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Development R.G DEVELOPMENT R.G. GUPTA WITHIN LAL DORA AND EXTENDED POLICY/CITY PLANNER INTRODUCTION LAL DORA OF VILLAGES — DELHI Ministry Of Urban Development on 26.7.2006 EXECUTIVE SUMMARY OF set up a Committee of Experts to look into the issues of application of building regulations and EXPERT COMMITTEE ON LAL DORA development control norms in Lal Dora and AND EXTENDED LAL DORA Extended Lal Dora and their integration in the overall process of the planned development of R. G. Gupta (M: 09811018374)City / Policy Planner Delhi. Shri P.P. Shrivastav,(Chairman) Sh. email : [email protected] R.G.Gupta; Policy/City Planner and Ex.A. web : www.rgplan.org ; blog. www.ramgopalgupta.blog.com Commisioner DDA ; Prof. Jamal Ansari; Ex. Director of School of Planning and Architecture; the Development of Sub-Standard Areas of and the south of Delhi are between highly Divisional Commissioner MCD; as members and Delhi (1980-2000). This included villages as urbanized areas of Ghazaiabad / NOIDA and Chief Town Planner, MCD as convener member. well, but was not followed up. A Mini-Master Gurgaon, it is highly doubtful that these border Plan giving details of physical and financial villages would be able to escape the wave of planning of all the essential services was urbanization. In this context in Draft MPD-2021 2 BACKGROUND formulated in 1984, but was not implemented. the proposal should have been to increase This was further revised during the period 1991 green / recreational use to 18-20%; and The process of urbanization over the years has and onwards up to 96-97 and a few facilities commercial from 3-4% to 5-6% . been engulfing the villages in Sub standard were provided. Another ambitious project 3 EFFORTS OF GNCTD TO ADDRESS areas. Urban Delhi grew fast around them Sardar Patel Gramodaya Yojna was THE PROBLEM OF THE VILLAGES while the villages remained within the confines inaugurated in 1997 but remained largely of their Lal Dora. The close layouts and narrow unimplemented. Last Revenue Settlement was carried out in Delhi in the years 1908-1909. Lands falling lanes of old village abadis were conditioned by The revised Master Plan–2001 was enforced in old (now outdated) historical compulsions of within villages abadi (Lal Dora) were not 1990, did lay emphasis on integrated assessed to land revenue, but agricultural collective security, considerations of mutual development of rural areas. The last interdependence and availability around of fields outside the village abadi were subject to comprehensive orders of regularization of land revenue. vast open agricultural fields. unauthorized colonies on Govt. and private The villages have been deprived of their lands are of 10- 04- 2004 of MOUD. Act was extended to the NCTD in 1951. Under principal. The areas covered by extension of Unfortunately, the zonal plans, area the provisions of this Act, the work of Lal Dora and agricultural fields around the development plans and redevelopment plans consolidation of Holding was initiated in some villages–both acquired & un acquired , became prepared by different authorities did not of the villages from 1951 and completed in 102 favorite hunting ground of the middle and indicate abadi (Lal Dora and extended Lal villages by the year 1954. Thereafter, Delhi higher class to satisfy their need of cheap Dora) on the maps. Land Reforms Act 1954 was enacted and came into force in Delhi. The East Punjab Holding housing & commercial establishment up a In February 2006 the Ministry of Urban large extent. A big list of 1432 such colonies is (Consolidated & Prevention of Fragmentation) Development constituted a Committee under Act 1948 which continued to remain extended slated for regularization as of date, many of the Chairmanship of Shri Tejendra Khanna, them around villages. to Delhi was also amended to provide for former Lt. Governor of Delhi, to look into various extension of village abadi while undertaking aspects of unauthorized construction and Consolidation of Holdings. In the Rules framed misuse of premises in Delhi. In its Report (May under the Consolidation Act, common 2006) the Report it was highlighted the urgency purposes were specified as follows: of the need to look into problems of Lal Dora and Extended Lal Dora areas. “Pasture lands, cremation or burial grounds, Khalihan, land for keeping cattle, fisheries, tanks, skin flaying center, public latrines, fuel plantation, water channels, training places, well for drinking purpose, sewage tank, market, mela ground, rural dispensary, veterinary center, village theater, gurudwara, temple, mosque or church, drains, community On 16 Feb 77; MOUD issued suitable orders orchards, community center, young farmers regarding regularization of unauthorized club, etc.” colonies. It was further specifically clarified (vide Order No. J-13037/113/ 74 / UDI / II-B It is very heartening that GOI & GNCTD have dated 22 March 77) that “the unauthorized taken cognizance of the increasingly serious colonies residential and commercial structures Provision of Draft Master Plan – 2021: The problems faced by the villagers of Delhi for no located within the 'Lal Dora' would also be urban limits of Delhi are proposed for fault of them, & initiated a study of the same so covered. In 1979 a Working Group was extension up to interstate boundary leaving that appropriate measures could be taken at constituted to formulate a Perspective Plan for one revenue village at the periphery as buffer the earliest. R.G. GUPTA green. Hemmed as border villages in the east POLICY/CITY PLANNER 4 PROBLEMS OF THE VILLAGES AND EFFORTS OF DDA & MCD AT ADDRESSING THEM. There are numerous problems of land use, 5. Ill treatment of ponds. 15. DDA prepared a redevelopment proposal for mixed land use; traffic, width of streets, roads; 6. Lack of community facilities viz. Health, Dhul Siras village in Sector-24 of Dwarka & phirni; absence of parking areas, huge malls, Education, Security, Safety & Justice. may be taken as an example to follow to the encroachment by outsiders, payment of less 7. Acquisition of land at low prices. extent possible in other villages. compensation, stopping of allotment of 8. Stopping of alternate allotment of plot. 16. U r b a n p l a n n i n g s h o u l d p r o c e e d alternate plots etc. All these problems listed development and not otherwise. 9. Accessibility of vehicles on narrow roads. under have been taken care while making 17. System of sanction of building plans so far recommendations in last Chapter. 10. Complete lack of parking sites. not being finalized. 1. Residential, commercial, public & semi 11. Problems of mixed land use inside and 18. Liberalizing norms and simplifying the public use. outside the Lal Dora. procedure to make villagers Hassle-Free. 2. Un-authorised construction within and 12. Non sanction of building plans. 19. Making Development Norms for village easy outside Lal Dora / Extended Lal Dora. 13. Not getting NOC from Revenue to understand and follow. 3. Household & other type of industries and Department of Delhi Govt. 20. Upgrading the civic services and warehouses. 14. Building Control Policy proposed by DDA environment in villages in order to integrate 4. Utter lack utilities & services (water, but not implemented. them with urban areas y. sewerage, drainage, solid waste management and power). 4 RECOMMENDATIONS 5 ASPIRATION OF THE VILLAGE 1. Transparency in Land Records and (h) In case of large-scale acquisition of land PEOPLE & THEIR ASSESSMENT Permission Process. village abadi areas are integrated in the (i) Complete property ownership / specific scheme of planned development. Villagers, interests groups, leaders of public possession in Lal Dora / Extended opinion and others raised various points, C. Development Control Norms / Lal Dora with location of villages. heading given under. All these points have been Regulations tried to be answered in recommendations. (ii) Knowledge of Master Plan and (i) A tripartite arrangement among the concerned Zonal Plans by community, the local government and 1. Relating to Lal Dora and Extended Lal Dora explaining and propagating them boundaries ( 2 points were raised) the private entrepreneur to achieve again and again. comprehensive development / 2. Relating to relaxation of Development (iii) Individual Village Development / redevelopment Controls and Building Bye-laws (9 points) Redevelopment Plans & Revenue (ii) To retain their existing houses villagers 3. Relating to strict Enforcement of maps with clarifications required by should be free to do so; provided they Development Control Rules (7 points) the villagers. limit the building height to a maximum 4. Maintenance of Ownership records (1 point) (iv) Demarcation of 'Gaon Sabha' Lands of 15 M . The existing exemption of 5. Development proposals (3 points) and extent of encroachments. construction should continue under 6. Liberal Land-use policy (10 points) (v) Land Use maps, Building Footprints supervision of registered architect. and Floor-wise Building. Ground Subject to 7. Other Policy Issues (5 points) Plot Size FAR 2. Strategy of awareness and incentive Coverage conditions 8. Need for planning and regulations (4 points) based Development. 2000-3999 sq. m. 40% 400 given below The Committee was greatly benefited from its A. Awareness Campaigns intensive and free and frank interaction with the (i) Comprehensive development / 4000 sq. m & above 40% 500 -do- Hon'ble MP's , elected representatives of the redevelopment (a) Minimum of 12 m wide road will be people & other dignitaries. Discussions were (ii) Make more intensive use of their provided. Where land for road-widening with the Hon'ble L.G, Hon'ble C M & Speaker of land by forming Cooperatives or is surrendered (free of cost) from the plot Delhi proved to be extremely fruitful. They put Village Group Housing Societies for area, the permissible FAR will be up 22 points as details given in Chapter-5 & p l a n n i n g , d e v e l o p m e n t , proportionately increased as TDR taken care & answered in recommendations.
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