Union minister of urban development Kamal Nath has proposed constituting an expert committee to examine the possibility of enhancing the floor area ratio (FAR) in Delhi so that more skyscrapers can come into existence. According to him, there is an inefficient use of urban land in Delhi, at present. Realty Plus debates whether vertical growth, by way of increasing FAR, will provide the answer to decongest Delhi...

PANKAJ BAJAJ, MD, Eldeco Infrastructure and Properties & President Credai- NCR

The issue has two parts- the proposed density in the newer areas to be opened up for development under MPD 2021 and the redensification of population in existing developed parts of Delhi. For the newer areas like Najafgarh, Narela , Rohini Extension, I think there is no doubt we should plan for high density mixed used use high FAR format. Not only will it ease the pressure of urbanisation for future land requirements but can also proven to be an environmentally better solution.

However, going vertical in the existing areas of Delhi and increasing the density of population is a mixed bag. Already, the civic infrastructure is overstretched particularly in terms of parking, water availability, and availability of road space and open areas. Increasing the density in such areas by adopting higher FAR without first strengthening the infrastructure manifold should be avoided.''

RAMESH MENON, Director, Certes Realty Ltd & Director Delhi-masterplan.com:

If Delhi has to plan for an additional population of 10 million over the next 10 years, growing vertical is essential to accommodate more dwelling units (DUs) per acre. Detractors cite the seismic zone, facilities & amenities, height restrictions, infrastructure, water & power and all such arguments against the motion. But the fact remains that if Delhi has to factor in the incremental population while planning the urban infrastructure for the next decade & beyond, you can't wish away the migration.

Most migrants aren't looking for tall buildings, which are 20 storeys & above. We have to pragmatically plan ground + 3 structures or stilts + four structures which can accommodate more DUs per acre, than what it is now (the benchmark cannot always remain the Luytens Delhi).

When talking of new areas like zone N & L, surely infrastructure can be planned in advance, to suit the amended higher density. Let this be noted that higher density, relaxation in FAR and height norms do effectively bring down the cost of project acquisition. Why not allow higher ground coverage to create projects which are not super tall structures, but a mushroom development of well planned low rise buildings?

MPD 2021 allows high density developments alongside the new infrastructure, like the UER I & II. The licenses can be allowed with caveats for housing for the poor too, who deserve modern infrastructure. The basic tenet of going vertical should be to generate higher supply, which would wean away the buying public from the unauthorised settlements, which are nothing but a ruse of the unscrupulous to work the rules in their favour.

Santhosh Kumar, CEO - Operations, Jones Lang LaSalle, India:

Delhi, being the capital of the country, has been the prime centre for people to come and settle down from other places of the country. The advent of commercial growth has further pressurised the land available, with the present population touching 1.7 crore.

In the light of above, to sustain the growth, growing vertical is one of the best ways. The suggestion made by the minister of urban development Kamal Nath regarding the need of vertical growth has come at a right time. He is right when he says that there is a lot of congestion in central areas and FAR has scope for being increased. There are three basic reasons to support such a move. Firstly, the land prices have been increasing by the day. With limited land, there is tremendous pressure which makes the prices unaffordable. Increase in the FAR would go a step in solving this problem. Secondly, the vertical growth will allow the land to be freed for infrastructural growth. Thirdly, this will decongest the areas which are struggling to accommodate the ever increasing population. Having said the above, it is also important to ensure that the above growth is not at the cost of the overall character and skyline of the city. Secondly, measures should be taken to ensure that the infrastructural development is in tune with the vertical growth so that the pressure on the civic amenities like water and electricity is not increased further.

A K JAIN, Former Commissioner (Planning), Delhi Development Authority (DDA):

As per Delhi Master Plan 2021, limit for residential and commercial developments has been lifted, subject to approval of Airport Authority of India, Delhi Urban Act Commission and Fire Department. The Master Plan envisages high density compact development with 50 per cent enhanced Floor Area Ratio (FAR) for areas falling within ½ km of Metro Line.New development, making use of this relaxed FAR, can come up in new sub cities like Rohini Extension, planned under Delhi Master Plan 2021. And private builders can play a vital role in this regard.''