Planning for Institutional cum Residential Area, Zone- L, New Delhi

ABSTRACT
Land constraint in the National Capital Territory Delhi (NCTD) leads to
utilisation of rural/agricultural land for various urban activities. Urbanisation has to
be in the areas that have development potential like the areas along the major
transport corridors and fringes of already urbanised areas. With the coming of
Mass Rapid Transit System (MRTS) in metropolitan cities, mixed- use and
compact development around the transit stations has evolved (DDA, 2010).1
History of human settlements reveals the development in the mixed use
environs. Walking was the primary way that people and goods were moved or
sometimes assisted by animals. Most people dwelt in buildings that were places
of work as well as domestic life, and made things or sold things from their own
homes. But this mixed use pattern declined during industrialisation in favour of
large-scale separation of manufacturing and residences. With the advent of mass
transit systems, the ability to create dispersed, low-density cities where people
could live very long distances from their workplaces began in earnest.
Throughout the late 20th century, it began to become apparent to many urban
planners and other professionals that mixed-use development had many benefits
and should be promoted again (American Planning Association, 2011).2
In the recent decades, the mixing of complementary land uses has
become an important goal in transportation and land use planning. It has been an
influential factor in travel behaviour and neighbourhood-level quality of life. Much
of the existing research on the mixing of land uses has focused on the presence
and proportion of different uses as opposed to the extent to which they actually
interact with one another (Kevin and Tyler, 2013).3 The mixing of residential and
institutional uses may facilitate the compact development without any hazardous
or nuisance activity.
1
2

DDA (2010), Master Plan for Delhi- 2021, DDA, New Delhi. P. 175
American Planning Association (2011), "Planning and Community Health Research Center:
Mixed Use Development." Retrieved on Jan 24, 2014, http://en.wikipedia.org/wiki/Mixed-use_
development
Kevin Manaugh and Tyler Kreider (2013) "What is Mixed Use? Presenting an Interaction
Method for Measuring Land Use Mix", Journal of Transport and Land Use, Vol. 6 (1), P. 63

Planning for Institutional cum Residential Area, Zone- L, New Delhi

A. THE PROJECT
Delhi is a metropolis with 16.75 million population in 2011. It is the worlds
second most populous city and Indias largest city in terms of area. NCTD
comprises of eleven districts and 15 planning zones. Project site is a part of
Zone- L as earmarked in Master Plan for Delhi 2021 (refer figure A). Zone- L is a
part of South- West Delhi and covers an area of 21933 hectares. Project site is
located in South-East direction of the zone at 2834'30.22"N latitude and
7658'32.22"E longitude.4 It has an area of 223.30 hectares.

Not to Scale

Figure A. Project Site

Site is accessible from a
proposed 80m wide road in the
South- West direction. Metro rail is
also proposed along this road which
is to be completed by 2021 in PhaseIV. It will act as a major access to the
site and increase its connectivity with
other parts of the city. Collector

Figure B. Surroundings of The Site

streets named Najafgarh- Dauralla Road is passing from the West of the site and
Najafgarh- Kapashera Road from the East (refer figure B).5

4
5

Google Imagery. Retrieved on Jan 10, 2014

DDA (2010), Zonal Development Plan for Zone- L, DDA, New Delhi

Planning for Institutional cum Residential Area, Zone- L, New Delhi

Under the Transit Oriented Development policy of United Traffic and

Transportation Infrastructure (Planning and Engineering) Centre (UTTIPEC) in
corporation of Delhi Master Plan 2021, this project is a part of 2 km Influence
Area of MRTS corridor. Mixed- use, high- rise, high- density development is
proposed to come in this area.6 A 200m wide city level facility corridor is reserved
along both sides of this road. A 100m wide community level facility corridor is
reserved along the 45m wide roads. These facility corridors are to be planned for
community and city level public/ semi-public facilities to serve the population of
the zone. Development of large scale facilities along major roads is an effort to
decentralise the major activities and making optimum utilisation of land. Internal
areas shall be planned for residential uses in the form of neighbourhoods. Mixing
of compatible land uses like institutional and residential areas will help in planned
compact development of the urban areas.
B.

OBJECTIVES

To integrate mixed land use development to attain

Compactness in development;

Self- sufficiency in infrastructure;

Cohesiveness amongst different income groups of the society;

Safety of the residents; especially children, elders and physically challenged;

Convenience in reaching the facilities;

Economy through highest and best use of land; and

Environmental sustainability through landscaping.

C.

SCOPE
Literature review of various definitions, concepts, case study of a similar

area, components and general planning considerations for residential and

institutional areas derived from the case study and norms and standards for
these components given by the competent authority will be taken.

UTTIPEC (2012), Transit Oriented Development Policy, Norms and Guidelines, UTTIPEC,
DDA, New Delhi. P. 2

Planning for Institutional cum Residential Area, Zone- L, New Delhi

Site Analysis will be done of various physical, social and economic

features of the site. Field visit will be done to identify the site characteristics and
existing features on and around the site. Study of various development controls
and guidelines given by the competent authority will be done. After analysing all
these site characteristics, nature and extent of problems, potentials and
constraints of the site will be identified.
Conceptual plan will be prepared on the basis of case studies, concepts
and

general

planning

considerations.

Specific

planning

and

design

considerations will be framed on the basis of concept plan.

Proposals will be given in the light of concept plan and planning
considerations. Layout Plan will be prepared showing the location of various
components as per the requirements. Circulation Plan will be showing the details
of the cross-section of roads of different hierarchy in the area and its geometric
design. Parking will be designed as per the prescribed norms. Landscape Plan
will be prepared showing the details of the various elements and components of
the parks and open spaces of cluster and neighbourhood level. Landscaping
along the roads, shops and public spaces will be designed. Utilities Plan will be
showing the network of different hierarchy of pipe lines for water supply and
sewerage, electric wires, communication lines. Location of services like STP and
WTP will be shown.
Phasing of the project will be done and cost estimation for the different
activities in different phases will be worked out. Broad costs of material,
manpower and machinery will be taken for each activity. Land development cost,
subsidies and sale value of the saleable components i.e. flats, shops etc. will be
worked out. Income estimates shall be made for different activities.
D.

LIMITATIONS
Only group housing is to be provided in new urban extension areas of

Delhi to make optimum utilisation of land. So, plotted development will not be
proposed on the project site. Architectural and structural details of the flats will
not be given. Only broader use of space will be shown. Building details for

Planning for Institutional cum Residential Area, Zone- L, New Delhi

facilities and services in the facility corridor will not be shown. Only location is to
be shown according to the required area. 3- Dimensional model of any of the
proposals will not be given due to lack of time. In cost estimation, only tentative
costs will be given. Details regarding specifications of work and material will not
be given because of time constraint.
E. PROBLEMS & POTENTIALS
On the basis of existing features on the site and its surroundings,
problems and potentials have been identified. High tension wire is a problem in
the site development because a buffer of 15m needs to be provided on its either
side. No activity can come under it except from roads and open spaces. 3.5
hectares area comes under it. Existing residential area covers 3.46 hectares
area. It is in very poor condition. Also, it lies along the proposed community level
facility corridor. So, it is a problem and needs to be demolished. Proposed roads
on North and West side of the site are a potential because it will increase the
accessibility to the site. Metro rail will increase the mobility as well as land
values. Existing road on the South- East of the site provides access to the site in
present and will be used during the development phase. So, it is also a potential
for the site. Village roads and pathways that exist on site covers approximately 2
hectare area. These roads may be a problem for the circulation pattern to be
proposed. So, these will be removed and alternate roads will be provided.
Existing vegetation consists of mainly neem, jamun and eucalyptus trees. 13.12
hectare area is covered under these trees. Eucalyptus is not a residential tree
and it absorbs lot of ground water. So, these trees will be removed. Neem and
Jamun trees can be preserved if they do not obstruct the proposed layout.
Table 1. Site Suitable for Development
Area of the site(hectares)
223.30
Area reserved for City level facilities (hectares)
37.71
Area reserved for Community level facilities (hectares)
38.47
Reserved Green Belt (hectares)
17.78
Developable Residential area (hectares)
129.34
Developable site area (hectares)
223.30
Source: Zonal Development Plan for Zone- L & Analysis of On-site features
5

Planning for Institutional cum Residential Area, Zone- L, New Delhi

Population to be accommodated on the site has been estimated on the basis of

gross population density of the zone as per Zonal Development Plan of Zone- L.
Gross Population density of the zone

= 175 ppH

Estimated Population (B)

= 39078

It is important to plan the new urban extension areas according to needs

and characteristics of Delhi so that they can adapt to the rapid urbanisation in the
city. Development pressure along the major transport corridors is resulting in
ribbon and haphazard development. Planning of the facility corridors along the
major transport corridors will lead to optimum utilisation of land.