LAL DORA – DELHI MASTER PLAN 2021
What is Lal Dora land?
The term “LAL DORA” was used for the first time in the year 1908. It is a name classification given to that part of the village land which is part of the village “Abadi” (Habitation). It was supposed to be used for non agricultural purpose only. It is that part of the land which was supposed to have been an extension of the village habitation, wherein the villagers used to have their support systems, livestock etc. In the olden days, these areas were marked by the land revenue department by tying a Red Thread (Lal Dora in Hindi language) around it, to make a boundary and to distinguish it from the agricultural land. The lal Dora also denotes that the jurisdiction of the municipal authorities or the urban development is not applicable, in toto.
In 1957, the Delhi municipal corporation issued a notification n and the government listed the lands under the LAL DORA classification, within and on the outskirts of Delhi.
Lal Dora was exempt from the building bye laws, and strict construction norms and regulations, as regulated under the Delhi municipal act. There was / is no need to apply for the building sanction plans etc. In 1963, the MCD passed a notification which did not make it mandatory for building sanction plans to be passed for the urban Lal Dora lands too.
Though the term Lal Dora applies to both Rural & Urban villages, the thin dividing line has vanished over the period of time, and prime areas of Delhi today (though still classified as Lal Dora) operate commercial & high end residential areas.
Villages like Basant Gaon, Munirka, Khirki, Yusuf sarai, Katwaria sarai, Mahipalpur, Chhatarpur, Sant Nagar, Rangpuri, Kanjhawla, Najafgarh, Lado sarai, Mehrauli, Shahpur Jatt etc. have all been absorbed into the developed limits of Delhi, and they form part of the élite areas.
The Lal Dora areas in some of the rural villages, which are surrounded by agricultural land, have been included under the Delhi master plan MPD 2021. These Lal Dora lands would abutt the premium residential & commercial zones. To top it all, many such lal Dora areas would be extremely well connected through the proposed initiatives of the government to connect the Delhi city through a maze of Roads, expressways, metros etc.
Many Lal Dora abadis have the facilities provided by the government like secure electricity connection, water from the Delhi Jal board, sewerage etc. After the New master plan of Delhi MPD 2021 is notified, many agricultural lands of these villages would be included in the residential or commercial zones. With the provision of infrastructure to these areas, most of the erstwhile Lal Dora areas without these amenities & infrastructure would be included.
Statistics reveal that there are 362 villages in Delhi, out of which 135 are classified as urban villages, and 227 are classified as rural villages. Decades back, when the revenue settlement was undertaken for Delhi, for the first time, most of these villages were well defined and the population was enumerated within those boundaries. The land outside these Lal Dora lands was appraised for the purpose of land revenue, as Agricultural land. Between 1908 and 1952 (when the consolidation exercise was taken up again), the population of these villages expanded and the villages too had extended beyond the earlier defined boundaries. The new periphery boundaries were termed as “PHIRNI” and the areas between the earlier LAL DORA boundaries, and the “PHIRNI” was known as the extended Lal Dora area.
In August 1963, a notification was issued by the then Delhi administration that no building permissions are required for the construction on the extended Lal Dora land, too, if and since, the land owner is creating a habitation / house for his own living / subsistence.
The Expert Committee on Lal Dora (ECLD), was constituted to improve the living conditions and environment in the villages and bringing before the village-people unprecedented opportunities of enhancing their prosperity.
Below are the Excerpt s of the report of Lal Dora committee:
- Some villagers were tempted to sell off their lands at prices, seemingly high but just a fraction of their real intrinsic potential value.
- With increase in population and limited space, one has to shed the reluctance in going vertical. If other world-class cities have sky-scrapers, why must we limit our constructions to 4 or 8 storeys? If DDA can have a 23-storey tower and MCD plans to have 28-storey Civic Centre, why should a private enterprising citizen be denied the opportunity to go still higher — a tower that provides for most of the requirements of its residents in situ and is a self-financing (and profitable) endeavour? Liberty and opportunity to private sector has to be provided if our dream of making Delhi a world class metropolis is to come true.
- Making development/redevelopment process largely self-financing and self sustaining and in consultation with the people.
- To examine the desirability and/or feasibility of integration of Lal Dora and extended Lal Dora areas of Delhi in the overall process of Planned development of the city.
- Introducing transparency in maintenance of village records and secondly of showing how with people’s participation development in a village could be integrated with the surrounding areas.
- Creation of good modern housing and commercial areas in multi-storey complexes would mean substantial enhancement in the value of their property.
- Plots in the Extended Lal Dora are given separate Khasra numbers in revenue records. These constitute free-hold residential land with ownership name recorded in Khatouni (Register of permanent Land Record). The Extended Lal Dora plots can be transacted authorisedly through registered sale deeds and the ownership is mutated accordingly in the revenue records.
- The urban limits of Delhi are proposed for extension up to interstate boundary leaving one revenue village at the periphery as buffer green.
- Life in cramped pockets deficient in civic services as against living in properly planned accommodation in multi-story complexes with all amenities in the vicinity.
- Increasing accessibility of the village
- Freight complex, two hotel sites and a golf course
- Flatted residential development
- Grant of water and electricity connections to buildings constructed by persons who have purchased land from local residents under existing laws, which do not prohibit transfer of land.
- It is a clear and unanimous view of the Committee that the interests of the Delhi villagers, which have suffered in the past, should be dealt with sympathetically.
- As and when a policy of permitting private colonizers/developers to develop housing/ commercial/institutional facilities in areas earmarked for further expansion of the urban area of Delhi is put into effect, farmers owning sufficient land may be permitted to participate in such a development process. However, they will be required to follow the norms that may be prescribed for the purpose. Village Development Plans by way of Local Area Plans (Laps) should be prepared in consultation with the residents, for all Lal Dora and Extended Lal Dora Areas in each village,”
- Permitting enhancement of land-value by improving the layout and environment in a manner that exemptions applicable to the village abadis are not withdraw.
- Lal Dora and Extended Lal Dora should be exempted from the provisions of DMC Act/DDA Act/Land Acquisition Act since such provisions create hurdles for the development of villages.
- Ownership of plots should be treated as free-hold.
- Residential buildings up to 6 storeys and commercial buildings up to 4 storeys should be allowed in the village abadi and building control norms should be related to plot sizes.
- In case of plots over 1500 sq m in Lal Dora and Extended Lal Dora, villagers may be allowed to construct multi-storey flats/apartments on the pattern of group housing on payment of development charges to MCD @ Rs. 200/ — per sq m.
- Development in Lal Dora should be strictly residential in character.
- All 80′ wide roads with 70% commercialization should be declared as commercial streets. Computer/vocational institutes on such streets should be allowed to operate including banks and government offices.
- Commercial activity such as banquet halls, coaching centers, etc. should be permitted along roads, which are more than 3 m wide.
- Commercial establishments such as offices of real estate, insurance, cargo agencies, small call centers, godowns, warehouses, service stations etc. should be allowed in Lal Dora as the villagers work in these offices.
- All those activities that are allowed in plotted colonies should be allowed in Lal Dora/Extended Lal Dora, subject to provision of adequate parking space.
- Seeking permission from DDA/ MCQ, for opening a college should not be necessary subject to the condition that construction is done as per rules and guidelines of Directorate of Higher Education.
- Commercial activity should be allowed in Lal Dora along major roads after due permission and sanction of building plans.
- MCD informed that a proposal is under consideration for computerization of Gaon Sabha land records under the scheme titled “Strengthening and modernization of Panchayat unit and its Functions”
- The need for preparing redevelopment plans in consultation with the villagers was emphasized. Example of villages in Chandigarh where this was done with the active coöperation/suggestions of the villagers was cited. It was also explained how steep enhancement of land value resulting from planned redevelopment had encouraged villagers to go in for proper redevelopment of their village.
- Health, Education & Religions institutions, commercial, godowns; industries should be allowed in the Lal Dora/Extended Lal Dora.
- Suggestion has been made regarding grouping of villages and providing proper sewerage and sewerage treatment plant.
- Hon’ble MPs suggested that the request of the owners of Amusement parks to use Extended Lal Dora land for entertainment and amusement/water parks be specifically included in the proposed Master Plan of Delhi.
- The Committee has carefully considered the views and recommendations contained in the Tejendra Khanna Committee Report in respect of Lal Dora and extended Lal Dora areas (vide Para 4.11 ante) and fully agrees with the.
- Continuance of such a state of affairs is highly risky and not at all desirable.
- This has to be done fast in a short span of time preferably with the village community taking the initiative, with involvement of experts and in coöperation/association with the Private Sector.
- Entire area within the NCTD, barring a string of fringe villages abutting the boundary of NCTD will be urbanized.
- The main activity in Delhi now is commercial, these need adequate shops, godowns, offices for the entire range including multinationals, corporate houses, Business houses, Call Centers and other IT related activities and such like.
- The present privileges and exemptions available to the rural areas are not withdrawn.
- Queries/sanctions received electronically within a time frame.
- Need for commercial potential to be fully exploited for the benefit of the people, etc.
- Residents may be encouraged to form Cooperatives or Village Group Housing Societies members of which should be allowed to amalgamate their plots, get a redevelopment plan prepared.
- Energy efficient development and, if necessary, go in for high rise development to achieve intensive use of land.
- Building heights limitation may be raised to allow more floors depending on the ROW of the abutting street.
- A PPP or a tripartite arrangement between the community, the local government and the private entrepreneur should be relied upon to achieve comprehensive redevelopment of villages.
- Get plans implemented in consultation with the villagers preferably in coöperation with the Private Sector.
- Villagers in proving the single entity status of their holdings while seeking building permissions, obtaining Bank loans etc.
- Residents of Villages should be encouraged to come together to make more intensive use of their land without which it would not be possible.
- Commissioning suitable qualified experts from the open market for the purpose.
- Permit non residential usages.
- Provide adequate car parking, facilities (preferably multi-level underground parking and with 30% of FAR for commercial component to make it self sustaining.
- Extension of Metro-routes to new areas to cover villages with high potential, should also be recommended.
- A PPP or a tripartite arrangement among the community, the local government and the private entrepreneur should be relied upon to achieve comprehensive development/redevelopment of villages on self-sustaining basis.
- The existing exemption (of doing away with getting building plan sanctioned) should continue. Registered architect who should certify and take the responsibility of adherence to safety norms and other prevailing building parameters.
- The minimum size of plot for high-rise buildings should be reduced to 2000 sq m . (from 3000 sq m elsewhere) for group-housing. FAR and maximum ground coverage applicable should be as follows:
Plot size Ground Coverage FAR Subject to :
2000 – 3999 sq m 40% 400 conditions
4000 sq m and above 40% 500 –do–
- The permissible FAR will be proportionately increased as TDR incentive.
- Planning multistory commercial buildings for offices, markets and IT-education facilities. Ground coverage, FAR and parking) would apply to commercial structures as well.
- In Extended Lal Dora areas the list of permissible land-uses should include group housing, commercial centres, specialized institutions, non-polluting non-nuisance creating House-hold industries and recreational/amusement parks.
- The Building Plan would be deemed to be sanctioned for plot-size up to 500 sq.mtr.
- For bigger size plots and for non residential use on plot of any size, the Building Plan would be deemed to have been sanctioned unless valid objections are sent by the sanctioning authority within 30 days of submission of Building Plan application. Similar conditions should apply for grant of Completion Certificate.
- The development/ redevelopment should be done in. a manner that the residents are able to reap the benefits of escalation in the value of their property.
- Funding of VDTF should not be left to bodies that face resource-constraints themselves.
- Trunk services to be provided by MCD/ Jal Board etc at their cost.
- With involvement of the Private Sector, Building Trade etc, it should be possible to make the project self-financing and self-sustaining. Banks should be willing to liberally extend loan facilities to the village-Community and others for construction of buildings, commercial structures and setting up enterprises.
- This issue of mixed land use has, therefore, to be treated more liberally than in a normal urban residential colony. Hon’ble Supreme Court has permitted in mixed land use areas of Delhi (ANNEXURE-10) should be allowed liberally in Lal Dora/Extended Lal Dora areas.
- The entire range of offices — multinationals, corporate houses, Call Centres, IT-related
- activities etc and others, should be permitted to continue.
- Land allotted in Extended Loa Dora under consolidation proceedings, should be allowed to be sold legally by the owners without any restriction (as laid down in the DLR Act) for healthy and beneficial growth of the village and the villagers.
- Giving incentives and relaxations in the process of redevelopment of the Lot Dora/Extended Lat Dora in terms of land/loan/permissibility of commercial land use or additional FAR.
- The mandate of this Committee is limited to Lal Dora and Extended Lal Dora areas.
- It will also be possible to flood the market with adequate commercial space bringing down their cost (which is exorbitantly high at present).
- With intensive utilization of land on the PPP principle, development will become largely self-financing and self-sustaining.
- This awareness-cum-incentive based strategy of development is likely to result in a win-win situation for all concerned.
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