As per the 2011 Census the National Capital Territory of Delhi had a total population of 167.9 lakhs, which is estimated to grow to 225 lakhs by 2021. In order to accommodate the increasing number of migrants it has been decided to develop five new sub-cities on land pooled by individual owners in the 95 villages in the peripheral areas that have been declared urban. Instead of acquiring the land, the authorities have decided on a process whereby owners of land, may themselves undertake the implementation of development. DDA will provide the basic guide lines and land use for each individual zone.
DDA is promoting the Land Pooling proposal as an ambitious new approach for the development of the five new smart sub-cities and has invited citizens to suggest names for the five new concentrations. The five zones earmarked for land pooling have been designated as Zone J, Zone L, Zone K-I, Zone N, and Zone P-II. The population and size of proposed development of each zone varies in accordance with the area of vacant land available. The details are as below.
- Zone J Area 15.61 hectares (38.57 acres) Population 6000
- Zone L Area 8020 hectares (19,817 acres) Population 30,91,710
- Zone K-I Area 2088 hectares (5,160 acres) Population 8,04,924
- Zone N Area 6518 hectares (6,106 acres) Population 25,12,689
- Zone P-II Area 2448 hectares (6,049 acres) Population 9,43,704
All the five zones lie on the fringe areas of the GNCTD. Zone L forms the largest unit which is intended to accommodate a population close to 31 lakhs.
For the Five Sub-cities Land Pooling Scheme, DDA has created a web site inviting citizens to suggest suitable names for the new smart sub-cities. The site contains a video clip explaining the notified Land Pooling Policy, the Regulations for operationalization of the Land Policy, and the Applicability of the Policy. A map showing the location of the five designated zones and, a Land Use plan, a Sector Delineation Plan, and a Revenue Map for each zone are included. The information contained in the Zonal Development Plans which indicate Land Use is diagrammatic and inadequate to guide detailed development by land owners. The Sector Delineation Plan shows the width of the existing and proposed major roads, as well as division of the zone into sectors, on which existing structures and villages have also been marked. Along with this, a table shows the area of each sector, as well as the approximate area of vacant land available for development. A Revenue Map of each zone gives the outline of khasras. The three documents are not accurate and have not been digitally co-ordinated.
Land owners with any size of land in the defined zones have been invited to come forward to register their land for pooling on line. The total area of land pooled must be at least 2 hectares (4.94 acres). After 70% of the contiguous land in an individual sector is pooled, the land owners will be required to form a consortium that will be registered to undertake the detailed planning and actual implementation of development on 60% of the pooled land as specified in the Regulations for operationalization of Land Policy, 2018 notified by DDA. The balance 40% of the pooled land will be developed by DDA to develop city level physical infrastructure, recreational and public/semi-public (PSP) facilities.
The consortium will have to prepare the detailed plan for implementation of development on the 60% pooled land, after getting necessary approval from DDA. According to the Norms for Land Pooling this shall be utilised for development of residential including neighbourhood level facilities (53%), commercial (5%), industrial (4%), recreational (16%), public/semi-public facilities (10%)and roads and circulation (12%). The detailed development plan will have to be in conformity with the sector plan, the notified Zonal Development Plan, and the prevailing Master Plan. An examination of the concerned documents, show quite clearly the contradictions in the above statement. The Zonal Development Plan of each zone shows a variety of land uses which include residential, commercial, industrial, recreational, utility, government, public/semi-public facilities, and agricultural, whereas the above statement clearly says that this 60% pooled land is to be used essentially for residential purposes along with the necessary support facilities. This will lead to confusion within each consortium as they will not be sure about what uses can be included in the particular pocket they intend to develop. It is quite clear that all the different uses shown in the Zonal Development Plan, along with the road infrastructure, cannot possibly be accommodated within the 40% component of land to be developed by the DDA. Some of these facilities will have to be located on the 60% Pooled Land.
The Framework for Implementation of the Policy suggests that with the creation of a Single Window System the entire process of operationalization and implementation will be expedited. On a review of these proposals one realises the magnitude of the proposed development. It involves the development of a total area of 19,090 hectares or 47,170 acres, with a population of approximately 73,60,000 persons (73.6 lakhs). The enormous size and scale of proposed development helps explain the hype and publicity that this proposal has generated. It is quite clear that DDA does not have the necessary technical infrastructure needed to guide and control this massive scale of development. It would also seem that the VC-DDA, and the administrators responsible are not aware of the serious nature of the shortcomings in the Land Policy proposals.
Closer examination of the framework of development proposed by DDA reveals several problems. Consider the information provided. For each zone DDA has prepared a Land Use Plan, a Sector Delineation Plan, and a Revenue Map. For some reason for Zone J, only a Land Use Plan has been provided. This is the area currently occupied by a large number of upscale farmhouses. The Land Use Plan for all the five zones, which is the operative instrument of control, is in all cases inaccurate, diagrammatic, and inadequate. The Sector Delineation Plan showing the proposed layout of roads and definition of individual sectors, along with existing structures is more realistic as it gives a clearer idea of the site as it is, with the basic proposed road layout. A table shows the area of vacant land available for development. On the Revenue Map the location of individual properties (khasras) can be identified. Owners of land willing to participate in the Land Pooling exercise will refer to these plans, to get an idea of what kind of development is likely to be permitted on their pockets of pooled land.
For the average land owner the proposal to pool land together with adjoining owners and participate directly in the implementation of large scale development is an attractive one. However there are a lot of unanswered questions. Supposing the area of 70% pooled land has pockets within it belonging to owners not willing to participate, what happens? If there are a number of scattered existing buildings within a designated sector, how will the area of 70% pooled land in the sector be determined? Will the calculation of 70% be calculated in relation to the vacant land in the sector? It is also possible that although 70% of the pooled land is contiguous, it may be odd shaped making it almost impossible to develop, unless consolidated with larger adjoining areas. There are many such complex situations, that land owners are likely to be faced with, which unless satisfactorily resolved will make development impossible. DDA is tending to gloss over most such real issues. Examination of the Sector Delineation Plans shows that every sector has some existing structures, which will either have to be integrated within the proposed new development, or built around. This is likely to result in chaotic uneconomic development. It is also possible that in some cases it may not be possible to achieve the proposed FAR 200 – resulting in considerably reduced development.
It is quite clear DDA has not seriously examined the problems that are likely to emanate from the implementation of such large scale development without the preparation of proper urban design studies. Without the detailed preparation of such studies based on accurate GIS surveys, these projects will be impossible to implement. For the accurate and detailed layout of roads defining each sector, accurate site survey along with proper traffic analysis is essential. Along with this the plan for all the infrastructural services for the entire zone along with linkages to surrounding areas will be required. Even If the road and services infrastructure network is not implemented in advance, the determination of its accurate layout in advance will be necessary in order to convince land owners of DDA’s seriousness to implement the project.
DDA does not intend to develop the proposed roads along with the services systems until after 70% of the land in each sector has been pooled, a consortium formed, and the layout plan prepared and submitted for development approval. Within a period of 120 days DDA commits to approve the proposal, enter into a Development Agreement, and issue Provisional Development License to the consortium. After submission of all required documents, and submission of escrow amount for External Development Charges, and handover of the component of land for infrastructure development by DDA, a Final Development License will be issued. Following this the consortium may prepare a detailed Layout Plan and submit it for Building Plan Approval. As can be clearly seen this is likely to be a long drawn out and complicated process.
In the Development Terms and Conditions it is stated that the Service Providing Agencies and DDA shall try to ensure to complete the external development within five years of the issue of Final Development License to the consortium. Similarly the validity of the Final Development License issued to the consortium shall have a validity of ten years within which the Completion Certificate from DDA must be obtained. This gives some idea of the period of time involved for total implementation. It should be realised that it is not intended to develop limited areas within the city, but to develop entire new sub-cities with all their complex components and massive populations. There are also likely to be changes in requirements during this period that may need to be incorporated.
Such cities cannot be built with the kind of Land Use plans that DDA has currently prepared. For the proper preparation of plans suitable for implementation, architects, engineers, planners, urban designers, services consultants, traffic planners, landscape architects, demographers, et al., will need to be involved. We are talking here about building cities with a population of 25 to 30 lakh. Such cities cannot be built with outline Land Use Plans. This involves proper planning for a large number of different uses. It calls for complex and detailed urban design proposals. With the kind of Artificial Intelligence tools that we have today, proposed development studies can be conceived in three dimensions, with each and every structure clearly outlined in detail. Live walk through studies through major areas of such future cities can effectively simulate real experience. With such a framework of development in hand, it would be possible to also project different aspects of changing urban situations over time.
There is now an urgent need to guide and effectively control future development in all urban areas. This cannot be done by outsourcing planning and urban design to private consultants, either from within the country or abroad, because it calls for building indigenous skills, with continuous involvement on an on-going basis, as our urban areas keep changing and growing.
The biggest problem that the administrators in the Ministry and senior officials in DDA have failed to address over the years is the fact that despite being responsible for the planning and development of land in the National Capital Territory of Delhi for a period of more than sixty years, DDA has not built up a cadre of competent professionals who can design, implement, review, and modify large scale development across the city on an on-going basis. Instead of recognising the need to enlarge and upgrade skills in line with the latest available technology, our politicians and bureaucrats have systematically downgraded skills related to urban development within government organisations, even as our towns and cities continue to grow at an increasingly rapid pace. Without preparing detailed design proposals for all the separate zones which will constitute significant additions to the Greater Delhi area, very little development if any, will actually materialise. The proposal for the five new smart sub-cities may just remain a tantalizing mirage for some time to come.
Reproduced with permission- article written by:
Ranjit Sabikhi 30th August 2019
Prof. Ranjit Sabikhi is a distinguished Architect and Urban Designer who has been in practice in New Delhi since 1961. Recognized as one of the pioneers of modern Indian architecture, he has had a wide variety of experience in education, architectural practice and urban design. He taught at the School of Planning and Architecture in New Delhi from 1959 to 1975 where he was Professor and Head of the Department of Urban Design. He has been a Visiting Critic to the Urban Design Program at the Graduate School of Design at Harvard University, and the School of Architecture at Washington University St. Louis. As a practicing architect, he has been involved in a wide variety of projects in India, the Middle East and Southeast Asia.
His work has been recognized by awards and inclusion in international exhibitions on Indian architecture. Over the last fifty years, he has written a number of articles commenting on urban issues in scholarly and mainstream publications and newspapers. As Indian cities continue to grow, he has been a vocal advocate of the need to recognize urban design as an important component of urban development.