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Land Pooling Policy

Dda's Land Pooling Policy

Land Pooling Policy aims to prevent selling of land without the owner’s consent. This policy assures fundamental changes in the way of acquisition and development of land in Delhi. Under this policy, land owners can surrender their land holding into the central pool and become a stakeholder to the development proposed on their land. Once the land is pooled, the land owner would get back either 48% or 60% of the total land surrendered (according to the regulations defined in Land Pooling Policy issued by DDA) as developable land and rest would be retained with DDA for creation of infrastructure as well as shall monetized for specific purposes. For once, the disputes on undervaluation of land for acquisition would be removed and the process would seem fair to every land owner, irrespective of the size of their land holding.

Click Here for Draft Regulations for Operationalization of Land Pooling Policy

Guiding Principles of Land Pooling Policy:

  • Govt./DDA to act as a facilitator with minimum intervention to facilitate and speed up integrated planned development.
  • A land owner, or a group of land owners (who have grouped together of their own volition/will for this purpose) or a developer, herein referred to as the “Developer Entity” (DE), shall be permitted to pool land for unified planning, servicing and subdivision/share of the land for development as per prescribed norms and guidelines.
  • Each landowner to get an equitable return irrespective of land uses assigned to their land in the Zonal Development Plan with minimum displacement.
  • To ensure speedy development of Master Plan Roads and the essential Physical & Social Infrastructure and Recreational areas.
  • To ensure inclusive development by adequate provision of EWS and other housing as per Shelter Policy of the Master Plan.

Role of DDA/Govt. in Land Pooling Policy

  • Declaration of areas under land pooling and preparation of Layout Plans and Sector Plans based on the availability of physical infrastructure.
  • Superimposition of Revenue maps on the approved Zonal plans.
  • Time bound development of identified land with Master Plan Roads, provision of Physical Infrastructure such as Water Supply, Sewerage and Drainage, provision of Social Infrastructure and Traffic and Transportation Infrastructure including Metro Corridors.
  • DDA shall be responsible for external development in a time bound manner.
  • Acquisition of left out land pockets in a time bound manner shall only be taken up wherever the persons are not coming forward to participate in development through land pooling.

Role of Developer Entity in Land Pooling Policy

  • Assembly and surrender of land as per policy in the Prescribed time frame to be specified in the Regulations.
  • Preparation of the layout plans/detailed plans as per the Provisions of Master Plan and the Policy.
  • Demarcate all the roads as per Layout Plan and Sector Plan and get the same verified from the concerned Authority within the assembled area and seek approval of layout plans/detailed plans from the DDA.
  • Develop Sector Roads/Internal Roads/ Infrastructure/Services (including water supply lines, power supply, rain water harvesting, STP, WTP, etc. falling in its share of the land.
  • DE shall be allowed creation of infrastructure facilities, roads, parks etc. at city level subject to approval of Competent Authority
  • Return of the prescribed built up space/ Dwelling Units for EWS/LIG Housing component to the DDA as per the policy.
  • Timely completion of development and its maintenance with all the neighbourhood level facilities i.e. open spaces, roads and services till the area is handed over to the Municipal Corporation concerned for maintenance. The deficiency charges if any, shall be home by the DE at the time of handing over of the services to the Corporation.

Land Use Distribution of the total Land of the Zone under Land Pooling Policy
The Land Use distribution at the city level for the urbanisable areas in the urban extension adopted for this policy is as under:

Gross Residential: 53% (For every 1000 ha of Land Pooled, the gross residential distribution provides approximately 50,000 DU’s for EWS housing.)

* Commercial: 5%
* Industrial: 4%
* Recreational: 16%
* Public & Semi-Public Facilities: 10%
* Roads & Circulation: 12%

  • The Recreational Land Use does not include green areas within the various gross land use categories.
  • The share of city level remunerative land to be retained by DDA shall depend on the categories/size of land pooled under this policy. DDA’s share in Residential Land shall vary between 0-10%, Commercial Land shall vary between 0-2% and entire Industrial Land of 4% shall be retained by DDA.

Norms for Land Assembly / Land Pooling under Land Pooling Policy
The Land pooling Model proposed for land assembly & development with Developer Entities are as follows:

  • The two categories of land pooling are Category I for 20 Ha and above and Category II for 2 Ha to less than 20 Ha.
  • The land returned to Developer Entity (DE) in Category I (20 Ha and above) will be 60% and land retained by DDA 40%.
  • The Land returned to Developer Entity (DE) in Category II (2 Ha to less than 20 Ha) will be 48% and land retained by DDA 52%.
  • The distribution of land returned to DE (60%) in terms of land use in Category I will be 53% Gross residential, 2% City Level Public / Semi-Public and 5% City Level Commercial. The distribution of land returned to DE (48%) in terms of land use in Category II will be 43% as Gross residential, 2% City Level Public/Semi-Public and 3% City Level Commercial.
  • DE shall be returned land within 5km radius of pooled land subject to other planning requirements.

Development Control Norms under Land Pooling Policy
Development Control Norms under the policy are:

  • Residential FAR, 400 for Group Housing to be applicable on net residential land which is exclusive of the 15% FAR reserved for EWS Housing.
  • Net Residential land to be a maximum of 55% of Gross Residential land.
  • FAR for City Level Commercial and City Level PSP to be 250.
  • Maximum Ground Coverage shall be 40%.
  • Density of 15% FAR for EWS population shall be considered over and above the permissible Gross Residential Density of 800-1000 pph.
  • Adequate parking as per norms of 2 ECS/100 sqm of BUA to be provided for Residential development by the DE. However, in case of the housing for EWS, the norms of 0.5 ECS/100 sqm of BUA to be provided.
  • Incentives for Green Building norms as per MPD-2021 to be applicable to Group Housing developed under this policy.
  • Basement below and beyond building line up to setback line may be kept flushed with the ground in case mechanical ventilation is available. In case not prescribed, basement up to 2 mts from plot line shall be permitted.
  • Sub-division of gross residential areas and provision of facilities (local and city level) shall be as per MPD 2021.
  • Local level facilities to commensurate with the density specified.
  • Tradable FAR is allowed for development. However, in case of residential use, tradable FAR can only be transferred to another DE in the same planning Zones having approval/licence of projects more than 20 Ha.