Mixed Use Planning In Delhi

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

3

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." 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 1


A. THE PROJECT

Delhi is a metropolis with 16.75 million population in 2011. It is the world’s second most populous city and India’s 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 28°34'30.22"N latitude and 76°58'32.22"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 2


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.

6

UTTIPEC (2012), Transit Oriented Development Policy, Norms and Guidelines, UTTIPEC, DDA, New Delhi. P. 2 3


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

4


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


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.

6

Mixed Use Planning In Delhi

Recommend Documents