70 villages on the outskirts of Delhi could be opened up for regulated commercial, institutional and higher-density development under the proposed Green Development Area (GDA) framework of the Delhi Development Authority’s Master Plan for Delhi-2047.
The framework is designed to bring some peripheral villages under the same planning and development system and to keep the construction control in place to avoid uncontrolled expansion. The proposal was initially included in the draft Master Plan for Delhi-2041 and has been kept in the final Master Plan model.
Of the approximately 70 villages covered by the proposal, 47 are currently under construction restrictions, and 23 are under the Low-Density Residential Area (LDRA) policy. Bringing them under the GDA framework could significantly change the way development takes place in these areas.
Commercial and Institutional Development Could be Allowed
For certain areas selected for the new framework, there could be a wide range of activities such as educational institutions, healthcare facilities, commercial structures, sports centres and recreational activities.
But officials have stressed that the proposal does not constitute permission for unrestricted construction. Development would be subject to planning regulations, infrastructure requirements and development-control norms.
The main idea behind the framework is to encourage vertical development rather than continuous horizontal growth. With limited land available in already urbanised areas of Delhi, higher-density construction could allow existing plots and built-up areas to accommodate additional housing, commercial activity and other uses.
This kind of development could be similar to the higher-density urban patterns of Gurugram and Noida, where the use of floor area ratio (FAR) has increased in land.
Three Categories of Land Parcels
The proposed GDA framework could divide land parcels into three broad categories based on their size. Minimum plot areas of 600 square metres, 4,000 square metres and 10,000 square metres are being considered for different types of development.
Smaller parcels would mainly support agricultural and horticultural activities. This could help maintain some of the existing green and agricultural character of Delhi’s peripheral villages.
On larger plots, farmhouses, markets and sports facilities will be possible. It would provide organised development opportunities and local economic activity could be supported as well.
The largest parcels, of at least 10,000 square metres, could be used for more extensive projects. Higher education institutions, research facilities, non-polluting workplaces, food processing units, convention centres and recreational developments may be included.
Green Cover to Remain Mandatory
Although the development opportunities are much greater, environmental protection is expected to be at the heart of the framework.
Between 25% and 35% of the land under the proposed development framework would need to be green. The aim is to ensure that increased construction does not result in the complete loss of open spaces and vegetation.
Green areas will be crucial as development pressure builds up on the outskirts of Delhi. Peripheral villages often contain agricultural land, open spaces and natural areas that could be under pressure if construction is not carefully regulated.
Better Roads and Infrastructure Planned
The DDA is also going to strengthen infrastructure and road connectivity in the proposed GDA areas.
According to officials, road widths of at least 12 metres, 18 metres and 30 metres are being considered depending on the location and development requirements.
Improved road networks could work to connect these villages to Delhi’s urban infrastructure. Better connectivity would also be important if the areas start to attract commercial establishments, educational institutions, healthcare facilities and other large developments.
Infrastructure planning will be particularly important because higher density development could put additional pressure on water supply, drainage, electricity, public transport and waste-management systems.
Experts Stress Need for Strong Regulation
Urban development experts and representatives of rural communities have welcomed the prospect of investment and jobs as well as greater investment and the potential of work in urban development but have also raised concerns about implementation.
Effective regulation is needed to prevent unauthorised development and to ensure that development is beneficial to local people. Without proper monitoring, increasing development rights would see land-use violations and pressure on village development infrastructure.
Bhupendra Bajad, chairman of Dilli Dehat Vikas Manch, said the proposed changes would create more than 20 lakh jobs and attract investments of over Rs 30 lakh crore. But on the other hand, he also stressed that the plan will only be effective if it is implemented in a short time and regulations are done.
He also suggested better compensation for farmers whose land may be affected by the new planning framework.
Major Change for Delhi’s Periphery
If implemented properly, the GDA framework could be a major shift in the development pattern of Delhi’s peripheral villages. Areas that have long been limited in construction can benefit from organised commercial and institutional development in areas where agriculture and green areas are still present.
Vertical development would also allow the city to accommodate more people and economic activity without all reliance on expansion from outside of town.
At the same time, the policy will be based on keeping development in line with environmental protection, good infrastructure and the rights of the existing residents and landowners.
For the nearly 70 villages covered by the proposed framework, the Master Plan for Delhi-2047 could therefore bring significant changes in land use, investment, connectivity and economic opportunities in the coming year.
