'Realty' check! lutyens' Bungalow Zone shrinks by 5.13 sq km

lutyens’ Bungalow Zone (lBZ) is being shortened by 5.13 sq km as the Government wants to exclude Babar Road, Jor Bagh, Golf links, Sundar Nagar, Bengali Market, Ashoka Road, Mandir Marg, Panchsheel Marg, Sardar Patel Marg and parts of diplomatic area in Chanakyapuri from it. However, the Supreme Court and its adjoining areas are likely to be added to the lBZ. 

Since the areas falling in lutyens’ zone are regulated by separate building norms restricting the level of construction there, the move to remove them from the lBZ would mean that these areas will come under Building Bylaws applicable to the rest of Delhi. It would be possible to build high-rises in this area which could lead to a real estate boom that would benefit the real estate sector. 

However, there is a proposal to restrict the height of buildings that will come up in the area to 12 metres and the number of dwelling units from one to four, depending upon the size of the plot. Even though building seven floors, including a three-level basement for parking, will be allowed, the overall building height (from the basements to the top floor) shall not be more than 32 metres. However, the basements will not be included in floor area ratio (FAR).

According to a report submitted by the Delhi Urban Art Commission (DUAC) to the Union Urban Development Ministry on August 12, the lBZ area is proposed to be reduced by 5.13 sq km to 23.60 sq km from the present 28.73 sq km.  

The SC, which was removed from the lBZ in 2003 is now proposed to be included in the lBZ. The Ministry has sought suggestions on this from the public by October 15.

This is the first time that views of the public are being taken into consideration before demarcating the lBZ. This was not done when the first and second demarcation was done in 1988 and 2003, respectively. The lBZ area of 25.88 sq km, demarcated for the first time in 1988, was expanded to 28.73 sq km in 2003 by including areas such as Babar Road, Bengali Market, Sundar Nagar, Jor Bagh, Panchsheel Marg and parts of diplomatic area in Chanakyapuri.

The DUAC has proposed keeping the lBZ boundary close to the original one envisaged by Sir Edwin lutyens in 1912 while removing the commercialized areas/modern colonies which do not bear any resemblance to the lBZ, and retaining green areas which were included in the lBZ in 1988.

On a direction from Urban Development Minister Venkaiah Naidu to put up proposals for the fresh demarcation of lBZ in public domain, the department uploaded the report on its website and has sought views from the public. 

In the proposed development, control norms for residential bungalows, FAR of 20 with 12.5 per cent ground coverage, is suggested while in the present guidelines FAR is not specified. Basement has been proposed to be allowed within the building line, only for household storage and car parking. 

For development or redevelopment of plots/premises for non-residential purposes, it is proposed to apply the norms of Master Plan for Delhi-2021 and Delhi Building Bye-laws, 1983.

Representations being received in the Ministry of Urban Development largely relate to allowing construction of additional floor/dwelling unit within permissible height, allowing basements in the existing residential plots, excluding post-Independence residential plotted development colonies like Bengali Market, Babar Road, Golf links and applying development control norms of MPD-2001/2021. The DUAC report will be examined after receipt of comments, views, suggestions and objections from the public.