Delhi’s New Farmhouse Policy:
What MPD 2047 Proposes for Plot Size, FAR, Road Width, EWS and More
Delhi’s farmhouse development framework could see important changes under the proposed Master Plan of Delhi 2047 (MPD 2047).
The proposed framework focuses on several key parameters, including minimum plot size, road width, FAR, ground coverage, building height and an EWS component.
But what do these numbers actually mean for a farmhouse owner or someone planning to buy land for farmhouse development?
Let’s break it down.
1. Minimum Plot Size:
10,000 sq. m.
One of the most important numbers is the
minimum plot size of 10,000 sq. metres.
That is approximately 2.47 acre, so it is broadly equivalent to
2.5 ACRE.
In simple terms, the proposed framework is looking at farmhouse development on plots of around one acre or more, subject to the applicable planning and development conditions.
Why is this important?
It means that simply owning a small piece of land does not automatically make it eligible for farmhouse development.
The plot size is one of the first conditions to check.
2. Where Does This Low-Density Farmhouse Framework Apply?
The Low Density Plot (LDP) framework applies to designated Low Density Residential Areas.
The 23 villages identified as Low Density Residential Areas:
- Sayurpur
- Satbari
- Chhattarpur
- Khanpur
- Devli
- Bhatti
- Fatehpur Beri
- Asola
- Jonapur
- Chandan Hula
- Gadaipur
- Sultanpur
- Mehrauli
- Rajokri
- Samalkha
- Ghitorni
- Rangpuri
- Holambi Khurd
- Bakoli
- Bakatawarpur
- Hiranki
- Bijwasan
- Bamnoli
Important: TOD does not apply here
Transit-Oriented Development (TOD) would not be applicable within the villages falling in the Low Density Area.
So, these villages should not be treated as TOD areas simply because they may be close to a Metro or other transit corridor.
This is an important distinction when evaluating a farmhouse property.
Regional Park restriction
The 9 villages in the list are:
- Sayurpur
- Satbari
- Devli
- Bhatti
- Fatehpur Beri
- Asola
- Mehrauli
- Ghitorni
- Rangpuri
For these villages, low-density development may be allowed only in areas outside the Regional Park.
So, being located in one of these villages does not automatically mean the entire village is available for low-density development.
The specific location of the plot still needs to be checked.
3. Road Width: 18 Metres
Another important condition relates to road access.
The proposed framework mentions a minimum continuous road width of 18 metres (ROW) in front of the plot for farmhouse development..
ROW means Right of Way.
This is important because access to the property is not just a convenience issue. Road width can form part of the development eligibility and planning requirements.
For comparison, DDA’s existing material for Low Density Residential Areas/farmhouses records a lower road-width requirement under the earlier framework, while DDA’s Green Development Area policy also distinguishes between standalone farmhouses and farmhouse clusters.
Therefore, a property should not be evaluated only on its area.
Plot size + road access + applicable land-use and development controls all matter.
4. FAR: What Does 10% Actually Mean?
The Updated Farmhouse Framework mentions 10% FAR.
FAR stands for Floor Area Ratio.
In simple language, FAR determines the total floor area that can be constructed in relation to the plot area.
For example, consider a:
10,000 sq. m. plot
At 10% FAR:
10,000 sq. m. × 10 = 1,00,000 sq. m
So the permitted FAR corresponds to approximately 1,00,000 sq. m. of total floor area, subject to the applicable building rules.
That is approximately 1,076,390 sq. ft.
Important:
FAR is not the same as ground coverage.
FAR deals with the total floor area across the building, while ground coverage deals with how much of the plot the building occupies at ground level.
5. What About Ground Coverage?
The proposed framework also refers to increased permissible ground coverage.
This is a separate provision from the additional FAR.
FAR tells you:
How much total floor area can be constructed.
Ground coverage tells you:
How much of the plot can be occupied by the building at ground level.
For example, if a particular ground-coverage limit allows a building to occupy a certain portion of the plot at ground level, that determines the building’s footprint.
The framework specifies:
For FAR 10 → Ground Coverage = 15%
So, conceptually:
FAR 10 → 15% Ground Coverage
Example: 10,000 sq. m. plot
At 15% ground coverage:
10,000 × 15% = 1,50,000 sq. m.
So, in the 10,000 sq. m. example:
Basic:
FAR 10 → 100,000 sq. m. total FAR area
Ground Coverage 15% → 1,500 sq. m. maximum footprint
In sq. ft.:
Total FAR area → 1,076,391 sq. ft.
Ground Coverage → 16,146 sq. ft. maximum footprint
The remaining floor area can then potentially be distributed across additional floors, subject to:
- FAR
- Maximum height
- Setbacks
- Building regulations
- Fire and structural safety requirements
- Other applicable permissions
So, when evaluating a farmhouse plot, do not look at FAR alone.
You need to consider the entire combination of development controls.
6. Maximum Height: 10 Metres
The proposed framework mentions a maximum building height of 10 metres.
This places a clear limit on the vertical development of the farmhouse.
Therefore, even if additional FAR is available, the building must still remain within the applicable height restriction.
This is another reason why:
FAR ≠ number of floors.
The number of floors that can actually be constructed depends on FAR, height, setbacks, floor-to-floor height and other building requirements.
7. What Is the EWS Component?
The farmhouse framework also mentions an EWS component.
EWS means Economically Weaker Sections.
In simple words:
Staff Accommodation (EWS Component): 2 Units
Size: Each unit under 30 sq. m.
FAR: Both units will be counted within the overall permissible FAR.
DDA’s existing farmhouse/LDRA material has historically included EWS provisions alongside farmhouse dwelling-unit permissions, so this is not an entirely new concept in Delhi’s farmhouse planning framework.
8. Why Is EWS Included?
The broader objective is to ensure that development does not cater only to higher-income housing.
Delhi’s planning framework has historically incorporated provisions for housing for economically weaker sections and community-service personnel in certain development categories.
For farmhouses, the EWS component therefore represents a housing obligation/provision linked to the development framework, rather than an additional benefit to the farmhouse owner.
The exact form of this provision under the new framework should be read from the final notified rules.
9. Can You Automatically Use a Farmhouse for Commercial Purposes?
Not necessarily.
This is an important point for property buyers.
The fact that farmhouse development norms are being discussed does not automatically convert every farmhouse into a commercial property.
Whether commercial or mixed-use activity is permitted depends on factors such as:
- Land-use designation
- Applicable Master Plan provisions
- Road width
- Development controls
- Permitted activities
- Required approvals
Therefore, a buyer should never assume:
“Farmhouse land = automatic commercial use.”
NOTE: Owning or constructing a farmhouse does not automatically give you the right to:
- run a restaurant
- operate a banquet/wedding venue
- run a resort
- conduct commercial events
- use it as a commercial establishment
10. What Should a Buyer Check Before Buying Farmhouse Land?
If you are considering buying land for farmhouse development, don’t look at the acreage alone.
Check these parameters:
① Plot size
Is it at least the required area?
② Land use
Is farmhouse/LDRA development actually permitted on that land?
③ Low Density Area status
Does the plot fall within one of the designated Low Density Residential Areas?
And, where applicable, is it outside the Regional Park?
④ TOD status
Remember that TOD is not applicable within the villages falling in the Low Density Area, according to the document.
⑤ Road width
Does the property satisfy the applicable access requirement?
⑥ FAR
What FAR is actually permissible?
⑦ Ground coverage
How much of the plot can be occupied at ground level?
⑧ Heights
What is the maximum permitted height?
⑨ Setbacks
How much area has to remain open around the building?
⑩ EWS requirement
Does the applicable provision impose an EWS component?
⑪ Other approvals
Are fire, structural, environmental or other statutory approvals required?
⑫ Final notification
Are you relying on a proposal or on a legally notified provision?
11. The Most Important Numbers at a Glance
| Development Norm | Details |
|---|---|
| Minimum Plot Size | 10,000 sq. m. |
| FAR | 10 |
| Ground Coverage | Maximum 15% |
| Maximum Height | 10 m |
| Minimum Road ROW | 18 m |
| Dwelling | 1 Farmhouse |
| Staff Accommodation (EWS Component) | 2 units, each under 30 sq. m. |
| FAR for Staff Accommodation | Both units will be counted within the overall permissible FA |
12. The Bottom Line
The proposed farmhouse framework is important because it sets out a clearer development structure around approximately one-acre plots, road access, FAR, ground coverage and building height, while also incorporating an EWS component.
The key numbers to remember are:
10,000 sq. m. plot
18-metre road
10% basic FAR
15% Ground Coverage
18-metre maximum height
EWS provision: 2 units, each under 30 sq. m.
But there is one crucial takeaway:
Owning a 10,000 sq. m. plot does not automatically mean you have an unrestricted right to build a farmhouse.
The property’s land use, Low Density Area status, Regional Park status where applicable, road access, development controls, approvals and the final notified provisions all need to be checked.
And if the property falls within one of the designated Low Density Area villages, remember that TOD does not apply within those villages according to the document.
For property buyers, the real question is therefore not simply “Is it 2.5 acres?”
It is:
“Is this particular 10,000 plot legally eligible for farmhouse development, and what development rights actually apply to it?”
That is where proper due diligence becomes essential.