GROUP HOUSING- BYELAWS AND

NORMS


&
MASTERPLAN ANALYSIS
-DELHI
-GURGAON
Aamer Bhura, Atia Khursheed, Nadia Ali, Noaina Hasan Khan,
Reema Khan, Sadique Jameel, Tanzeel Ahmad, Zunoor Faisal

"A Master Plan is the long term perspective
plan for guiding the sustainable planned
development of the city.
Delhi, also known as the National Capital Territory of India is a metropolitan
region in India. Such is the nature of urban expansion in India that its growth has
expanded beyond the NCT to incorporate towns in neighboring states.
And is the largest urban agglomeration in India by land area and population. It is
also the 2nd most populous city on the planet.

WHY ?
Growing at an unprecedented pace, the city needs to be able to integrate its
elegant past as well as the modern developments into an organic whole, which
demands a purposeful transformation of the socio-economic, natural and built
environment.
The city will be a prime mover and nerve centre of ideas and actions, the seat of
national governance and a centre of business, culture, education and sports.
INTRODUCTION TO
MASTERPLAN DELHI
2021
(a) Land Policy:
(b) Public Participation and Plan Implementation:
(c) Redevelopment:
(d) Shelter:
(e) Housing for poor:
(f) Environment:
(g) Unauthorized Colonies:
(h) Mixed Use:
(i) Trade & Commerce:
(j) Informal Sector:
(k) Industry:
(l) Conservation of Heritage:
(m) Transportation:
(n) Health Infrastructure:
(o) Educational Facilities:
(p) Disaster Management:
(q) Provision of Sports Facilities:
(r) Focus on Infrastructure Development:

MAJOR HIGHLIGHTS OF
MPD - 2021
Present population
(2011) : 163 lacs

Estimated population by
2021 : 230 lacs

Geographical area:
148300 Ha

Built up Area :
70162 Ha


ZONE-A
ZONE-B
ZONE-C
ZONE-D
ZONE-E
ZONE-F
ZONE-G
ZONE-H
ZONAL MAPS OF DELHI
S.NO ZONE NAME OF ZONE AREA (Ha) % OCCUPIED
1 A OLD CITY 1159 0.78 %
2 B CITY EXT (KAROL BAGH) 2304 1.56 %
3 C CIVIL LINES 3959 2.68 %
4 D NEW DELHI 6855 4.65 %
5 E TRANS YAMUNA (EAST
DELHI)
8797 5.97 %
6 F SOUTH DELHI 1 11958 8.11 %
7 G WEST DELHI 1 11865 8.05 %
8 H NORTH WEST DELHI 1 5677 3.85 %
9 J SOUTH DELHI 2 15178 10.30 %
10 K1 WEST DELHI 2 5782 3.88 %
LAND USE ALLOCATIONS
S.NO ZONE NAME OF ZONE AREA (Ha) % OCCUPIED
K2 DWARKA 5408 3.67 %
11 L WEST DELHI 3 22820 15.49 %
12 M NORTHWEST DELHI 2 5073 3.44 %
13 N NORTH WEST DELHI 3 13975 8.87 %
14 O RIVER YAMUNA 8070 5.47 %
15 P1 NARELA 9866 6.69 %
P2 NORTH DELHI 8534 5.79 %
TOTAL AREA 147280 100 %
LAND USE ALLOCATIONS
Residential
Residential areas & foreign
allocations
Commercial
Retail & business, wholesale & hotels
Industrial
Manufacturing & service
Recreational
Parks & historic monuments
Transportation
Airports & terminals, depots (rails &
bus), circulations
Utility
Water, sewage, electricity & solid
waste& drain
Government
Estates, parliaments, offices, courts &
future governmental land use
Public & semi-public facilities
Hospitals, educational, police, fire
stations, religious, cultural complexes
Green belt-water bodies
Nurseries, agricultural greens, rivers
& water bodies.

LAND USE ZONES
LAND USE % OF LAND
RESIDENTIAL 45-55
COMMERCIAL 4-5
INDUSTRIAL 4-5
GREEN/RECREATIONAL 15-20
HOSPITALS & EDUCATION 8-10
CIRCULATION 10-12
LAND USE DISTRIBUTION FOR
EACH ZONE
LAND USE FACILITIES
NO OF
UNITS
PER UNIT AREA
(SQM)
TOTAL AREA
(SQM)
HOUSING AREA
( POPULATION-
5000)
CONVENIENCE
SHOPPING
1 1000 1000
TOTLOT 20 125 2500
HOUSING AREA
PARK
1 5000 5000
HOUSING AREA
PLAYGROUND
1 5000 5000
ANGANWARI 2 200-300 400-600
HIERARACHY OF URBAN DEVELOPEMENT
Special approaches incorporated for unauthorized housing colonies through
redevelopment & redensification.
DDA believes future requirements of shelter provision will be dominated by
small dwelling units.
In this view, plotted residential development will be discouraged.
Opening for private sector involvement for mixed development of housing.
Planning norms, land use zoning, FAR and building controls to play foremost
importance in design and approval of new developments.
Housing strategy to promote efficient utilization of land & space with
improved residential density.
HOUSING STRATEGY
Based on the morphology, living conditions and legal status, housing in Delhi
and NCR can be classified into seven types:
Homeless
JJ Cluster
Resettlement Colonies
Walled city and extension

Regularized &
Unauthorized colonies
Urban Villages
Planned colonies
Some popular DDA and MPD Housing Schemes of the past include New
Pattern Registration Scheme :
1. Janta Housing (offers house registrations for the EWS - Economically
Weaker Section)
2. LIG (Low income group)
3.MIG (Middle income group)
4.HIG (High income group)

Areas allotted to different housing patterns:
SLUMS/EWS UPTO 30 SQ.M 600 DU/Ha
LIG 30-40 SQ.M 500 DU/Ha
MIG 40-80 SQ.M 250 DU/Ha
HIG ABOVE 80 SQ.M 175 DU/Ha
Plots for group housing should be located on roads facing a minimum width of
18 m Right of way i.e ROW.
Additional floor area up to a maximum of 400 sq.m shall be allowed to cater to
community needs such as community / recreational hall, crche, library, reading
room and society office. In addition to above 100sqm area shall be permissible
for senior citizen recreation room.
Minimum 15% of FAR or 35% of the dwelling units, whichever is more, are
constructed for Community-Service Personnel / EWS and lower category. Such
flats should have a carpet area between 25-40 sq.m
Ground coverage up to 40% may be allowed to achieve low-rise high-density
housing without lifts.
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 and shall be counted towards height.
Basement, if constructed, and used only for parking, utilities and services shall
not be counted towards FAR.
INTRODUCTION TO GURGAON-MANESAR MASTER PLAN - 2031
Gurgaon is a city in India and is a leading financial and industrial center,
situated in the National Capital Region near the Indian capital New
Delhi in the state of Haryana.
The new Master Plan-2031 of Gurgaon - Manesar Urban Complex will
bring in more areas for infrastructural development.
The new Master Plan-2031 has mainly focused on three different issues:
(i) Non-grant of licences on the certain land patches in Gurgaon
Manesar Urban Complex (GMUC),
(ii) De-freezing of the SEZ zone, and
(iii) Relaxation for development of Town planning scheme in Sector 16,
Gurgaon.
According to the new master plan, the land reserved for special
economic zones (SEZ) has been annulled and this land will now be
allotted to builders to make houses, malls, hotels and office complexes.
The total area of the Gurgaon district is 1253.07 sq km and, the
population of the city of Gurgaon is 16 lac.
The new master plan approved by the Town and Country Planning
Department of the Haryana government has projected a population of
42.50 lac and a total urbanizable area of 32,988 hectares by 2031.
Gurgaon master plan was revised thrice in five years for 2021, 2025, and
finally 2031.
MASTER PLAN GURGAON - 2031
Land use Area in hectares
1. Residential 16010
2. Commercial 1616
3. Industrial 4613
4. Transport and
communication
4420
5. Public utilities

626
6. Institutional 2035
7. Open spaces 2775
8. Special zone 114
9. Defence land 633
Total land 32842
10. Existing town 406
11. Village abadies 478
Grand total 33726
PROPOSED LAND USE
In sector-68, a pocket of approx. 50 hectares of land
with density of 1125 persons per hectare has been
reserved for providing housing to low and medium
income group.
In order to absorb the impact of increased density
on the environment of the sectors, it is proposed as
under:-
a) The additional area for infrastructure shall be
provided in the already planned/developed
residential sectors to meet out the requirement of the
additional population.
b) The minimum width of the roads in a residential
colony/sector shall not be less than 12 metres.
c) The minimum area for parks/open spaces in a
residential colony/sector shall be planned in such a
manner that it shall meet the minimum norm of 2.5
square metres per persons.

DELHI
GURGAON
COMPARATIVE ANALYSIS
DELHI MASTER PLAN 2021
&
GURGAON MASTER PLAN 2031
The density may vary 10 % variation
permissible in all categories) for
specific categories as per given below:
Category

Area
(sqm)
Density
(DU/ Ha)

Slum / EWS
housing
Upto 30

600

Category I-
LIG
30-40

500

Category II -
MIG
40-80

250

Category III-
HIG
Above 80

175

DENSITY OF DWELLING UNITS ACCORDING TO ECONOMIC CATEGORIES
Category

Density
(DU/ Ha)

Slum / EWS
housing
_

Category I-
LIG
350

Category II -
MIG
225

Category III-
HIG
150

The density may vary 20 % variation
permissible in all categories) for
specific categories as per given below:
Minimum size of plot
3000 SQ.M

Maximum Ground
Coverage
33.3%

Maximum FAR
200

Height
NR

Parking
2.0 ECS/100 sq. m
built up area
Minimum size of plot
20,000 - 40,000 SQ.M

Maximum Ground
Coverage
35%

Maximum FAR
175

Height
NR

Parking
3.0 ECS/100 sq. m
built up area
GENERAL
COMPARISON :
S.N0. PLOT SIZE
(Sqm)
Front
(m)
Rear
(m)
Side
(m)
1 Below 100 0 0 0
2 Above 100 and
upto 250
3 0 0
3 Above 250 and
upto 500
3 3 3
4 Above 500 and
upto 2000
6 3 3
5 Above 2000 and
upto 10000
9 6 6
6 Above 10000 15 9 9
FRONT OPEN
SPACE(MINIMUM)
-CLAUSE 8.2.1.1 OF NBC
(PART III)
ROAD
WIDTH(M)
FRONT
OPEN
SPACES(M)
<7.5 1.5
7.5-18.0 3.0
18.0-30.0 4.5
>13.0 6.0
BUILDING LINES
Depth of Plot Min. Set back
from boundary
of the plot
Up to 10 mts 1 m
Above 10 m and up to 20 m 2
Above 20 m and up to 30 m 3
Above 30 m and up to 40 m 5
Above 40 m and up to 50 m 7.5
Above 50 m and up to 60 m 9
Above 60 m 12.5
No construction work of a building
shall, however be undertaken within
4.5 m from the center line of any
street as determined by the
committee .
Rear set back
Every building shall have a rear set
back of a minimum width of 3 m.
Side Set back
Every semi detached building shall
have a permanent open air space,
forming integral part of the site of
not less than 3 m in width on the
side(s) .
BUILDING LINES
There are two criteria for deciding the
building height
2. Based on angle from centre of road;
MAX. PERMISSIBLE BUILDING HEIGHT
Angle of elevation < 45-63.5

1. Based on road width and front open space;
MAX. PERMISSIBLE BUILDING HEIGHT
Hmax <1.5(Wroad + Wfront)
Road
Centerline
Wroad Wfront
Road
Centerline
45-63.5
4. Height to Plot Width ratio as per NBC;
Height/plot width(smaller) <1.3
-Max. Permissible height = 1.3 x plot width(smaller)
3. Boundary walls;
MAX. PERMISSIBLE HEIGHT
-1.5m ABOVE THE LEVEL OF THE ROAD CENTRE LINE
Vertical columns for stiffening and strengthening of wall
-3m CENTERS MIN. Spacing
5. Length to width ratio as per NBC;
LENGTH/WIDTH <1.66
Length of building shall not be more than 150m
and with a construction gap at every 30m interval
PERMISABLE HEIGHTS OF BUILDINGS :
Covered parking In addition to open parking provided, if any, the covered
parking per dwelling unit shall be as follows:
Up to 75 sq. mts. = 06 sq. mts.
Above 76 sq. mts. = 35 sq. mts.
Parking under stilts
and basement
Area under stilts and basement shall not be counted towards
F.A.R.
S.no Type of Parking Area in
sqm.
per ECS

1. Open 23
2. Ground floor covered 28
3. Basement 35
6. Stilts 30
S.no. Use Premises Permissible
Equivalent Car
Spaces (ECS) per
100 sqm. of floor
area
1. Residential 2.0
2. Commercial 3.0
3. Public and Semi-Public-
Facilities
2.0
PARKING STANDARDS
A four level basement is permitted.
About 15% of the area may be reserved for generator set for the captive power
generation and electrical sub station.
This basement area is to be segregated from the main block of the building
through a permanent wall.
Rest of the area can be used for basement parking purposes only. Entry to the \
basement shall be from inside of the building.
1.5 equivalent Car Space (ECS) for each dwelling unit will be required. Also
minimum 75% of car parking is to be provided in the form of covered parking.
Basement shall not be counted in FAR.

BASEMENTS :
Basement in the group housing schemes shall be permitted upto the building
envelope line subject to that the maximum area , shall not exceed the
building envelope area and with subject to the restriction that at one level the
basement area is not to exceed equivalent to permissible ground coverage
and the remaining would be taken in the lower level of the basement.
That the basement area outside the ground coverage and below the stilts is
to be flushed with the ground and is to be ventilated by ,mechanical means
of ventilation.
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 and shall be counted towards height.
Basement, if constructed, and used only for parking, utilities and services
shall not be counted towards FAR.
BASEMENTS :
FIRE SAFETY NORMS :
All buildings shall conform to the provision of part IV of the BIS (National Building)
Code, and shall be provided with adequate arrangements to over come fire hazards to
the satisfaction of concerned authorities.
Type of the Building/Occupancy Requirements
1. Apartment buildings below 15m in height NIL
2. Apartment buildings exceeding 15m in height Wet Risers and (or)Down
Comers
3. All basements, sub-basements having special risks like
storage of hazardous and explosive material in a
building 15m and above
High Pressure Water Spray
or Foam Sprinkler
System.
4. Apartment buildings 15m and above in height
irrespective of floor area
Wet Risers and (or)Down
Comers
Habitable Room:
No habitable room shall have a floor
area of less than 9.5 sqm.
The minimum size of a habitable
room for the residence of a single
person shall be 7.5 sqm .
The maximum height of the rooms in
the residential buildings shall not be
more than 4 m.
Habitable Room:
The height shall not be less than 2.75
m. In case of air conditioned rooms
not less than 2.4 m.
The area shall not be less than 9.5
sqm.

Kitchen
The area of kitchen shall not be less
than 4.5 sqm with a minimum width of
1.5 mtrs.
The room height of the kitchen shall
not be less than 2.75 mtrs.
Kitchen
The area shall not be less than 5.5
sqm with a min width of 1.8 m.
The height shall not be less than
2.75m.

BUILDING LAYOUT :
Bathroom and Water Closets
The size of a bathroom shall not be less than 1.8 sqm with a minimum
width of 1.2m.
The minimum size of water closet shall be 1.1 sqm with a minimum
width of 0.9 m. If it is a combined bathroom and water closet , the
minimum area shall be 2.8sqm with a minimum side of 1.2 m.
The height of a bathroom or water closet shall not be less than 2.2 m.

Bath room and Water Closets:
The size of the bathroom shall not be less than 1.5x1.12 m or if it is a
combined bath and water closet , its floor area shall not be less than
2.8 sqm with a minimum width of 1.12 m.
The minimum floor area of a water closet shall be 1.1 sq. m. , the
smallest side being 0.95m.
Community Facilities No. Per Unit area
(ha)
Total unit area (ha)
Milk booth - As per Standard norms (in LSC)
Banquet Hall 1 0.08-0.2 0.08-0.2
Religious Building 2 0.04 0.08
Housing Area Play Ground 2 0.5 1.0
Neighborhood play area 1 1.0 1.0
Anganwari 2 0.02-0.03 0.04-0.06
Tot lot @ .50 sq.
m./person
- 0.0125 0.5
COMMUNITY FACILITIES :
Community Facilities No. Per unit area Total area
Housing Area Park 2 0.5 1.0

Neighborhood Park 1 1.0 1.0
Dhalao including segregation
facility
1 0.02 0
Underground Water tank 1 0.2 0.2
Local level waste water
treatment
Wherever feasible
Three wheeler and taxi stand 604
Tot lot @ .50 sq. m./person 0.04 0.04
Service Required For
Hospital 50 bedded hospital for 1 lac population.
OR
One no. 200 bedded hospital for towns having
population for every 5 lacs. 1 for every town to be
constructed.
Public library Only one for towns having population up to 2.50
lacs.
OR
One for towns having population more than 2.50
lacs.
Nursery school Land for one no. in each sector and one built up
nursery in each EWS colony after 4 sectors
COMMUNITY FACILITIES :
Primary school Land for 1 no. primary school for 5000 population
and every 4
th
built up school.
Higher secondary
school
Land for 1 no. school for every 10,000/15000
population and every 4
th
built up school.
dispensary Land for each sector and one built up dispensary
for every two sectors.
Community center

Land and building in every sector
Police posts

One in each sector

Milk booth

2 nos. in each sector.

THANKS
THANKS
THANKS