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Resident Welfare Associations (RWAs) in Delhi have raised concerns about the growing implementation of mixed-use development under the Transit-Oriented Development (TOD) policy. While the policy is aimed at improving housing supply and optimising land use near metro corridors, residents say it is already putting pressure on infrastructure and changing the character of residential areas. They have flagged gaps in implementation, lack of monitoring, and increasing commercial activity in housing zones. The concerns come as the government expands TOD norms to encourage higher density development and faster urban redevelopment.
Resident Welfare Associations (RWAs) across Delhi have raised concerns over the way mixed-use development is being implemented under the Transit-Oriented Development (TOD) policy, stating that the situation is creating confusion and practical challenges at the neighbourhood level. Advertisement
Residents have pointed out that the policy, which allows a combination of residential and commercial use near metro and transit corridors, is leading to a gradual increase in commercial establishments within residential colonies. According to them, this shift is putting pressure on existing infrastructure such as internal roads, parking spaces, water supply, and sewage systems. Concerns have also been raised around increased traffic movement, congestion, and safety issues in areas that were originally planned as purely residential zones.
The concerns have come at a time when the Centre has notified the TOD Regulations, 2026, to promote high-density and transit-linked development in the capital. The policy allows development within a 500-metre influence zone of metro and railway corridors and is expected to unlock around 200 sq km of land for redevelopment and new housing supply.
Under the revised norms, a higher floor area ratio (FAR) of up to 500 has been permitted. Around 65 per cent of the built-up area is required to be used for residential purposes, while the remaining can be developed for commercial or mixed use. The policy has also reduced the minimum plot size requirement to about 2,000 sq metres, making more projects eligible and encouraging participation from a wider set of developers.
RWAs have indicated that while the intent of the policy is to improve land utilisation and support housing demand, the implementation lacks clarity on ground-level controls. They have conveyed that in the absence of strict monitoring and enforcement, commercial activity could expand beyond planned limits and affect the liveability of residential areas.
Residents have also referred to similar patterns seen in parts of south and central Delhi in the past, where mixed land-use permissions resulted in the growth of small offices, clinics, caf's, and retail outlets within housing colonies. This had led to increased noise levels, traffic congestion, and reduced availability of parking for residents.
Officials have maintained that the TOD framework is designed to improve connectivity, increase metro ridership, and create more housing, especially for middle- and lower-income groups. The government has also introduced a single-window clearance system to simplify approvals and reduce project timelines.
However, RWAs have urged authorities to review certain provisions and ensure that infrastructure upgrades, parking management, and clear zoning guidelines are implemented alongside the policy. They believe that without parallel improvements in civic services, the long-term impact could strain urban systems and affect the quality of life in residential neighbourhoods.
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