Delhi Master Plan (MPD-2021) – Highlights & Zones

Delhi Master PLan 2021 image

Delhi Master Plan – Highlights

Major Highlights of the Delhi Mater Plan – 2021

A good amount of constructive and creative thinking was invested in the planning, the formulation and the intended implementation of Delhi Master Plan 2021. Reform and innovation, affecting population of Delhi in a positive manner were the factors considered.

Following are some important highlights of the project:

  • Incentivizing modernizing /re-development of old locations and buildings.
  • Restructuring physical infrastructure of Delhi via better augmentation and coordination of services and resources.
  • Proposal for Delhi’s Master plan, having planning till 2021, will be reviewed after every 5 years and the changing needs, requirements and aspirations of the city will be taken in to account.
  • Participatory approach – Getting the private sectored involved in development and assembly of land. Participation of the public in policy and implementation.
  • Re-development which is incentivized with the additional FAR, when applicable.
  • The influence zones – on the sides of the MRTS and major corridors of transport.

All major corridors have been identified by our expert teams and they have the depth of the knowledge about catchment areas, needs, business prospects, ROI etc. on such areas. The intending developers and investors and welcomed to contact us regarding detailed discussions as well as review of the possibilities.

  • Opportunities of organized group housing. Shifting from the former policy which was to restrict shelters to the low rise developments/ plotted developments only. Intent is to have and apt and optimal use of the available land.
  • The removal of the controls where they are not strictly required, especially the height restrictions regarding construction in some areas. It will help to utilize land in a better way, and also to create modern contemporary and the landmark structures in the city.
  • Enhancement of ground coverage.
  • Usage of private sector’s resources in order to develop housing/shelters for poor via rehabilitation program.
  • Re-categorization of the definition of the types of housing so that low cost housing is more visible, in order to encourage participation from all sectors.
  • Green Belt and Recreational areas – Should have coverage of 15 – 20% with respect to total land use. It may motivate the contemporary projects which can afford development of green cover and better amenities.
  • Mixed Uses: Liberalizing mixes use of the resources of land in some residential areas. It will also help to get optimal savings of resources through integration of the work-place, living and the transportation infrastructure.
  • Developing facility corridors: The development of facility/community centres along the major networks and corridors of transport.
  • Integrated freight complexes and the wholesale markets.
  • Providing for repair and service activities.
  • FSI/FAR enhancement


  • Modernization and Up-gradation of the industries that already exist in the city.
  • Inclusion and recognition of the new industries such as ITES/IT /IT related.
  • Enhancing the norms of FAR.



Following are some proposals which were included in draft of Delhi Master Plan:

  • Greater benefits and efficiencies via single Metro Transport Authority.
  • Greater synergy – Transportation and land use.
  • Addressing the parking problems in the city. Recognizing the fact that vehicle density is growing in Delhi. A policy in order to include private sector in the development of the parking spaces.
  • Developing the underground and multilevel parking space.
  • A multimodal system of public transport which is integrated in order to facilitate in the reduction of the private transport on road.
  • Using the existing network of roads optimally and developing link roads.
  • MRTS – Rail and road based.
  • Developing expressways, arterial roads, relief roads, and distributor roads in order to restructure the existing network of transportation.
  • Introduction of cycle tracks, disabled friendly and pedestrian friendly features in the arterial and the sub arterial roads.

Zone – H (North West Delhi-I)

  • Location, Background, Areas and Boundaries:

Under Master plan of Delhi 2021 put in to effect on 7-2-2007, the National Capital Territory of city of Delhi is divided in 15 planning zones. 8 of these are in the Urban Delhi (Zone A to Zone H), 6 of these are in the Urban Extension (Zone J to Zone N and Zone P), one for the river Yamuna and the area of river front (Zone O). The Zone H is also called North West Delhi-I. This zone has the area of 5677 Hectors.

The Zone H has residential localities which are well planned. The zone is located in between two main railway lines which are, a railway line in South West to Rohtak and a railway line in North East to Ambala. The famous TV tower, developed parks, Delhi Haat, and DDA sports centers having international standards are some main features of this zone. There is also a forest area which is protected and is known as Shalimar Bagh. The Rohini project parts I and II are also  included in Zone H, mostly in the Zones H7, H9 and H9.

Boundaries of this zone are as follows:

North-East: Zone C, Railway line which goes to Kamal.

West: Zone M, Rohini Phase III

North-West:  Zone M, Rithala STP and Nangloi drain

South-West: Zone G, Railway line which goes to Rohtak

Zone H has been developing before independence era. After independence it has been developing under MPD 1962, after that MPD 2001 and MPD 2021 now. This zone has a heterogeneous character in which the planned areas and unplanned areas have developed under norms of different plans co-exist.


  • Objectives and Statutory Provisions:
    • Those sub zonal / zonal plans which are already approved in conformity with Master Plan will continue for areas where Zonal plans have not yet been approved. Zonal plans in form of the structure plan will be prepared in 12 months of approval of the MPD 2021
    • The Zonal Plan was prepared under the Secion-8 and was processed under the Section-10 of Delhi Development Act of 1957. Modification of use of land should be processed under the Section-11 (A).


  • Zonal Development Plans approved earlier:
    • According to the MPD 62 this zone included subzones H1 to H8
  1. Area under the Sub Zone H1 to H6 2,980.70 Hectors.
  2. Area under the Sub Zone H7 to H9 2,400.30 Hectors.

Total                                                                              5,381.00 Hectors.

However, according to the MPD 2021 total area of the Zone H is 5677 Hectors.

Zonal Plan of the zone H in the framework of MPD 2001 was approved by the Government of India, Ministry of the Urban Development through notification 13011/7/DDIB, DT. 26.5.6

  • Zone H Special Characteristics:

Significant features of Zone H are:



  • The Rohini Project (Phase 1 and 2):

DDA approved the Rohini sub city project in 1980. It is largely a residential project having an area of 2497 hectors in the North West Delhi. It is located about 15 kilometers from the Connaught Place in the continuation of the Shalimar Bagh and the Pitampura residential scheme. This area is situated on Outer Ring Road between two major corridors of traffic – G.T Road with the railway line to Rohtak road and kamal road.


  • Dilli Haat and T.v Tower:

T.V Tower is a major destination in this zone. TV Tower Complex is in vinicity of the District green. The tower complex had dominating features with tremendous special and visual qualities. Casual shopping, an informal organized eating place, activities like Dilli haat are coming in this complex.


  • The Netaji Subhash Place Complex and the Manglam Pace District Centers:

These are the hub of the commercial activities and they include a number of shopping malls, hospitals, offices etc.


  • DDA Sports centers and District parks:

Besides, this Zone has picnic huts, district parks and Orchards in the Rohini Scheme. There is also a DDA sports complex close to the T.V tower and it is among the best sports centers and has International standards. Rohini and Ashok Vihar also have the DDA Sports Complexes.


  • Shalimar Bagh:

This is a protected forest which falls in the Zone H. Shalimar Bagh is the historical garden form the Mughal period and Sheesh Mahal was found in the center of it. There is a tank and well adjacent to the Shalimar Bagh but they are under some serious deterioration. ASI is protecting both these but the well is under the joint ownership of the DDA and ASI.


  • Western Yamuna Canal:

The Western Yamuna Canal runs parallel to the Kamal Delhi railway line and divides the zones H4 and H5.






  • MRTS Corridor:

First phase of the MRTS passes from the zone and covers Rithala to Inder Lok. It has considerably improved the zones connectivity


  • District Courts, Rohini:

The district court (3 hectors) is situated on junction of the Road number 41 and the Outer Ring Road.


  • Residential Areas:

Majority of Residential colonies/areas are planned well like Ashok Vihar, Shalimar Bagh, Pitampura, Wazirpur and different Co-operative societies. Following categories of housing exist in this zone:

  1. Residential (Gr. Housing and Plotted) areas which are developed by the DDA.
  2. Co-op. House building societies in Pitampura.
  3. op Group Housing Schemes in Rohini phase 1 and 2, and Pitampura
  4. The plotted development in Rohina Registrant scheme – 1980
  5. The resettlement colonies
  6. Residential and rehabilitation colonies which were built pre 1962
  7. Urbanized Villages.
  8. The unauthorized colonies now regularized


  • Industrial Areas

The industrial areas developed according to the plan, include Lawrence road, Mangolpuri and Wazirpur.  These were developed according to the Zonal Plan. Unplanned industrial sites include Haider pur Village, Rithala Village and Shalimar Village, according to the MPD 2021.


Zone – J (South Delhi – 2)

This zone is situated in South Delhi and is bounded by Badarpur, Mehrauli road in North, National Highway Number 8 in West and the National Capital Territory of Delhi’s boundary in South and the East. According to the MPD 2021, total area of this zone is approximately 15,178 Hectors. The Regional Park in this Zone is on an area of 6,200 Hectors. 30 census towns/ villages also fall in this zone.






Proposed breakup of the Land use of the Urban extension Area:
Land Use Area in Hectors Percentage  
Commercial Area 413 5  
Residential Area 4547 55  
Government offices 165 2  
Public and Semi Public 827 10  
Use Undetermined Area 165 2  
Circulation Are Area 912 11  
Recreational Use Area 1239 15  
Total 8268 100  



Zone – K (South West Delhi)

The Dawarka sub-city is part of the Zone K and it forms part of urban extension plan which was approved by the Authority according to the Master Plan of Delhi of 2001.

In order to accommodate projected population the urban extension plan came in to existence and it was conceived to be developed in four phases and Dawarka sub-city forms the part of Phase 1 A of this urban extension plan.


Boundaries, Area and Location:

Dawarka sub-city is located in South-west of Delhi and it forms the part of Zone K. The area of Zone K is 12,056 hectors. Bounded by the Najafgarh Road in North West, the Pankha Road in North East, Rewari Rail way line South-west and Najafgarh drain in the West.

Sub-city has a total area of 5,648 hectors. The Mathura-Jullandhar pipeline of oil bisects it underground, into the Phase 1 being on North East and the Phase 2 being on South West. The phase one has an area of 3652 hectors and the phase 2 has an area of 1996 hectors.

Following uses of land will be distributed under the Urban Expansion:

Commercial Area 3 – 4
Residential Area 45-55
Industrial Area 6 – 7
Circulation Area 10 – 12
Public & Semi Public Facilities 8 – 10
Recreational Area 15 – 20


Zone L:

As per the Master Plan of Delhi 2021, L zone is located in the West Delhi and is identified by the DDA and the urban development ministry in order to make it one big sub-city in the future for providing accommodation for more than 2 million people.  L Zone is not located too close to South and West Delhi but it also has a boundary with millennium city in Gurgaon. The L Zone Dwarka is probably going to be the most wanted residential area in future, because of having proximity to Metro Train, IGI Airports, Dwarka expressway, AIIMS and IP University. DDA also has plans to build the Delhi’s largest Golf Couse in this Zone in order to offer a high living standard to everyone.

Delhi in total is spread over and area of 1483 sq. km. and urban Delhi is more than 702 sq. km. Remaining land of the 780 sq. km. has been unlocked in the Delhi Master Plan of 2021 under fiver zones which have names Zone J, Zone K1/K2, L, M, N, and P2.

Zone L is considered to be a main hub of population in near future. This zone has an area of 22,979 hectors. It is situated in South West Delhi and therefore is quite close to South Delhi. Boundary of Zone L is shared with Gurgaon and the IGI Airports is quite close too. The zone has excellent amenities, because of the rising standard of living of a metro city life. This zone will also have access to the larges Golf Course in Delhi. NH 10 Railway line and Rohtak road surrounds the area in North and by the Dawarka City in east. As it is the most well connected zone of Delhi, Zone L is sure to be the most sought after Zone in coming years. Zone area is considered to be an area to ease the space related problems which area issued in city. This is the ideal time to invest in the property in Zone L.

Alongside boundary of NCT Delhi, green belt has been recognized. It includes the remaining villages bordering the NCTD boundary according to MPD 2021. Under provision of the master plans of 1962 and the 2001, the farmhouses had permission, however now according to the directions of the Delhi Government about 900 acres of green belt. Approximately 900 acres of area has been allotted by the L Zone for the water reservoir. It is expected that in near future, the L Zone will be the most sought after person in Delhi.

Role of DDA

The role of DDA is to declare area for land pooling and preparation of the sector plans. Imposition of the revenue maps on the approved zonal plans and the return of the plots to builders. Time bound development of infrastructure, Roads, Drainage and sewerage etc.

Highlights of Zone L

  • South West Delhi
  • Mid and high end projects likely developments
  • Farm house projects might be encouraged by the huge green belt on Haryana-Delhi border.
  • It is very close to the airport
  • Expressways of 100 meter width
  • Density Sparse
  • Urban development will be low rise and high density.







Proposal Land Use in Zone L

  Proposed breakup of the Land use of the Urban extension Area:
S. No  Use  Area in Hectors  Percentage  
1 Commercial  Area 600 5.17  
2 Residential Area 5344 46.03  
3 Industrial 641 5.52  
4 Government offices 658 5.67  
5 Public and Semi Public 1800 15.50  
6 Utilities 129 1.11  
7 Transports 930 8.01  
8 Recreational Use Area 15.9 13.00  
Total Total 11611 100