Annexure VI- Master Plan Delhi, 2021- Development Control

The purpose of the Development Code is to promote the quality of built environment by ensuring the development of the land in accordance with the development policies and land use proposals contained in the Plan. The layout plans are prepared based on Development Control (DCs)/planning norms given in the Master Plan of Delhi, 2021 (MPD).

Chapter 4- Shelter

Maximum ground coverage, FAR, number of dwelling units for different size of residential plots shall be as per the following table:

Notes:

1. The Local Body concerned may disregard variation up to 2% in plot size, arising from conversion of the area from sq. yard to sq.m. and devise norms applicable to the lesser plot size in accordance to Para (ii) below.

2. 100% of the ground coverage shall be eligible for the regularization of construction which already exists as of 22/09/06 after the notified charges have been paid.

3. Minimum size of a residential plot shall be 32 sq.m. However, in the case of Government sponsored Economically Weaker Section schemes, size could be reduced further.

4. 100% of the ground coverage and 350 FAR shall be eligible for the regularization of construction which exists as on 22/09/06 after the notified charges have been paid. This is with respect to plot sizes between 100 to 175 sq.m.

5. Permissible FAR and dwelling units shall not be less than MPD– 2001 norms.

Terms and conditions:

  1. The additional number of dwelling units would be subject to the payment of a levy for the augmentation of civic infrastructure.
  2. The total coverage and FAR permissible in any plot in a category, shall not be less than that permissible and available to the largest plot in the next lower category.
  3. Height: the maximum height of building shall be 15m in plots without stilt parking and 17.5 m in plots with stilt parking. Such residential buildings shall not be considered high rise buildings. For the purpose of fire and life safety requirements, the clearance of the Fire Department will be obtained by the individual plot owner.
  4. Subdivision of plots is not permitted. However, if there are more than one buildings in one residential plot, the sum of the built up area and ground coverage of all the buildings on it, shall not exceed the built up area and ground coverage permissible in that plot.
  5. The mezzanine floor, and service floor, if constructed, shall be counted in the FAR.
  6. Basement: The Basement shall not be counted towards FAR if used for purposes permissible namely household storage and parking. Basement area shall not extend beyond the coverage of the ground floor as per permissible and sanctioned built up area, but it may extend up to the area below the internal courtyard and shaft. The basement, put for Mixed USe under MPD 2021, shall count towards FAR and shall be liable to payment of appropriate charges, if it exceeds the permissible FAR.
  7. Stilts: If the building is constructed with stilt area of non-habitable height (less than 2.4 m), used for parking, that stilt area shall not be included in FAR but would be counted towards the height of the building.
  8. Parking: parking space shall be provided for within the residential plot as follows:

(a) 2 Equivalent Car Space (ECS) in plots of size between 250-300sq.m.

(b) 1 ECS for every 100 sq.m. built up area, in plots exceeding 300 sq.m, provided that, if the permissible coverage and FAR is not achieved with the above mentioned parking norms in a plot, the parking norms of the preceding category shall be allowed.

  1. Density: for the purpose of density calculations, the dwelling unit shall be considered to accommodate 4.5 persons and the servant quarter to accommodate 2.25 persons.
  2. The minimum setbacks shall be as given in the following table:

a. In case the permissible coverage is not achieved with the above mentioned setbacks in a plot, the setbacks of the preceding category may be allowed.

b. In the case of future constructions, a minimum 2 m x 2 m open courtyard shall be provided for residential plots of area of 50 sq.m to 100 sq.m.

  1. Number of servant quarters shall be provided as per the approved layout plan and shall be constructed within the stipulated height. However, if the garage block space is merged with the main building, no separate servant quarter block or servant quarter can serve as part of the main building. However, the provision of a servant’s room as part of the dwelling unit within the permissible FAR shall be allowed.  
  2. Each servant quarter shall comprise one habitable room of area not less than 11 sq.m. Floor area exclusive of cooking, verandah, bathroom and lavatory. The maximum size of the servant quarter shall be 25 sq.m If larger in size, the servant’s quarter shall be counted in density as a full dwelling unit.
  3. Plot owners/allottees seeking extra coverage, additional floor or part thereof over above the gazette notification dated 23/07/98 as per above mentioned norms shall be charged betterment levy (or additional FAR charges) at the rates notified with the approval of the Government from time to time. This is an addition to the levy payable on the additional FAR allowed vide notification dated 23.07.98 and over the FAR allowed vide notification dated 15/05/95.
  4. Plot owners/allottees seeking regularization of construction in terms of the additional coverage allowed under this notification shall have to pay a penalty and compounding charges notified with the approval of the Government, over and above the betterment levy given in Para XIII. Plot owners/allottees seeking regularization of additional height in this notification, will have to pay penalty and special compounding charges notified with the approval of the Government, in addition to betterment levy given in Para XIV – UBBL no. 2.15.
  5. The amount collected shall be deposited in an escrow account by the local body concerned for developing parking sites, augmenting amenities/infrastructure and environmental improvement programmers’. A quarterly statement of the income and expenditure of the account shall be given by the local bodies to the Government.
  6. The collected amount shall be deposited in an escrow account by the local body concerned for incurring expenditure for developing parking sites, augmentation of amenities/infrastructure and environmental improvement programmers’ and a quarterly statement of the income and expenditure of the account shall be given by the local bodies to the Government.
  7. Encroachment on public land shall not be regularized and shall be removed before the local body grants sanction for regularization of additional construction or height except following-

a. Projections/chajjas/covered chajjas and built up portions which existed before 7/2/2007 up to 1 m above 3 m height from the ground level shall be regularized for plot sizes up to 175 sq. m on roads below 24 m. ROW in pre 1962 colonies (except for A and B category) already notified by the MCD, in unplanned areas (including special areas, village abadi and unauthorized regularized colonies) and resettlement colonies.

The owner/occupier shall have to obtain structural safety certificate and fire clearance within a reasonable period of time notified by Government. Such projections/built-up portions shall be counted in FAR and in case of excess FAR over and above permissible FAR, such FAR in excess shall be regularized subject to payment of appropriate charges as approved by the Government.

b. The Local body concerned shall carry out a survey within a period of two months from the date of notification of all the projections eligible to be regularized and put such a list in public domain for objections from the occupiers/owners and any person of the public against inclusion /exclusion of any projection in the list. The list thereafter will be finalized within a period of one month after considering such objections received in writing.

  1. Every applicant seeking sanction or regularization of additional FAR and /or height shall submit a certificate of structural safety obtained from a structural engineer. In cases where a certificate is not submitted or the Building is otherwise found to be structurally unsafe, formal notice shall be given to the owner by the local body concerned, to rectify the structural weakness with a reasonable stipulated period, falling which the building shall be declared unsafe by the local body concerned. It shall be demolished by the owner or the local body.
  2. Standard Plan: - There are a number of standard building plan designs and approved by the authority/ Concerned Local Bodies, such plans would be given relaxation wherever applicable. However, these may be modified as per the applicable Development Control Regulations.
  3. Amalgamation of the two plots up to 64 sq.m maximum will be permitted with following conditions-
  • Local Body will simultaneously modify the Layout Plan.
  • The maximum Ground Coverage, setbacks, parking, Dwelling Units etc. shall be for the amalgamated plot size.
  • The maximum FAR permissible shall not be less than the permissible is case of two individual plots.

B. Residential Plot - Group Housing

  1. Minimum size of the plot:- 3000 sq. m
  2. Maximum Ground Coverage: 33.3 %
  3. Maximum FAR: 200
  4. Height: - No Restrictions (Subjected to clearance from AAI/Fire Department and other statutory bodies)
  5. Parking - 2.0 ECS/100 sq.m built up area and 0.5 ECS/100 sq.m for EWS/Service Personnel housing
  6. The upper limit of density can be taken as 200 Dwelling Units per hectare (900 pph) with flexible Dwelling Unit sizes to achieve optimality of land. The density of Slum & JJ clusters (In-situ up gradation/Rehabilitation/Redevelopment of slum & JJ clusters, Resettlement Colonies) and EWS Public Housing Schemes be a maximum of 900 Dwelling Units per hectare.
  7. Plots for group housing should be located on roads facing a minimum width of 18 m ROW (7.5m ROW for redevelopment areas/Rehabilitation Area/Special Area/Village (Lal Dora/Firni) /Extended Lal Dora).
  8. Additional floor area of 400 sq.m or at a rate of 0.6% of permissible FAR shall be allowed free from FAR to cater to community needs such as community/recreational hall, crèche, library snf reading rooms.
  9. The Central Government in consultation with the DDA may relax density and other norms for public housing and projects of national importance.
  10. The developer shall ensure that a minimum 15% of the proposed FAR is to be constructed for Community-Service Personnel / EWS and lower category. Such flats should have a carpet area between 4(25 - 40 sq.m.). This 15% of the proposed FAR for Community Service Personnel / EWS and lower category housing would be over and above 200 Permissible FAR and density of 200 DUs.

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 / EWS and lower income category housing.

50% of the EWS Housing Stock shall be retained by the developer and disposed only to the Apartment owners, at market rates, to house Community Service Personnel (CSP) working for the Residents/Owners of the Group Housing. These will be developed by the developer at the respective Group Housing site/premises or contiguous site. Remaining 50% of DUs developed by the developer are to be sold to the DDA for EWS housing. They will be sold to DDA/Local Bodies at a base cost of Rs. 2000 per sq. ft. as per the CPWD index of 2013 (plus cost of EWS parking) which shall be enhanced as per CPWD escalation index at the time of actual handing over.

They can be developed by the developer at an alternate nearby site. Necessary commercial and PSP facilities shall also be provided by the developer for this separate housing pocket. The EWS housing component created by the developer shall be subject to quality assurance checks, as prescribed by the Govt./DDA. The final handing/taking over of this component shall be subject to fulfilling the quality assurance requirements. The DE shall be allowed to undertake actual transfer/transaction of the saleable component under its share/ownership to the prospective buyers only after the prescribed land and EWS housing component is handed over to the DDA.

  1. Ground coverage up to 40% may be allowed to achieve low- rise high – density housing without lifts.  
  2. Levy on additional FAR shall be notified with the approval of the Government from time to time.
  3. Stilts: if the building is constructed with stilt area of non – habitable height and is proposed to be used for parking, landscaping etc. the stilt floor need not be included in FAR. It shall be counted towards height instead.
  4. Basement, if constructed, and used only for parking, utilities and services shall not be counted towards FAR.
  5. In case of Redevelopment Areas/Rehabilitation area/Special Area/Village (Lal Dora/Firni)/Extended Lal Dora, the minimum size of the plot for Group Housing shall be 1670 sq.m. (2000 sq. yds.) on roads having a minimum width of 7.5m ROW. This is subject to meeting parking requirements within the plot and NOC from the Traffic Police Deptt. and the Fire Deptt. of GNCTD. Such plots shall be incorporated as group housing plots in the Development/Layout Plans of these areas to be prepared.

C. Cluster Court Housing

Minimum size of plot: - 3000Sq.m.

Maximum FAR: - 175

Maximum height: - 15.0m with maximum coverage 100% subject to light and ventilation condition.

  1. The net housing density permissible shall be 225 DUs per Ha. with 15% variation on either side and could be averaged for more than one pocket.
  2. Minimum Street in front of the pocket to be 12 m.
  3. No projection outside the building envelope allowed
  4. Each cluster courthouse is for one dwelling for a single family.
  5. Basement: a) Basement if constructed shall not be included in FAR calculations. b) Basement shall be below the ground floor. Basement area may, however, be extended below the internal courtyard and shaft.
  6. Stilts: if the building is constructed with the stilt area of non – habitable height and is proposed to be used for parking, landscaping etc., the stilt floor need not be included in the FAR but would be counted towards height(within stipulated height vii. Parking: parking shall be provided as per group housing norms.
  7. Density: for the purpose of density calculations, the dwelling unit shall be considered to accommodate 4.5 persons and the servant quarter to accommodate 2.25 persons.
  8. Servant quarter: no separate servant quarter block or servant quarter as part of the main building shall be allowed if the garage block space is merged with the main building. Provision for a servant’s room as part of the dwelling unit within the permissible coverage and FAR shall be allowed with maximum size of servant quarter as 25 sq.m and if larger in size would be counted as a full dwelling unit.

G. Low Density Residential Area


Other controls-

  1. Where the property abuts urban road, the dwelling house building should be setback from the Centre line of that road by 30m. In cases where the property abuts the village road, the building setback from the Centre line of that road should be 15m in the front side and 5m in the other three sides.
  2. For dwelling units on the National Highway, the prescribed norms of NHAI will be applicable.
  3. For infrastructure roads etc. land holders will be required to cede land to enable the building up of infrastructure after Public notice and hearing by the Authority.
  4. Every part of the building including the basement used for normal habitation will be counted in FAR. Basements used for recreational purposes, home, office, storage, parking services and utilities installation will not be counted in FAR.
  5. Pool/pond/water bodies are permitted and excluded from FAR setback norms.
  6. The watch & ward unit will be permitted adjacent to the boundary or entrance gate as per provision of building bye laws and it is to be excluded from the FAR and setback norms.
  7. For plots 0.4 to 2 hectare, the use activities such as fitness/wellness centres, Naturopathy clinics may be allowed subject to the condition that a minimum 50% of plot area be left for soft parking and landscaping. For activities permitted, provision of parking must be ensured within the plot.
  8. Apart from use/activities permitted in (vii) above, for plots more than 2.0ha (5acres) located on roads of minimum width of 18m. use/activities such as recreational/club may be allowed subject to the conditions that minimum 50% of plot area be left for soft parking, maximum 25% of plot area for landscaping and maximum 25 % of the plot area for functions/building purposes.
  9. No low density residential premises should be built on lands notified for acquisition, the legality of which has been upheld by the Supreme Court except if it falls within the boundary of an unauthorized colony listed for regularization as per Union Government’s decision of 8th Feb, 2007 in accordance with the regulations No. S.O 683 (E) dated 24/03/2008 pertaining to regulation of unauthorized colonies or unless the acquisition is denotified.
  10. Rain water harvesting and waste water recharging shall be mandatory with provision for storage for surface run-off water to improve the depleting ground water levels.

H. Studio Apartments

Minimum size of plot- 2000 sqm.

Maximum Ground Coverage- 33.3%

Maximum FAR- 200

Height- NR (Subject to clearance from AAI/Fire Department and Other Statutory bodies)

Parking 2.0 ECS/100 sqm built up area

Other controls for studio apartments-

  1. The maximum size of the apartment will be 60 sqm built-up.
  2. The plots should be located on road facing minimum width of 12m
  3. Basement, if constructed, and used only for parking, utilities and services shall not be counted towards FAR.