Sikandra Road wants to shed Lutyens' tag

Residents prefer unlocking value over preserving exclusive address

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If there is one address in India money may not buy, it is Delhi's Lutyens' zone. Less than 100 homes, built a century ago by the British, in the heart of the national capital are privately owned. Rest are occupied by top ministers, judges and military brass. In the past few deals, up to Rs 300 crore were paid for a bungalow here by businessmen and politicians who wanted a prize property.

But the residents of Sikandara Road, on the periphery of Lutyens Bungalow Zone (LBZ), want to be moved out so that they can unlock value of the coveted land. The LBZ area is governed by strict rules to check density and concretisation.

The bungalows here sit on about 12,000 square yards of prime land. Some of the properties are decades old and have not been repaired for years. However, stringent restrictions on construction prevent the residents from renovating their homes.

Families of businessmen, who live here, have expanded with the time. But a complete ban on new construction forces them to live in crowded spaces. The billionaire residents say with the metro station and increasing traffic, this boulevard has been reduced to an ordinary bungalow zone, losing all the exclusivity. They now want government to allow them to build multi-storey houses here.

Representatives of the local Residents Welfare Association (RWA) wrote to the Delhi Urban Art commission (DUAC), which had asked for suggestions before drafting new guidelines for development of LBZ.

The Lutyens' Zone has undergone many changes over the years. According to DUAC, the original district was 19.12 square kilometre. In 1988, it swelled to 25.88 square kilometre, and 28.73 square kilometre in 2003.

According to the latest report submitted by DUAC, on the behest of urban development ministry, the LBZ area is proposed to be reduced by 5.13 square kilometre to 23.60 square kilometre. Localities such as Jor Bagh, Bengali market, Sunder Nagar, Chanakyapuri and Golf Links are proposed to be excluded from LBZ. Once that happens, floor area ratio (FAR) can be reduced and real estate development can be allowed.

Real estate consultants said increase in FAR could unlock significant value. "Ground +3 structures, which are permitted in other colonies in the city, can come up here," said an investor in Delhi realty market.

However, despite many objections, DUAC has recommended that the triangular area within Sikandra Road, Tilak Marg and Bhagwan Das Road be kept under the LBZ. This triangle has several institutions and embassies apart from these bungalows.

The corner plot on the intersection between Bhagwan Das Road and Sikandra Road is occupied by the National School of Drama. There are embassies of Russia and Saudi Arabia facing Bhagwan Das Road. On Tilak Marg side, Iran Culture House, College of Arts and National Monuments Authority occupy the plots. The area is shown in Zone D3 under the category of public and semi-public facilities (institutional).

The residents say there are inconsistencies between the LBZ guidelines and the Delhi Master Plan 2021. While institutional areas are allowed an FAR of 150 under the master plan, the same is not allowed for institutional areas inside the LBZ. For bungalows, the FAR is 20 only. (See table).

"In the past five years, the area classified as Zone D3 has lost the very character of the Bungalow Zone considering that (Mandi House) metro station, along with an over-ground metro line, has mushroomed right opposite the residences of present objectors," the residents wrote in their letter to the DUAC. Referring to a report by former Lieutenant Governor Tejinder Khanna, they said, areas on both sides of the metro should be put for commercial use.

Vishvanidhi Dalmia, secretary of the RWA said, "In the absence of any categorical and express norms/rules, absolute discretion is being exercised by the government authorities whereby certain bungalows have been permitted to have a commercial FAR."

Dalmia also cited an example of land use norms being changed arbitrarily: National Monuments Authority's land use was changed from 'public and semi-public facility' to 'government office'. As a result, a multi-storey structure is being built on the plot.