Transit Oriented Development (TOD)-

Study for Existing Metro Corridor Between Chattarpur and Arjangarh of

Delhi Metro Project of Phase II

And
 OVERVIEW

1. Transit Oriented Development

2. Context of TOD in Delhi
3. Study Area Phase II Yellow Line Metro Corridor from
Chattarpur to Arjangarh
4. Conceptual Master Plan
5. Impacts of the Development
6. Financial Feasibility
7. Conclusions/Way Forward
OVERVIEW
1) TRANSIT ORIENTED DEVELOPMENT
2) Context Of TOD In Delhi
3) Study Area Phase II Yellow Line Metro Corridor from Chhattarpur to Arjangarh
4) Conceptual Master Plan
5) Impacts of the Development
6) Financial Feasibility
7)Conclusions/Way Forward
 TRANSIT ORIENTED DEVELOPMENT

A Transit-oriented Development (TOD) is a compact high density mixed-

use development designed/clustered around new or existing public transit
stations or corridors which provide housing, employment, entertainment and
civic functions within the walking distance.

The primary role of TOD is to encourage people from all economic strata
towards increased dependency on reliable and safer Public Transport.
OVERVIEW
1) Transit Oriented Development
2) CONTEXT OF TOD IN DELHI
3) Study Area Phase II Yellow Line Metro Corridor from Chhattarpur to Arjangarh
4) Conceptual Master Plan
5) Impacts of the Development
6) Financial Feasibility
7)Conclusions/Way Forward
CONTEXT OF TOD IN DELHI
Delhi:
Area: 1483 Sq. Kms
Population (2011) = 16.7 million (2nd
largest city)
Vehicles Registered (2011) = 6.93
million
420 vehicles per 1000 population.

MPD 2021 aims at a modal shift of 80:20

RITES Study in 2008 have shown a modal

share of 45:55.
CAR DEPENDENT SOCIETY with dispersed
activity zones and long distance trips.
 CONTEXT OF TOD IN DELHI

Phase 1 and Phase 2 of Delhi

Metro constitutes;
6 Lines with 193 kms and
145 metro stations.
Connects Delhi with
Gurgaon
Noida
Gaziabad
Faridabad
Carries 1.6 Million Passengers
per day.

8 kms Stretch along the Yellow line from Jhangirpuri to HUDA City Center, covering 4 metro stations
of Chattarpur, Sultanpur, Ghitorni and Arjangarh.
OVERVIEW
1) Transit Oriented Development
2) Context Of TOD In Delhi
3) STUDY AREA PHASE II YELLOW LINE METRO
CORRIDOR FROM CHATTARPUR TO ARJANGARH
4) Conceptual Master Plan
5) Impacts of the Development
6) Financial Feasibility
7)Conclusions/Way Forward
STUDY AREA - Phase II Yellow Line Metro Corridor from Chattarpur to Arjangarh

The Site lies along the Mehrauli-Gurgaon road and is flanked by low
density development on either side.
It is an important connector between Gurgaon and Delhi, the other
access road to Gurgaon other than NH8.
This stretch is an entry into Gurgaon through road and as well as the
Sultanpur Chattarpur metro.
Arjangarh Ghitorni

To Delhi

Low Density
Development

To Gurgaon
 DELINEATION OF STUDY AREA

2000m 2000m 2000m 2000m

1500m 1500m 1500m 1500m

GURGAON

DELHI
500m 500m 500m 500m

Arjangarh Ghitorni Sultanpur Chattarpur

Total Study Area = 24 sq. Km (2,400 Hectares)

Walking Influence Zone is 500m (6min) from the Metro Station
Non Motorized Transport Influence Zone is 1500m (6min) from the Metro Station
OVERVIEW
1) Transit Oriented Development
2) Context Of TOD In Delhi
3) Study Area Phase Ii Yellow Line Metro Corridor From Chhattarpur To
Arjangarh
4) CONCEPTUAL MASTER PLAN
5) Impacts of the Development
6) Financial Feasibility
7)Conclusions/Way Forward
 EXISTING SITE ATTRIBUTES - MICROCLIMATE

GURGAON

DELHI

SUN PATH
 EXISTING SITE ATTRIBUTES -TYPICAL SITE MORPHOLOGY

Finely Large
grained Government
high density land parcels
compact thats are
Urban almost barren
Villages and are up to
15 Ha.

Loosely Station yards

grained
with large areas
sprawling
farm of surface
housing on parking have
land parcel
developable
up to 2
acres. land up to 2
acres.
 EXISTING SITE ATTRIBUTES - URBAN GRAIN

GURGAON

DELHI
 EXISTING SITE ATTRIBUTES -
EXISTING HARD AREAS AND SOFT AREAS

Arjangarh Ghitorni Sultanpur Chattarpur

Hard Defense Land: Approximately 23%

Moderate Private Land : Approximately 50%

Soft Land Owned by various Govt. Agencies : Approximately 27%

 CONCEPTUAL MASTER PLAN
PROPOSED GREEN INFRASTRUCTURE CORRIDORS

Regional Park
Delhi Ridge

Proposed Green Proposed Green Infrastructure Corridor along

Infrastructure Corridors National Highway
 CONCEPTUAL MASTER PLAN
PROPOSED URBAN CHARACTER AREAS

Proposed Characters around Metro Stations:

1) Chattarpur Cultural and Tourism
2) Sultanpur Commercial Village
3) Ghitorni Retail
4) Sarvodaya (proposed new station) Entertainment
5) Arjangarh Institutional
 CONCEPTUAL MASTER PLAN
PROPOSED TRANSPORT CORRIDORS

Proposed Major Arterial Road Proposed Connecting Road

 CONCEPTUAL MASTER PLAN
PROPOSED TYPICAL DEVELOPMENT AREA

OPEN SPACES

PROPOSED ROAD
NETWORK

BUIDING BLOCKS

GREEN CORRIDOR

PIAZZA

EXISTING METRO STATION

 CONCEPTUAL MASTER PLAN
PROPOSED CONCEPT MASTERPLAN
PROPOSED URBAN ZONES TYPOLOGY

500 m ZONE 6 minute Walk

1500 m ZONE NMT 6 minute
 PROPOSED URBAN ZONES TYPOLOGY
Low Rise 2 4 Storeys

200 to 250 Residential

Units Per Hectare

Low / Medium Rise, 3

250 to 350 Residential 7
Units Per Hectare Storeys

300 to 500 Residential

Units Per Hectare
 PROPOSED TYPICAL LANDUSE / DEVELOPMENT MIX

Station Piazza / Station 500m Community 1000m Transition 1500m

Overall Development Mix

Residential 40% - 50%
Hotel 3%- 6%
Commercial 10% - 20%
Entertainment 10% - 12%
Retail 10% - 20%
Community / Social 5% - 6%
Education 5% - 6%
Religion / Cultural 2.5%- 5%
 PROPOSED DENSITIES

200 to 250 Residential Units /Hectare

FAR -2
500 m ZONE 6 minute Walk

FAR -3.5
250 to 350 Residential Units /Hectare 1500 m ZONE NMT 6 minute

300 to 500 Residential Units /Hectare

FAR - 6
BUILTFORM TYPOLOGY STATION QUARTER
6 FAR
500 Du/Ha
Mixed Use

40%
6%
10%
10%
17%
6%
6%
5%
BUILTFORM TYPOLOGY COMMUNITY ZONE
3.5 FAR
340 Du/Ha
Residential Dominated

55%
3%
10%
10%
8%
6%
6%
2%
BUILTFORM TYPOLOGY TRANSITION ZONE
2 FAR
190 Du/Ha
Residential Zone

90%
5%
5%
PROPOSED URBAN MASSING TYPOLOGY

FAR -2
2 4 Storeys

FAR -3.5
3 7 Storeys

5 8 Storeys

FAR - 6
8 15 Storeys
 CONCEPT 3D MODEL OF TYPICAL LAYOUT
PROPOSED GREEN
INFRASTRUCTURE
CORRIDOR 2 4 Storeys
2 4 Storeys

3 7 Storeys
3 7 Storeys

5 8 Storeys 5 8 Storeys

8 15 Storeys

PROPOSED
PIAZZA

EXISTING STATION
PROPOSED URBAN GREEN INFRASTRUCTURE
PROPOSED URBAN WATER INFRASTRUCTURE
PROPOSED URBAN SOCIAL INFRASTRUCTURE
PROPOSED UTILITY INFRASTRUCTURE
PROPOSED TRANSPORT INFRASTRUCTURE
National Highway 236

Circumventing Route

Motorised Network Including Bus

Routes
Non Motorised Network

Pedestrian Crossing

Cycle Rickshaw Parking

Cycle Parking
P Cycle Hire
P
P Parking Location
P
CONCEPT MASTERPLAN
OVERVIEW
1) Transit Oriented Development
2) Context Of TOD In Delhi
3) Study Area Phase Ii Yellow Line Metro Corridor From Chhattarpur To
Arjangarh
4) Conceptual Master Plan
5) IMPACTS OF THE DEVELOPMENT
6) Financial Feasibility
7)Conclusions/Way Forward
 IMPACTS OF THE DEVELOPMENT POPULATION FORECASTS
Planned Population as per the MPD 2021 norms WITHOUT TOD
Unplanned Planned Population
Developable Unplanned
Area (Ha) Total Area @250persons per Total
Area (Ha) Population-
Urban (Ha) Ha on Developable Population
Planned Area Urban Villages*
Villages Area*
Scenario 2022 710 435 1145 177,500 82,564 260,064
Scenario 2032 1148 435 1583 287,000 92,336 379,336
Total Projected Population - WITH TOD

Urban Villages Urban Villages Total

TOD 2022 TOD 2032
Total Population
Chhatarpur Sultanpur Ghitorni Ayanagar
A B C A+B+C
Census Year
30,574 13,704 11,036 16,792 72,107 - - 72,107
(2011)
Scenario 2022 33,902 15,141 12,198 21,324 82,564 641,826 - 724,390
Scenario 2032 37,458 16,709 13,463 24,705 92,336 704,725 513,461 1,310,522

TOD would have at least 65 to 70% of increase in the population in the Project area
compared to the Planned Development of MPD 2021 and ZDP Zone J.
 IMPACTS OF THE DEVELOPMENT TRANSPORT
WITH TOD
The proposed network providing alternate routes to travel rather than the national highway
additional trips are accommodated at current level of service.
Pedestrian zones and NMT priority promoted around the station.
Intelligent and innovative approach for safe and well managed parking.
Modal Split: Majority of the trips (49%) are walk trips. Public Transport + IPT share
estimated to increase from 24% (current) to 29% (with TOD).

Existing With TOD

Metro Footfalls: A three fold increase is observed in metro footfalls with TOD as compared
to without TOD.
 SUSTAINABILITY STRATEGY Water Management

SEWAGE TREATMENT TECHNOLOGY

REED BED SYSTEMS or PHYTORID
TECHNOLOGY: Reconstruction of fresh water
wetland ecosystems to treat wastewater.
ADVANTAGES: High Energy Efficient,
Productive & Minimal Sludge Generation &
Low Maintenance, Visual Enhancement of the
environment
OUTPUT: Water for Non Drinking Purposes.

RAIN WATER HARVESTING

 SUSTAINABILITY STRATEGY Solid Waste Management

Municipal Solid Waste (2032)

Biodegradable Waste @40% Non Biodegradable Waste @45% Inert Waste @15%

BIOGAS PLANTS TO THE

BRIQUETTE PLANTS
LANDFILL SITES

TPD: Tonnes per day

Equivalent Cooking
Electricity Briquettes MW/day = Mega Watts per Day
Gas
 IMPACTS OF THE DEVELOPMENT PHYSICAL INFRASTRUCTURE
Water Supply

Reduction in Water Demand through sewage water treatment & storm water
harvesting.

Reclamation and Reuse of Sewage and Storm Water to reduce Water Demand
(2032) from -26% to +10% (Surplus)

Sewage

Grey Water is being reclaimed upto 85% for non potable purposes reducing
the amount of sewage to STPs.

Storm Water Management

100% Rain water harvesting used to augment water supply.
 IMPACTS OF THE DEVELOPMENT PHYSICAL INFRASTRUCTURE

Solid Waste

Reduced Landfill Requirement - 85% of the Solid Waste Generated will be

recycled as equivalent Cooking Gas or Electricity and Briquettes and only 15% of
the inert solid waste will go to the Landfills.

Electricity

Reduction in Electricity Demand through electricity generated from Biogas Plants.

Reutilization of Biodegradable & Recyclable Waste for Electricity would reduce

the Electricity Demand from -11% to +11% and would be a revenue generating
activity within the community.
OVERVIEW
1) Transit Oriented Development
2) Context Of TOD In Delhi
3) Study Area Phase Ii Yellow Line Metro Corridor From Chhattarpur To
Arjangarh
4) Conceptual Master Plan
5) Impacts Of The Development
6) FINANCIAL FEASIBILITY
7)Conclusions/Way Forward
 FINANCIAL FEASIBILITY ANALYSIS: METHODOLOGY
1. Input Domains
Concept Maser Transport Infrastructure Gap
Plan Design Analysis Assessment
-FAR -Private Cars -Water and Waste
-Development Ridership water
Density -Proposed -Rain water
-Phasing Road Network -Energy/ Power
-Land Use Mix -Metro -Solid Waste
2. Assumptions -Green Zones Ridership 3. Real Time
-Public Private Information
participation -Land Valuation
options. Financial Calculations (Source: Consultation with
Total Area Green Zones Land Value local dealers, land owners)
-Phasing
-Land Assembly Area for Construction Costs Sale Value -Development Costs
Infrastructure Fees Government Land (Source: Consultation with
-Population growth
estimate Area for Roads Profit and Risk Private Land
contractor)
-Ownership breakdown
-Sale value, based on Area for Social Infra
(Source: Site Survey)
current rates.
-Transport Assessment
Financial Feasibility Output (Previous Section)
Residual Value - Infrastructure
NPV & IRR assessment
Cash Flow (Previous Section)

Client
Consultation
Comments / Iterations

FINAL
3. 1 REAL TIME INFORMATION: CONCEPT TOD PLAN ON LAND VALUATION PLAN

> 9000 6500 9000 4500-6500 2600- 4500

Rs/sqft Rs/sqft Rs/sqft Rs/sqft

> 12000 Rs/sqft 10000-12000 8000-10000 Rs/sqft 6000-8000 Rs/sqft

Rs/sqft
3.2 REAL TIME INFORMATION : CONCEPT TOD PLAN ON OWNERSHIP PLAN
FINANCIAL FEASIBILITY ANALYSIS- SCHEMATIC CASH FLOW
 MAJOR RISKS

Powerful landowners block project

Cost of land acquisition driven by landowner expectations and lobbying

Major risk is the rate of sale of development - a slower rate than assumed
this can very quickly turn a modest surplus into a significant deficit
mitigation measured to be considered

Phasing flexibility to allow mix of products to be brought forward in parallel

Implications in terms of finance an timescales

Partner with institutional investors looking for income stream from rental
income over longer term to develop and range of flexible products
Iteration Study Scenario Development FAR Net Present Internal Surplus /
Value Rate of Deficit
Return
(In Crores) (In Crores @ 2032)

1 Base Case : 2 (-)1621 3% (+)5139

Without TOD Constant FAR

2 With TOD 6, 3.5, 2 (+)20,774 21% (+)44,628

Varying FAR, refer
Master plan

3 With TOD : 6.6, 3.9, 2.2 (+)26,971 26% (+)54,170

+10% FAR FAR increased to verify
if viable

4 With TOD : 6, 3.5, 2 (+) 25,829 39% (+)44,628

Re-phased Phasing sequence
modified for better
Development return

5a With TOD: 6, 3.5, 2 (+)26,278 31% (+)50,748

Selective Zones Selected zones
developed, rest to be
Development developed privately

5b With TOD: 6, 3.5, 2 (+)29,763 41% (+) 50,748

Selective Zones, Selected zones
developed, rest to be
Re-phased developed privately
CASHFLOW DISCOUNTED CASH FLOW
(IN CRORES)

YEARS
OVERVIEW
1) Transit Oriented Development
2) Context Of TOD In Delhi
3) Study Area Phase Ii Yellow Line Metro Corridor From Chhattarpur To
Arjangarh
4) Conceptual Master Plan
5) Impacts Of The Development
6) Financial Feasibility
7)CONCLUSIONS/WAY FORWARD
 CONCLUSIONS / WAY FORWARD

This study critically analyzed the population forecasts and holding

capacity of the study area based on the permissible activities and their

respective impacts on Traffic and Transportation, and Physical and Social

infrastructure needs over the next 20 years.

The Study also demonstrates that with careful planning, design, financial

modelling and phasing sustainable TOD communities can be created.

 CONCLUSIONS / WAY FORWARD

Further studies includes the;

Detailed Master Plan along with detailing of its various aspects like
Traffic and Transportation,

Physical and Social Infrastructure,

Urban Design Development Codes;

Environmental Impact Assessment;

Heritage Impact Assessment;

Social Impact Assessment;

In co-ordination with stake holders and their role in execution of the

TOD as a development strategy.