the garage block spaceis merged with the main building.Provision for a servant’s room as part ofthe dwelling unit within the permissiblecoverage and FAR shall be allowed withmaximum size of servant quarter as 20sqm.

Low Income HousingThe norms of IS-8888 formulated by the BISshall be applicable for Low Income Housingfor dwelling units up to 25–40 sq.m. floor areaand density upto 500 DUs/ Ha (with 10%variation).

Foreign MissionMaximum GroundCoverage

25%

Maximum FAR 75Maximum height 14 m

Basement upto the building envelope line tothe maximum extent of 50% of plot area shallbe allowed and if used for parking and servicesshould not be counted in FAR.

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Hostel / Bed & Breakfast Accommodation

Min Plot Size 800 sq.m.Maximum ground coverage 30 %Maximum floor area ratio 120Maximum height 15m

Guest House/ Lodging & Boarding House/Dharamsala

Min. Plot size 500 sq.m.Maximum ground coverage 30%Maximum floor area ratio 120Maximum height 15m

Notes for Hostel / Bed & Breakfastaccommodation, Guest House, Lodging &Boarding, Dharamsala:

(i) Parking to be provided @ 2 ECS per 100sqm of built up area.

(ii) The Guest House, Lodging/ Boarding,Dharamsala, and Bed & Breakfastaccommodation is permitted in ResidentialUse Zone facing 18 m. ROW (13.5 m.ROW in rehabilitation colonies and 9 m.ROW in Special Area).