10 May 1996
Supreme Court
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M.C. MEHTA Vs UNION OF INDIA

Bench: KULDIP SINGH (J)
Case number: W.P.(C) No.-013381-013381 / 1984
Diary number: 63426 / 1984
Advocates: PETITIONER-IN-PERSON Vs


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PETITIONER: M.C. MEHTA

       Vs.

RESPONDENT: UNION OF INDIA & ORS.

DATE OF JUDGMENT:       10/05/1996

BENCH: KULDIP SINGH (J) BENCH: KULDIP SINGH (J) VENKATASWAMI K. (J)

CITATION:  1996 AIR 1977            JT 1996 (5)   372  1996 SCALE  (4)422

ACT:

HEADNOTE:

JUDGMENT:                          O R D E R      The Master  Plan for  Delhi  -  perspective  2001  (the Master Plan)  as approved  by the  Central Government  under Section IIA(2)  of the Delhi Development Act, 1957 (the Act) was published in the Gazette of India on August 1, 1990. The Master  Plan   specifically  provides  that  the  hazardous/ noxious/heavy/large industries  are not permitted to operate in the  city of  Delhi and  the  existing  industrial  units falling in these categories are to be shifted/relocated. One of the  questions for  consideration in  this  interlocutory application  is  how  and  in  what  manner  the  land  made Available as  a result  of the  shifting/relocating of these industries is  permitted to  by used by the owners/occuriers of the said land.      This Court  on November  24, 1995  passed the following order:      "The industries to be relocated are      to be  assisted in  every  possible      manner. The question of utilisation      of the  land available  as a result      of shifting of these industries has      also  to   be  examined.   It   is,      therefore,   necessary    to   have      interaction      with       various      Departments/Governments.   We   are      informed  that  primary  assistance      has  to   come  from  the  National      Capital Region  Planning Board.  We      direct the  Member Secretary of the      Board to  be present  in this Court      on 30th  November, 1995  at 2 PM to      assist  us   in  this   matter.  We      further direct  the  Urban  Affairs      Ministry, DDA, NCT-Delhi and MCD to      depute a  responsible officer  each

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    to be present in this Court on 30th      November, 1995 at 2 PM." Pursuant to the order quoted above, Mr. Omesh Saigal, Member Secretary,  National  Capital  Region  Planning  Board  (the Board) and  Mr. K.J. Alphons, Commissioner, Land management, Delhi Development  Authority (DDA)  personally assisted this Court on November 30, 1995. The assistance rendered by these officers was noticed in the following words:      "Mr.   Sehgal   states   that   the      Planning Committee of the Board has      already  -  framed  a  scheme  (the      scheme) regarding the re-use of the      land which  is likely  to  be  made      available  as   a  result   of  the      shifting  of  the  industries  from      Delhi. The  scheme  is  at  present      with the  DDA for consideration. We      have  requested   Mr.   Sehgal   to      prepare a short note of what he has      stated before us and place the same      on the  record for  our assistance.      He may  do so  within 2  days  from      today.  On   behalf  of   the  DDA,      Mr.K.J.Alphonse, Commissioner  Land      Management is  present.  He  states      that the  Scheme sent  by the Board      is at  present under  consideration      of the  DDA. He further states that      after the  Scheme is  finalised  it      would be  sent to Urban Development      Ministry, Government  of India  for      finalization.  We   have  requested      Mr.Alphonse  to  place  the  Scheme      before  this  Court  along  with  a      note. He may do so within 2 days."      On December  13, 1995  this Court  passed the following order:      "Pursuant to this Court order dated      November 30,  1995  Mr  K.J.Alphons      has placed  on record  the proposed      scheme  regarding   utilisation  of      land which  would be  available  in      the event  of  re-location  of  the      hazardous/noxious/large       scale      industries from  Delhi. The  scheme      has  been  discussed  with  learned      counsel   appearing   for   various      industries. We are of the view that      it  would   be   useful   for   the      representatives of  the  industries      to   have   discussion   with   the      Committee  which   is  to   finally      examine the  proposed scheme. Mr. P      C  Jain,  Additional  Commissioner,      DDA who is present in the Court has      explained to  us various aspects of      the scheme.  He is agreeable to the      proposal that  5/10 representatives      of the  Industries  may  place  the      suggestions/objections    of    the      industries to  the proposed  scheme      before    the     Committee.    The      representatives of  the  industries      may the  their written  suggestions      before Mr.  Jain  within  one  week

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    from  today  Thereafter,  Mr.  Jain      will inform  them  about  the  date      when the  Committee  is  likely  to      meet. It  would be  desirable  that      the Committee  meets before the end      of  this  wear.  In  any  case  the      meeting must take place before 10th      January,  1996  because  all  these      matters have  been listed for final      nearing on  that date. In any case,      Mr.   Jain    will    inform    the      representatives about  the date  of      the meeting  before 25th  December,      1995." Mr. K.J.  Alphons was  the chairman  of the committee in the DDA which  examined the  question regarding  utilisation  of land made  available as  a result  of relocation/shifting of the  industries.   The  proposal  of  Alphons-Committee  was approved by  the technical  committee of the DDA on November 21, 1995.  The operative  part of  the said  proposal is  as under: "SL. EXTENT    Percentage to be  Percentage of    Percentage  NO.            earmarked for Re- land to be       to be ear                creation Ground   used for         marked and                playground or any providing        to be                other open uses as Housing         developed                specified by the   facilities      for resi-                Authority          by the owner    dential or                                   at norms to     commercial                                   be determined   -user to                                   by DDA/GNCT     be develo-                                   Delhi.          ped by the                                                   owner. ------------------------------------------------------------           1         2         3         4         5 ------------------------------------------------------------           1.   Upto 2000      -         -    100t to be                Sq.mtr.                       developed                (including the                by the                first 2000 Sq.                owner in                mts. of the                   accordance                larger plot)                  with the                                              zoning                                              regulations                                              of the                                              Master                                              Plan.           2.   0.2 to 5 ha.   33        27   40           3.   5 ha. to 10 ha.33        34   33           4.   Over 10 ha.    33        37   30" ------------------------------------------------------------ The  Alphons-Committee  almost  agreed  with  the  reuse  of vacated land as suggested by the Board.      Mr. V.K.  Bugga, Town  Planner,  Municipal  Corporation Delhi (MCD),  by way  of a  note placed on record, suggested that "considering  the increasing  level of pollution in the city, the  most vibrant  need of  the community  today is  a breath of  fresh air which is only possible if more and more green spaces  within  the  city  could  be  created  besides preserving existing  ones." According  to Mr.  Bugga  "green open areas  upto an  extent of  50 to  60 per cent or a less intensive land  use are  the probable answer to the question of the  utilisation of the land made available on account of shifting of industries under reference."      Pursuant to  this Court’s order dated December 13, 1995

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(quoted  above)   several   industrial   units/organisations submitted their objections/suggestions before Mr. P.C. Jain, Additional   Commissioner   (Planning)   DDA.   The   units/ organisations were  also heard  by  a  sub-group  under  the chairmanship  of   Mr.  Jain.  The  operative  part  of  the affidavit dated  January 10,  1996, filed  by Mr.P.C.Jain in this respect, is as under:      "Based            on            the      observations/suggestions  made   by      all         the          industrial      units/organisations,        Special      Technical Committee  in its meeting      held on 8.1.1996 modified/clarified      its earlier  decision of 21.11.1995      as under:  (Item No.95/95  TC. File      No.F.20(16)/93/MP under the subject      regarding utilisation  of  land  of      existing  hazardous   and   noxious      units/large scale industry on their      closure/shifting).      (a) The  policy would be applicable      only to  the hazardous/ noxious (as      classified in  Annexure H  (a)  and      heavy  and   large   industry   (as      classified in  Annexure H(b) in the      MPD 2001.      (b) The  percentage breakup  of the      area is to remain unchanged between      the  open  area,  housing  facility      i.e.   facilities    required   for      housing,    commercial/residential.      The tern  ’Housing Facility’ in the      decision of the Technical Committee      refers   to    Community   Facility      required for  the population and as      detailed out  on page  150  of  the      Gazette (MPD 2001).      (c)  The  shifting  industry  shall      also be  permitted to redevelop the      land for light and service industry      as per the provisions of MPD 2001.      (d) The  ownership of  the  pockets      under  open   space  and  community      facility would also remain with the      shifting    industry    who    will      develop/maintain these two.      (e) The  shifting industry would be      given the  benefit of  FAR  on  the      entire plot  of land, thus, vacated      for   utilisation    as   per   the      specified land  uses in  MPD  2001.      This   is    generally   with   the      understanding that  the permissible      FAR would  be  60  as  in  case  of      extensive industrial  use zone.  No      construction of any nature shall be      permitted on the area identified as      open spaces tc be left as mandatory      green area.  A nanum  of 104 of the      total floor  space shall have to be      used for community facility.      (f) For  necessary modifications in      the text of MPD 2001, these pockets      would  be   designated  as  SPECIAL      AREAS   with    the   controls   as

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    specified in the scheme." This Court on January 24, 1996 passed the following order:-      "While we  are  hearing,  Mr.  D  N      Goburdhan,     learned      counsel      appearing for  the NCT,  Government      (Department  of  Land  &  Building)      states that  the Lt. Governor Delhi      has constituted  a committee headed      by Mr.  D R  Khanna,  judge,  Delhi      High Court (retired) to consider as      to how  and in what manner the land      eventually   made    available   by      relocation of  the industries is to      be utilised.  Needless to  say that      we are  hearing the  matter for the      last about  6  months  and  we  are      almost at  the  final  stages.  We,      however,  welcome   any  assistance      from any  quarters. We  direct  the      Registry to  send the  draft scheme      placed  by  Mr.  Alphonse  and  the      suggestions made by Mr. P C Jain to      Justice D  R Khanna through Mr. D N      Goburdhan,  adv.  within  two  days      from today. Justice Khanna may have      deliberations  with  his  committee      and            place            his      suggestions/recommendations  before      this   Court    within   10    days      thereafter." Justice D.R. Khanna (retired) Chairperson, Land Use Advisory Committee appointed by the National Capital Territory, Delhi Administration submitted a note pursuant to the above quoted order of  this Court. It is stated in the note that the time available with  the Committee  was short  and  as  such  the deliberations of  the  Committee  could  not  be  finalised. Keeping in  view the  urgency of  The matter, Justice Khanna states, the note contains an ex-facie view which he gathered from various deliberations of the Committee. Regarding heavy and large  industries  Justice  Khanna  stated  that  "these industries have  to be  shifted under the master Plan. Their number is  not large  but the  lands occupied  by  them  are substantial. One  such occupies about 184 acres, another 112 acres, still  another 37  acres and so on". Paras 15, 16, 18 to 21 & 29 of Justice Khanna’s report are as under:      "15. The  land prices in Delhi have      phenomenally   sky-rocketted.    In      fact,  their  values  may  be  many      times more  than the  yields  which      are presently  being enjoyed by the      operation of  these industries  and      even what  they might  have totally      enjoyed from  the time of the start      of    these     industries.     The      protestations  of   the  industries      that  they   are  going  to  suffer      because of  the shifting may appear      misplaced and  may be  more to draw      as much of compensatory relief from      the government  as may be possible.      Left to their choice, most of these      industries would  themselves  shift      and then  develop/dispose off their      sites and  structures, as  there is      least  doubt  that  they  see  gold

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    mines in them.      16. At  the same  time, it  must be      acknowledged here  that none should      grudge in the high profits that the      owners  are   likely  to   get   by      development/sale   of    sites   of      factories.  They  have  been  their      owners and  did play  needed  roles      during  relevant   times   in   the      industrialisation of NCT. Any spurt      in the prices of real estate enures      for their  benefits. The  same  can      only be  circumscribed as  the need      may   dictate    of    social    or      environmental  good  and  uplifting      the face of capital city.      18.  :   am  informed   that   some      hearings  were   provided  to   the      representatives of  the  industries      before   formulation    of    these      schemes, and  then the  percentages      in column  3 to  5 on  the user  of      land were  arrived at.  I  have  no      occasion   to   fully   grasp   the      justification of  these percentages      but treating  them as  they are,  I      proceed to make my comments.      19. Firstly,  so far as percentages      mentioned in column 5 of categories      2,   3   &   4   industries,   some      grievances is  made in  the written      representations received by me that      they are  too low.  Be that  as  it      may,  still   the  percentages   of      column 5 would leave very big areas      of  lands   with  these  industries      which would  still  be  gold  mines      with  them.   A  three   bed  rooms      residential  flat  in  Delhi  would      fetch anything  between  20  to  50      lacs, and  in commercial area, much      smaller would fetch much more.      20. It  must be  essentially  taken      note of that those industries which      are located  in residential  areas,      the  development  may  have  to  be      residential  in  nature.  Similarly      lands located  in commercial  areas      should   receive   development   of      commercial nature. Lands located in      industrial  areas   should   retain      their  user.   This  would   ensure      development in  accordance with the      zoning regulations  of  the  Master      Plan.      21. The first category of the draft      scheme concerns land up to 2000 sq.      mts. Their 100% development is left      to the  owners in  accordance  with      the Master  Plan. More  than 95% of      the industries  in Delhi would fall      in this  category and would thus be      substantially benefited.  There  is      almost a unanimity on this.      29. Adverting  to the FAR, normally

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    it has  to be confined to the areas      that are  being  built  up  on  and      developed. There  should  therefore      be no  reason why  it should not be      confined to  FAR of  the  lands  in      col. 5 only. To extend that for the      benefit of  col.5 so  as to include      areas of col. 3 and 4 would deprive      areas of  col. 3 & 4 of the FAR for      all time  to come and would thus be      greatly   determinantal   to   them      (especially when  col. 4  has to be      independently  built  upon),  while      giving overwhelming benefit to Col.      5 lands.  It has to be kept in view      here that  2000 sq.  mts. of larger      plots have  still been reserved for      col. 5  while dealing with category      1 industries." Justice Khanna submitted a supplementary note dated February 26, 1996. On March 27, 1996 we heard learned counsel for the parties. We  also examined  and discussed  Alphons Committee report, Jain  Committee report  and the  two notes placed on record by  Justice Khanna.  We  were  informed  that  Khanna Committee was  to submit its final report by April 10, 1996. We, therefore,  adjourned the  hearing of  the case to April 12,  1996.   The  matter   was,  however,   taken   up   for consideration on April 30, 1996. We finally heard the matter on that day and passed the following order:      "Mr.  P.V.   Jai  Krishnan,   Chief      Secretary, NCT  Delhi has  filed an      affidavit dated  April 29, 1996. We      have heard  learned counsel  on the      question of  land-use, which may be      made  available   as  a  result  of      relocation/shifting     of      the      industries  from   Delhi.  We  have      before   us   Alphone’s   Committee      Report. We  have also before us the      Report submitted  by Jain Committee      in   this   respect.   The   Khanna      Committee    appointed    by    NCT      Government Delhi  has  not  as  yet      completed its  work. We  have  been      adjourning hearing of these matters      10 from  time to  time to await the      Khanna  Committee  Report.  In  the      affidavit it is stated by the Chief      Secretary that the tenure of Khanna      Committee has expired. It is stated      that the  NCT Delhi  Administration      is taking steps to renew the tenure      of  the   Committee   for   further      period.           We are  of the  view  that  no      useful purpose  will be  served  to      look for  any  assistance  in  this      respect   from    the   NCT   Delhi      Administration.           We  have   finally  heard  the      matter today.  Needless to say that      the Master  Plan is the Charter for      this purpose  and we  have  to  lay      down the  land-use keeping  in view      the provisions  of the Master Plan.

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    In this  view  of  the  matter,  we      direct the NCT Delhi Administration      not to proceed with this matter any      further. It shall not constitute or      extend the tenure of any committee.      We shall  finally decide  the issue      and  the  said  decision  shall  be      binding on all concerned."      We have given our thoughtful consideration to the point at issue  before us.  We have  had elaborate discussion with the learned  counsel representing  various industries  which are to be relocated/shifted. The basic charter for the land- use in  the city of Delhi is the Master Plan. The provisions of the  Master Plan  are statutory and binding. The relevant provisions      regarding      hazardous/noxious/heavy/large industries under the Master Plan are as under:      "HAZARDOUS AND  NOXIOUS  INDUSTRIES      Refer Annexure III H(a).      a)  The   hazardous   and   noxious      industrial units  are not permitted      in Delhi.      b) The existing industrial units of      this  type   shall  be  shifted  on      priority  within   a  maximum  time      period  of   three  years.  Project      report to effectuate shifting shall      be prepared  by the concerned units      and  submitted   to  the  Authority      within  a  maximum  period  of  one      year.      c)  The  land  which  would  become      available on account of shifting as      administered in (b) above, would be      used for  making up the deficiency,      as per  the needs of the community;      based  on  norms  given  in  Master      Plan; if  any land or part of land,      so vacated  is not  needed for  the      deficiency   of    the    community      services, it  will be  used as  per      prescribed land  use;  however  the      land shall  be used  for light  and      service  industries,  even  if  the      land use  according to  the  master      Plan/Zonal  Development   Plan   is      extensive industry.      d)...................      HEAVY AND LARGE INDUSTRIES      Refer Annexure III H(b)      a)   No   new   heavy   and   large      industrial units shall be permitted      in Delhi.      b) The  existing  heavy  and  large      scale industrial  units shall shift      to Delhi  Metropolitan Area and the      National Capital  Region keeping in      view the  National  Capital  Region      plan and National Industrial Policy      of the Govt. of India.      c)  The  land  which  would  become      available on account of shifting as      administered in (b) above, would be      used for  making up the deficiency,      as per  the needs of the community;      based on  norms given in the Master

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    Plan; if  any land  or part of land      so vacated  is not  needed for  the      deficiency   of    the    community      services, it  will be  used as  per      prescribed land  use;  however  the      land shall  be used  for light  and      service  industries,  even  if  the      land use  according to  the  Master      Plan/Zonal  Development   Plan   is      extensive industry.      d).................      i).................      ii)................." It  is  thus  obvious  that  the  land  which  would  become available  on   account  of   shifting/relocation   of   the industries can only be used for making up the deficiency, as per the  needs of the community, based on the norms given in the Master Plan. If any land or part of the land, so vacated is not  needed for  community services it can be used as per the prescribed  land use. To appreciate the concept "need of the community"  under the  Master Plan it would be useful to have a look at the following provisions of the Master Plan:      "In general  it would  be desirable      to  take   up  all   the   existing      developed residential  areas one by      one for  environmental improvements      through    (i)    plantation    and      landscaping   (ii)   provision   of      infrastructure-physical and  social      and  proper  access  where  lacking      (iii) possibility of infrastructure      management of the last tier through      the local residents.           Conservation               and      revitalisation is  required in case      of    traditional     areas     and      environmental    upgradation    and      improvement is  needed in other old      build-up areas.           LUNG SPACES           The Master  Plan for  Delhi in      1962  had  indicated  9101  ha.  of      recreational  area  at  the  Master      Plan level,  Within this  area  the      city has  18 major  district  parks      from different  periods of  history      i.e. Roshanara  and Qudsia  gardens      of Mughal  period. Talkatora garden      of British period and Budha Jayanti      park of  post independence era. Out      of this  area 6012  ha. of district      park and  regional park area is now      available.        During        the      implementation    of    the    plan      approximately   34    percent    of      recreational area  has been last to      other uses.  On the  basis  of  the      land use  surveys conducted in 1981      about  2710   ha.   of   additional      recreational  area  at  the  Master      Plan level  has been  earmarked  in      the land use plan in the DUA-81 and      the urban  extension  indicated  in      the plan.  Thus in  the urban areas      shown in  the  land  use  plan  the

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    total recreational  area  indicated      is 8722  ha. for  a  population  of      about 9  million by 2001 @ 9.7 sqm.      per person.  Part of  this area  is      required to be developed for sports      activities as per policy.           Further     conversion      of      recreational areas  to  other  uses      should  be   permitted  only  under      extraordinary circumstances.  Areas      in lieu  of such  conversion may be      provided  elsewhere   in  order  to      maintain the  over all  average for      the city.           Within DUA-81,  the  following      special    activity     area    for      recreation   are    proposed    for      development.      (a)  Additional   special  children      parks of 4 ha. each (of the type of      India Gate children park) 7 nos.           Location of  Special  Children      Park  in   DUA-81  to   be  in  the      district  parks   of  Dhaula  Kuan,      Pitam Pura,  Keshopur,  Sanjay  Van      Trilok  Puri,  Gulabi  Bagh,  Feroz      Shah Kotla and Coronation Memorial.      (b) Children traffic training parks      of 5 ha. each, 6 nos.           Location of  children  Traffic      Training Park  in DUA-81  to be  in      the district parks at Punjabi Bagh,      Baba  Kharak  Singh  Marg,  Pragati      Maidan,  Dilshad  Garden,  Wazirpur      and Loni Road.      (c) Picnic huts 5 nos.           About 30% of the district park      areas should  be developed  as wood      lands, where  picnic hut could also      be located.           Location  of  Picnic  Huts  in      DUA-81 to  be in the district parks      at   Paschimpuri,    Pitam    Pura,      Bidiwala    Bagh,    Kalkaji    and      Mehrauli.           Preferred species of the trees      to be  planted in  parks,  gardens,      wood lands  and  roadside  etc.  to      suit local  conditions are given in      Annexure II.           In   the    Urban    Extension      wherever  possible   Water   bodies      (lakes) should  be developed to act      as major lung spaces and to attract      migratory birds  and for  improving      the   micro-climate.    A   special      recreational area on the pattern of      Disneyland/amusement park  could be      developed  in   the  land  becoming      available for the channelisation of      river Yamuna.           The  district   parks  in  the      Urban Extension  would be  @ 9  sqm      per person which would also include      special parks given as under:

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    Special Children Park    4 Nos.                               (4ha. each      Children Traffic      Training Parks           4 Nos.                              (3ha. each)      Picnic Huts              4 nos.           In   new    developments   the      neighbourhood park  of at least 1.5      ha. for 15,000 population should be      planned with  flowering  trees  and      shrubs so  as to  achieve colourful      pleasant environment throughout the      15 year."      Delhi is  one of the most polluted cities in the world. The quality  of ambient  air is  so hazardous  that lung and respiratory diseases  are on  the  increase.  The  city  has become a vast and unmanageable conglomeration of commercial, industrial, unauthorised colonies, resettlement colonies and unplanned housing.  There is  total lack  of open spaces and green areas.  Once a  beautiful city  Delhi now  presents  a chaotic picture.  The most  vital  "community  need"  as  at present is  the conservation of the environment and reversal of the  environmental degradation.  There are  virtually  no "lung spaces"  in the  city. The  Master Plan indicates that "approximately 34  percent of  recreational areas  have been lost to  other uses".  We are  aware that  the housing,  the sports activity  and the recreational areas are also part of the "community  need" but  the most important community-need which is  wholly deficient and needed urgently is to provide for the  "lung spaces"  in the city of Delhi in the shape of greenbelts and  open spaces.  We are, therefore, of the view that totality of the land which is surrendered and dedicated to the  community by  the owners/occupiers of the relocated/ shifted industries  should be  used for  the development  of greenbelts and open spaces.      The core  question for  consideration, however,  is how much of  the total  land which  would become  available from each of  the industrialists  is to  be  taken  away  by  the community for  its use  and how  much is  to be  left in the hands of  the industrialists  for  the  community  use.  The suggestions given  by Alphons Committee in this respect have been noted by us in the earlier part of the order. Mr. Omesh Sehgal, Mr.  P.C. Jain and Justice Khanna by and large agree with the suggestions of the Alphons Committee. We are of the view that  no useful  purpose would be served by maintaining two categories  as suggested  by Alphons  Committee in Col.3 and 4. After leaving the part of the land with the owner for developing the same in accordance with the permissible land- use under  the Master  Plan the  remaining  land  should  be surrendered to  the Delhi  Development Authority  (DDA)  for developing the  same to  meet the  community needs. When the Master Plan  permits the  use of  the land  only to meet the community-needs, it  obviously means that the land has to be surrendered and  dedicated to  the community.  While meeting the  community  needs  it  is  necessary  to  make  suitable provision for  the owner  to enable him to meet the expenses of relocating/shifting the industry. It would, therefore, be in conformity  with the  broader concept of "community need" under the  Master Plan,  to permit the owner to develop part of the  land for his own benefit and surrender the remaining land to the use of the community at large.      We, therefore,  order and  direct that  the land  which would become  available on account of shifting/relocation of hazardous/noxious/heavy and  large industries  from the city of Delhi shall be used in the following manner:

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"SL. EXTENT         Percentage to be    Percentage to be  NO.                surrender and       developed by the                     dedicated to the    owner for his                     DDA for develop-    own benefit in                     ment of greenbelts  accordance with the                     and other spaces    user permitted under                                         the Master Plan ------------------------------------------------------------           1              2              3              4 ------------------------------------------------------------           1.        Upto 200&           -         100% to be                     Sq.mtr.                       developed                     (including the                by the                     first 2000 Sq.                owner in                     mts. of the                   accordance                     larger plot)                  with the                                                   zoning                                                  regulations                                                   of the                                                   Master                                                   Plan.           2.        0.2 to 5 ha.        57        43           3.        5 ha. to 10 ha.     65        35           4.        Over 10 ha.         68        32" ------------------------------------------------------------      We do  not agree  with  the  learned  counsel  for  the industrialists that  Floor Area  Ratio (FAR) be permitted to them on  the total area of the plot. We however, direct that on the  percentage of  land as  shown in Col.4 the owners at serial No.2,3  and 4  shall be entitled to one and half time of the permissible FAR under the Master Plan.      The DDA has suggested that it may be necessary to amend the Master Plan for regularising the land use as directed by us. We do not agree with the suggestion. The totality of the land made  available as  a result of the relocation/shifting of the industries is to be used for the community needs. The land surrendered  by the  owner  has  to  be  used  for  the development of greenbelt and open spaces. The land left with the owner  is to  be developed  in accordance  with the user permitted  under   the  Master   Plan.  In  either  way  the development is  to meet  the community  needs  which  is  in conformity with the provisions of the Master Plan.      We are, therefore, of the view that it is not necessary to amend the Master Plan.