Introduction of Deen Dayal Awas Yojana (DDJAY)
Deen Dayal Jan Awas Yojana was an affordable housing scheme that was started in the year 2016. This scheme was aimed mainly at low and medium potential towns. This scheme was started by the government of Haryana. It was published under the section 9A of the Haryana Development and Regulation of Urban Areas Act, 1975 with premise for any other governing statute. This project was developed under the Public – Private Model, allowing the scheme to use the resources and the key attributes of both the Government and the private sector as well.
The project mains aim is pretty direct from its motto “Housing for all”. The project aims to provide housing for those who are not able to afford them through normal means due their financial status among many others. The project aims to reduce the percentage of the homeless and try to incorporate them into the GDP in a much better way. The plot will be made much more affordable due to much looser policy framework. The projects have a maximum of 7 years for completion from the date the license is approved.
Parameters and Guidelines
The project that fall under this scheme will have to follow a set of rules and guidelines to prevent misuse and to ensure that everyone has a fair chance. These projects will only be allowed in the residential zones and not in any other zone.
The plans of development in the low and medium potential towns of the state in these residential areas should not cross more than 30 percent of the net planned area and this includes the 20 percent limit that is allowed for group housing projects as well. In the case that the residential zone has an area less than 50 acres, one project is allowed to use a space of up to 15 acres. The minimum area would be 5 acres and the maximum would be 15 in this case. Also, not more than 10 percent of the licensed area should cover the sector roads. The license would be granted based on this policy and in the initial stages in restricted to only 20 percent of the group housing limit. However, of the planning crosses this 20 percent a maximum of 10 percent more can be allowed in the residential zone.
Key features of this project
- Only a maximum of 30 percent can be offered towards the projects planning in the residential area. The maximum plot area is fixed at 150 square meters. These plots can have the highest floor are ratio of two and the total ground used cannot cross 65 percent. The maximum and the minimum area that can be developed range from 5 to 15 acres respectfully.
- The developer can choose to pay the cost of the internal development works in agreement with the municipality at mutually negotiated rates. He also has the option of mortgaging these development plots but has to make sure that it does not cross more than 15 percent of the total area that can be sold as collateral with the concerned authorities. This would serve as a red flag to any more mismatching of information in the later stages. The licensing fee has been setRs 10000 per acre in the case of low potential towns and 1 lakh per acre in the case of medium potential towns.
- In this scheme, all the conversion charges and the infrastructure development charges have been dropped in the interest of being liberal. Not only this the External development charges have also been reduced drastically as well. The developers even have the option of mortgaging up to 15 percent provided that they are able to give a guarantee from the bank on the internal development works.
- These applications have to be submitted before a 90-day period starting from the date that he/she has been informed regarding the same. In the scenario where the number of applications that they get crossed the total number that has been allowed under the scheme, all the applicants who manage to fulfil the eligibility criteria fully will be given a chance to get a minimum of 5 acres. In the other case where the number of applicants is lesser then every single applicant would be checked and considered to receive the approval for the license. This would be in par with the minimum and the maximum area that can be allocated in consideration. The Director-General of Town and Country Planning have additionally been given the authority to increase the total allowed area for development by up to 40 percent.
- The developers would be provided with a letter of intent or rejection within a time period of 6 months after the date of applying. Until this letter isn’t given the applications would be given a status of ongoing status until the specified area has been allotted.
Planning and area attributes
The maximum area that can be allotted would be 150 square meters with the density of the people ranging240 to 400 people per acre of land. The maximum area that is allowed is 65 percent of the licensed area. The use of commercial area cannot exceed 4 percent of the licensed area. The maximum floor to area ratio cannot cross 2. The minimum width of the internal roads cannot be lesser than 9 meters. The minimum area under that has to be used as open space has to at least 7.5 percent of the licensed land. The entire area that is categorized under the organized open space cannot be given in a single area and this cannot cross 0.3 acres in any colony. There will be no separate EWS/NPNL plots given for the purpose of eliminating any cross-subsidy aspect. This would further help in preventing any negative affect on the basic cost or affordability of the plots because in that case it simply beat the whole purpose of the scheme. The grouping of these residential plots in the case of integrated zoning under the same developer will not be allowed in the colonies that have been approved in the same policy. The in turn helps in preventing the cannibalizing of these plots by a single developer. The project believes that everyone should have an equal chance in the case of developers as well which is one of the stand-alone features of this scheme and have inspired more developers to try this this similar scheme as well like affordable housing projects in Gurgaon many others
- There are some cases that are unique and where the actions are taken directly by the governing body. This is for an added sense of security in the fight to prevent the misuse of this scheme. These special policies ignore the above mentioned and are used only when the situation is critical.
- The first would be power of the Director to add any other condition that he/she seems fit. This is used as a measure so that the adequate resources that are allocated in terms of the infrastructure requirements reach the development site without any cuts and losses. This can also be used to ensure that the resources once reached are used properly and as per the safety and standard restrictions to ensure that the development is reliable and safe. It helps in preventing corruption by the middle men as well.
- The letter that is given for allotment and the sale purchase agreement that have been signed with the allotters or tenants should also have to include the all the term that are included in the policy. This is done in an effort to maintain complete transparency between everyone involved. This would also prevent any scope of any future misunderstanding in the later stages which can hinder the development process as well. This also means that the tenant would have the option of knowing it all so that he has a better sense of what he/she is getting into and prevents any chances of the developer scamming him.
- In order to make sure that the above-mentioned laws remain as effective as it is now as it is in the near future. It also means that the implementation of this policy is just as important as the policy itself. Al the necessary actions that have to implemented to ensure this can be taken by the state which is clearly mentioned in the Act/rules in which case immediate action can and will be taken in case of any foul play. These policies are sort of a fail-safe and acts as a last measure in the case of the worst.
All these various policies show that this project is not one of your traditional projects that may or may not happen, may or may not be good or bad. This project has set the guild lines in such as a sense that both the sides play fair towards each other. This project has been one of the best projects so far in terms of effectiveness and implementation. In the future more projects like these will definitely improve our country as a whole while improving the lifestyle of the people something which is rare in these past recent years.