Jhatikra Village Delhi — Khasra Map, Low Density Area & Zone L

Jhatikra village overview

Jhatikra is a revenue village in Zone L, tehsil Kapashera. 2,216 parcels are mapped in the digitised land atlas.

The Master Plan settles its policy position directly: Annexure 17a lists Jhatikara, Zone L, as a whole village (it is not marked "Part"). Annexure 17 defines "village" as the revenue village boundary. That places Jhatikra in the Low Density Area under Section 4.4 of MPD-2047 — so the question that decides a holding here is whether it meets the LDA norms, not whether it can be pooled.

Zone L planning framework

Land pooling applies in Zone L (clause 4.1.1), on land notified as Development Area. Zone L also has the largest group of peripheral Low Density Area villages — 21 of the 47 listed in Annexure 17a, including Jhatikara, Kair, Dhansa, Mitraon (part) and Jharoda Kalan (part). So in Zone L the village you are in decides which policy applies.

The Land Pooling Areas total about 200 sq km and the Low Density Area about 150 sq km (MPD-2047, clause 1.7.1). Pooling boundaries within a zone are drawn on Map 4 of the plan; Low Density Area villages are named in Annexure 17. Either way, a parcel's eligibility also turns on the exclusions — Lal Dora, unauthorised colonies, government land, forest, water bodies, heritage sites — that apply whatever the zone.

Interactive khasra map

Every mapped parcel in Jhatikra can be viewed on our interactive khasra map. Open Jhatikra on the khasra map — the village loads with its boundary and khasra grid drawn, and individual parcels can be clicked for detail.

The map shows, for each parcel:

• Khasra number where one exists in the record, and the rectangle/killa reference
• Recorded land use — agriculture, abadi, water body, transport and so on
• Policy area: whether the parcel sits in a Land Pooling Area, a Low Density Area, or outside both
• Land pooling sector, where the parcel falls in one
• Parcel area in acres
• Whether a proposed DDA road corridor crosses the parcel

Low Density Area rules

Section 4.4 of MPD-2047 governs the Low Density Area. It covers the villages within one revenue boundary of the Delhi border (Annexure 17a) and the villages that were Low Density Residential Area under the previous Master Plan (Annexure 17b), together about 150 sq km.

The norms, as notified (Table 4.4.1)

• Minimum plot: 10,000 sq m for every use premise — residential, institutional, recreational, godown and commercial alike.
• Minimum road width: 18 m right of way, again for every use.
• Residential (farmhouse): FAR 10, ground coverage up to 15%, height up to 10 m. One dwelling unit, plus two service staff units of under 30 sq m each within the permitted FAR.
• PSP / institutional: FAR 120, ground coverage 40%, height 18 m.
• Recreational / socio-cultural: FAR 30, ground coverage 20%, height 15 m.
• Godowns / warehouses: FAR 100, ground coverage 70%, height 12 m.
• Commercial / logistics hubs: FAR 60, ground coverage 30%, height 15 m.
• Setbacks: 15 m at the front, 5 m on the other three sides.

Agriculture and allied activities remain permitted (clause 4.4.2).

The 18-metre road

This is the condition that most often ends a transaction after money has moved. The width that counts is the right of way in the record, not how wide the lane looks. Check it three ways — revenue record, DDA plan, and measurement on site — and treat any disagreement as unresolved until it is settled on paper. Our Low Density Area guide covers the rule in full.

Where the LDA norms do not apply

Clause 4.4.1(ii) takes certain land out of the LDA provisions even inside a listed village: notified Lal Dora and extended Lal Dora; protected monument areas under the Ancient Monuments Act 1958; land within the right of way of Master Plan roads, HT lines and trunk services; identified unauthorised colonies; land with a plan already approved; notified Ridge, forest and Regional Park; and areas covered by TOD, High Density Corridor or the Land Pooling Policy.

What this does not mean

Being in a listed village is a zoning classification, not a permission. It tells you which rulebook applies — it does not make a particular farmhouse or warehouse approvable, and a holding below 10,000 sq m or without an 18 m road does not meet the norms however it is argued. Nor is LDA land a land pooling village in waiting: the plan treats the two as separate policy areas.

Development control norms

Development is governed by the norms applying to Zone L — minimum plot size, floor area ratio, ground coverage, height, setbacks and the list of permissible uses. These are set by the plan and its implementing regulations, not by the zone label alone, and several of them remain subject to regulations that have not yet been issued.

Two points worth holding on to. First, a parcel being inside a policy area is a classification, not a permission — it tells you which rulebook applies, not that a particular building is approvable. Second, where the plan text and the implementing regulation have not yet been reconciled, the honest answer is that the position is unsettled, and anyone telling you otherwise is guessing.

Before you commit

Whatever the zone says, a specific holding stands or falls on facts that only parcel-level checking establishes:

1. Title chain — Trace ownership and mutation history. Inherited and fragmented holdings are the norm here, and co-owners who have not consented are the commonest deal-breaker.
2. Khasra identity and extent — Confirm the parcel on the ground matches the record, in both number and area.
3. Access — Establish the legal width of the approach road, not the width it appears to be. This is decisive under the Low Density Area rules and material everywhere else.
4. Encumbrances and litigation — Check for mortgages, attachments, injunctions and pending succession disputes.
5. Overlays — Confirm status against Ridge, Regional Park, green belt, monument buffers and any acquisition notification.

Our feasibility assessment process covers these. We work with surveyors, advocates and planning professionals to verify facts on the ground rather than infer them from a map.