Delhi Master Plan 2021


Delhi has witnessed a huge gap between demand and supply of housing units. When the Delhi Master Plan was reviewed in 2006, it was observed that 35 lakh housing units were required whereas the DDA provided only 3.5 lakh units. DDA has acknowledged the facts that lack of infrastructure and acquisition of land in Delhi have affected the process of meeting the demand. As a result, people were forced to live in unauthorized colonies where the land is still agriculture.

In fact, development in Delhi is regulated by large scale Land acquisition Development & Disposal Policy dated 02.05.1961. DDA was assigned to develop the land according to the need of Delhi, but land acquisition and planned development have not kept pace with the increasing demands. The process of acquisition is challenged by the land owners due to low compensation than the market value.

The Government has realized these facts and notified a new plan known as MPD 2021 vide Gazette Notification No. SO 141 dated 07/02/2007. The plan focuses primarily on optimum utilization of available resources, both public and private in land assembly, and housing. For the first time in Delhi, DDA has been kept away from the process of land acquisition and private builders/farmers/societies have been allowed to come forward and buy or assemble the land in notified zones and designated pockets which are meant for residential use.

Delhi is spread in over 1483 square kilometers and the Urban Delhi is over 702 square kilometers. The remaining land of 780 square kilometers has been unlocked in the Delhi Master Plan 2021(MPD 2021) under Five Zones with names Zone J, K1/K2, L, M, N, & P-II.

The Mega City Story

  • All zones to be developed as Integrated Townships with abundance of greens.
  • 4 new university campus contained in MPD 2021 in the new zones.
  • 200 hectares of International Class Sports Complexes.
  • Integrated Office Complex in each zone.
  • New norms for commercial re-development of Industrial areas and development of Hospital Industry.


Sr.No Location of Zone Name of Zone Area in Hectare Residential
 1 North Delhi Zone P-II 8534 3293
 2 North West Delhi Zone N 13975 4704
 3 West Delhi Zone L 22840 5344
 4 West Zone K 1 & K2 5782 & 6408 2787
 5 South Delhi Zone J 15178 4547


Plotted development is out and high-rises are the way to go. The housing strategy for P-II zone incorporates development of new housing area as well as up gradation and redensification through redevelopment of existing housing areas including unauthorized colonies. In view of limited availability of land and increased requirement of housing, plotted residential development is being discouraged. The sub city when fully developed will provide housing facilities to over 4.22 lakh families from all income groups.

So where do the helipads come in? According to DDA, this zone is suitable for such development as it is far away from the air funnel. Three such complexes are proposed to be developed as landmark points in Delhi. There will be one each in PSP use zone, commercial use zone and residential use zone. According to designers of P-II zonal plan, these complexes of super tall buildings will be designed in such a way so that they can effectively tackle transportation and vehicular pollution in addition to releasing land for green spaces in abundance. “This will not only change the skyline of Delhi but also facilitate international investors to develop state of the art urban design projects. These complexes will also have helipad facilities which will provide direct accessibility to various cities,” officials elaborated.



Development Model

For planned development, all facilities such as roads, hospitals, police stations etc. will be provided by the Govt. To prevent DDA from clashing with the residential area, Govt. Has added a new chapter called Land Assembly Policy vide Clause No. 19 under Delhi Master Plan 2021 in which the DEs are required to surrender their lands to DDA and DDA will retain some portions of their lands for its own use depending upon the categories of land. The DDA has to meet the residential needs in the lands returned to the DEs and other requirements like roads etc. in lands retained by the DDA. The two categories of land that have been provisioned under land assembly policy are:-

 Road Map

  • Builders/Societies/Company/Individuals are required to buy the land from farmers or land owners (DDA is not involved in acquisition process of land) in designated Zones specially earmarked for residential needs. These lands are exclusive of Green Belts and Low Density areas.
  • Builders/Societies/Company/land owners are then required to surrender their assembled land to DDA and the DDA will return the land to the builder within the radius of 5 km considering the factors like roads, public utilities, hospital sites etc. provisioned in the sector plan.
  • Builders/Societies/Company/land owners are then required to prepare their lay out plans and start the construction.

 Role of DDA

  • Declaration of area for land pooling & preparation of sector plans.
  • Superimposition of Revenue Maps on approved zonal plans and return the plots to the builder
  • Time bound external development of Master Plans Roads, Sewerage, and Drainage etc.

 Role of Societies/Builders/DE/Land Owners/Companies

  • Assembly and surrender of land to DDA as per policy in the prescribed time frame.
  • Preparation of detailed lay out plans.
  • Timely completion of project.


  • According to MPD-2021, urban extension areas are to be planned with a density of 800-1000 persons per hectare on 53% as per Gazette Notification published on Sept. 2013.
  • Based on the area under consideration, the proposed population would be 19 lakh, including the existing settlements in P-II and 20 lakh in Zone L.
  • About 3,235 hectares P-II and 5,344 hectares in L Zone has been proposed for residential use.

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