How the New TOD Policy is Redrawing the Capital’s Skyline

Delhi is undergoing a historic shift from a horizontal, low-rise sprawl to a high-density vertical metropolis. The Delhi Development Authority (DDA) has fundamentally overhauled the Transit-Oriented Development (TOD) Policy to address the city’s twin crises of housing shortages and traffic congestion. By significantly easing the entry barriers for developers, the DDA is encouraging a "Walk-to-Work" culture centered around the Delhi Metro and the Regional Rapid Transit System (RRTS). The policy is essentially a bet that vertical, mixed-use living is the only sustainable future for a land-starved national capital.

Strategic Pivot: Why the Plot Size was Slashed

‍The most significant change in the 2024-2026 norms is the reduction of the minimum land requirement from 10,000 square meters to 5,000 square meters (with some specific mixed-use zones now allowing even smaller clusters of 2,000-3,000 sqm). The original 1-hectare requirement was criticized as "too rigid," as finding vacant, contiguous land of that size near established Metro stations was nearly impossible. By lowering the threshold, the DDA has unlocked hundreds of smaller, brownfield land parcels for redevelopment. This allows smaller local developers and even groups of residents to participate in the city's vertical transformation.

Unlocking Height: The 400 FAR Incentive

‍The "secret sauce" of the new policy is the jump in the Floor Area Ratio (FAR) to 400. In simple terms, this allows for the construction of towers that are significantly taller and denser than the standard 4-story builder floors common in Delhi. This high FAR is applicable within the "Influence Zone"—a 500-meter radius around Metro stations. Flagship projects in Karkardooma, Mayapuri, and Shadipur are expected to feature massive residential towers, Grade-A offices, and retail zones all within the same complex. This hyper-local density is designed to keep thousands of cars off the road by ensuring that daily needs—from gyms to groceries—are literally a lift-ride away.

Community Impact and Infrastructure Stress

‍While the policy promises modern living, it also introduces a mandatory 65% FAR for small dwelling units (under 100 sqm), directly targeting the affordable and middle-income housing gap. Furthermore, it mandates that 10% of the land be reserved for public green spaces, ensuring that vertical growth doesn't lead to a "concrete jungle." However, the sheer density will place an unprecedented load on Delhi’s aging utility networks. The Delhi Jal Board and power discoms are currently coordinating to upgrade sewage and power grids in these specific TOD zones to prevent infrastructure failure under the weight of 400 FAR developments.

‍