In 2001, about 702 sq km of area was estimated to have been built up, accommodating about 138 lakh population. To accommodate the projected population of 230 lakh by the year 2021, a three-pronged strategy is recommended:
i)
To encourage the population to deflect in the NCR towns;
ii)
To increase the population holding capacity of the area within existing urban limits through redevelopment; and
iii)
Extension of the present urban limits to the extent necessary
The area within the existing urbanisable limits of Delhi Urban Area-2001 consists of the planning zones A to H and the Dwarka, Rohini, Narela Sub-city projects. Population holding capacity of A to H zones is to be enhanced through a redevelopment strategy and modified development norms. This will be related with:
Residential development types and their potential for higher absorption.
Redensification of housing areas developed at lower densities and along selected sections of the Metro corridor.
Redevelopment areas should be identified by the concerned agencies and Special Redevelopment Schemes should be prepared with regard thereto for implementation within a stipulated time framework.
iv)
Employment areas / centres
v)
Augmentation and rationalisation of infrastructure - physical and social.
vi)
Increase in transportation network capacity.
The holding capacity of Dwarka, Rohini Phase III, IV & V and Narela is proposed to be enhanced through:
Early and full utilisation of the planned areas and,
Implementation of the schemes under planning stages.
Existing residential areas may provide a potential to accommodate about 153 lakh population ultimately i.e. 114 lakh in Zones A to H and 39 lakh in Dwarka, Rohini Phase III, IV & V and Narela.
Table 3.1 : Zonewise Estimated Holding Capacity of Existing Urban Area
(Population in '000)
Zone
Holding capacity
Existing population
MPD 2001
2001
2021
A
420
570
B
630
624
C
751
679
788
D
755
587
813
E
1789
2798
2800
F
1278
1717
1975
G
1490
1629
1955
H
1865
1226
Sub total
8978
9830
11400
Dwarka
597
1300
Rohini III
96
160
Rohini IV & V
198
820
Narela
179
1620
3222
1070
3900
GRAND TOTAL
122 Lakh
109 lakh
153 Lakh
Note: Population figures are only broad planning guidelines.
The remaining population for the year 2021 will have to be accommodated in the planned new urban extensions.
Out of the remaining 77 lakh (230-153 lakh) population, 29 lakh already exists in villages, census towns, unauthorised colonies and JJ clusters in the present rural areas. Therefore about 48 lakh additional population is to be accommodated in the future urban extensions.
Due to land constraint in the NCTD, the areas earmarked as rural / agricultural in the previous Master Plans have always been under pressure for utilisation for various urban activities and have virtually lost their original character. In future, urbanisation has to be in the areas that have development pressure / potential like the areas along the major transport corridors and fringes of already urbanised areas. It is envisaged that major rural areas would be absorbed as urban extension from time to time with due regard to balanced city development.
At the first instance, to accommodate the projected additional population @ 250-300 pph average city level density, the requirement for urban extension would be 20,000- 22,000 ha. of land within development time frame of 15 -16 years. The immediate urban extension could be in the zones of J to L, N & P (I & II). The land required for urban extension, will have to be assembled for planned development. Considering the constant pressure on the rural land, new farmhouses and motels shall not be permitted in the proposed Urban Extension as per MPD-2021.
The previous Master Plan proposals for retention of Green Belt have not been maintained and a considerable part has already been utilised for both, planned and unplanned developments
The Plan stipulates that the land upto the depth of one peripheral village revenue boundary along the border of NCTD, wherever available, would be maintained as Green Belt. Considering the constant pressure on the rural land, new motels shall not be permitted in the green belt. However, existing village abadis, regularized unauthorized colonies and approved motels may continue in the green belt. (Refer Table 9.4, Chapter 9.0 Environment, for permissibility). GNCTD shall be responsible for ensuring utilization of land in Green belt in accordance with permissible uses
Land in the Urban Extension is proposed to be broadly distributed in different land uses in the following manner as shown in Table 3.2.
Table 3.2 : Land use Distribution
Land use
% of Land
Residential
45-55
Commercial
4-5
Industrial
Green/Recreational*
15-20
Public & Semi-Public Facilities
8-10
Circulation
10-12
*This does not include green areas within the various gross land use categories.
On an average the space required per person would be 40 sqm, covering about 920 sqkm of urban area for the projected population of 230 lakh in year 2021.
A planned city for an environment of convenience should have a hierarchical cellular structure; with nuclei to contain essential facilities and services at different levels. The pattern of a community module is conceived as residential area containing a 'neighbourhood' with senior secondary school and shopping facilities for day-to-day needs. The higher level of additional facilities is to be provided at Community, District and Zonal / subcity levels. Such a structure could be maintained in the process of the preparation of plans on the basis of the standards set in the Table 3.3:
Table 3.3 : Hierarchy of Urban Development
Level
Facilities
Area in sq.m.
To be
No.
Per Unit
Total
provided/
indicated
LOP
ZP*
1
2
3
4
5
6
7
1. Housing Area Population-5000
1. Convenience shopping
1000
●
2. Totlot
20
125
2500
3. Housing area Park
5000
4. Housing area Play ground
5. Anganwari
200-300
400-600
6. Milk Booth
As per standard
design of the
concerned
Department
2. Neighborhood Population-10000
1. Primary School
2000-4000
2. Sr. Secondary School
6000-8000
3. Religious building
400
800
4. Electric Sub Station 11 KV
80
5. Banquet Halls
800-2000
6. Local shopping
3000
7. Service Market
2000
8. Informal Bazaar / Rehri Bazar
9. Three wheeler & Taxi Stand
10. Neighborhood Park
10000
11. Neighborhood Play Area
5000-10000
12. Underground water tank with booster station and OHT
13. Sewage Pumping Station
500
14. Coaching centres, IT & language training centres
15. Dhalao including segregation
200
16. Dispensary
800-1200
17. Local level waste water treatment facility
As per requirement
3. Community Population-1,00,000
1. Hospital 'C' (101 beds & 200 beds)
5,000-10,000
2. Hospital 'D' (upto 100 beds)
2,500-5,000
3. a) Family Welfare Centre
500-800
b) Pediatric Centre 1
each
c) Geriatric centre
d) Diagnostic center
4. Maternity Home
1,000-2,000
2,000-4,000
5. Nursing Home / Polyclinic
6. Dispensary for pet animals & birds
300
7. Police Post
1,000
8. Community Recreational club
2,000
9. Socio-Cultural activities (auditorium, music, dance & drama centre / meditation & spiritual centre)
10. Night Shelter
11. Multipurpose Community hall (provision for marriages, small public gathering, function,eating joint and library,gym etc.)
12. LPG Godowns
3 LPG Godowns
per 1 lakh population
13. SKO/ LDO outlet
As per standard design of the
concerned department
14. Electric sub station 66 KV
8,550
17,000
15. Community Centre
As per norms/
requirement
16. Informal Bazaar
17. Community Park
a) Park
50,000
b) Multipurpose Park / ground
20,000
18. Community Sports Centre
10,000-30,000
19. Bus Terminal
20. Waste water treatment facility requirement
21. Sewage Pumping Station
22. Parking space for parking of buses, LMVs, IPTs, etc.
6000
4. District Population-5,00,000
1. Hospital 'A' (501 beds & above)
25,000-45,000
2. Hospital 'B' (201 beds to 500 beds)
15,000-25000
30,000-50000
3. Veterinary Hospital for pet animals & birds
4. Vocational Training Centre (ITI / Polytechnic / Vocational Training Institute / Management Institute / Teacher Training Institute etc.) Research and Development Centre
4,000
5. School for Mentally Challenged
6. School for Physically Challenged
7. General College 1
As per the
UGC norms
8. Professional College (Engineering)
AICTE norms
9. Police Station
10,000
10. Fire Station (5 to 7 km radius)
30,000
11. Old Age Home
12. Care Centre for Physically / Mentally challenged
13. Working women-men hostel
14. Adult Education Centre
15. Orphanage / Children's Centre (one each)
16. Electric sub station 220 KV
29,600
17. District Centre
4,00,000
18. Service Market
60,000
20. Bus Depot
21. District park
2,90,000
a. Park
2,50,000
b. Multipurpose ground / Park
40,000
22. District Sports Centre
30,000-1,00,000
23. Recreational club
5,000
24. Cremation ground
5. Zonal/Sub City 10,00,000
1. Medical College
As per
Medical
Population Council of
India /
Regulatory
Body
2. Nursing and Paramedic Institute
3. Telephone Exchange
2,500
4. RSU (Remote Subscribe Unit)
1 for
3 km
radius
5. Sub City Wholesale Market
1,50,000
6. Bus Depot
7. Head Post Office & Administration Office
8. Sewage Pumping Station
9. Municipal Office for water & sewerage
10. Sewerage Treatment Plant (180 mld)
2,34,000
11. City Park
10,80,000
10,00,000
b. Multipurpose ground
80,000
12.Old Age Home
13. Divisional Sports Centre
3,00,000
14. Burial ground / Cemetery
15. Religious Centre
16. Science Centre
LOP - Layout Plan ZP - Zonal Plan
In addition, the following facilities shall also be provided at city level:
Table 3.4 : City Level Facilities
Area (in ha.)
1.
University Campus
sites in Urban Extension
Up to 20.0
a) Academic incl. Administration
b) Residential
c) Sports & Cultural Activities
d) Parks & Landscape
2.
District office and battalion
for each administrative zone
3.
Police Lines
4.
District Jail
25 lakh population
5.
Police Training Institute / College
City level
(To be located in fringe area)
6.
Police Firing Range
Up to 10.0
7.
Police Camp
8.
Interstate Bus Terminus (ISBT)
10
9.
International Conventional Centre
At city level
10.
Fire Training Institute / College
(One site in Urban Extension)
11.
Disaster Management Centre
1 for each
1.0 Ha along with
administrative zone
suitable open area
(2Ha) for soft parking,
temporary shelter,
parade ground etc.
12.
Exhibition-cum-Fair Ground
sites in Urban Extension.
Up to 40.0 each
13.
Religious Centre
14.
Integrated Office Complex
1 for each administrative zone.
1.5
15.
Amusement Park
Up to 10 ha., in District Park.
16.
International Sports Complex
About 200 Ha to be reserved wherever possible in Urban Extension.
17.
Veterinary Institute
As per Veterinary Council of India / Ministry norms (subject to availability of land).
Note:
i.
Post office counter, telegraph office, courier service counter, Internet counter, bank counter / ATM permitted in all use zones / under mixed use as per requirement.
ii.
These are suggestive norms and lower norms could be adopted in built up areas / special areas, etc.
iii.
For the Zonal Development Plans in Urban Extension, the facility belts / corridors shall be detailed out in the layout plans.
The scope for development of urban extensions on a large scale is restricted due to limitations of buildable / urbanizable land in Delhi. Therefore, the option of redevelopment through a process of reorganisation and utilisation of the land already developed will be a major element of the overall city development plan.
A redevelopment strategy for accommodating more population in a planned manner is to be taken up on priority in all use zones for efficient and optimum utilization of the existing urban land, both in planned and unplanned areas. This would have to be based on provision of infrastructure viz. water supply, sewerage, road network, open spaces and the essential social infrastructure.
To encourage the growth impulse for regeneration in the target redevelopment areas, the possible incentives and modalities recommended include grant of planning permission at the scheme level with permission to reorganize / pool properties for planning purposes, provision of social infrastructure through Transferable Development Rights or Accommodation Reservation and reduced space standards for unplanned areas, enhanced FAR for specified redevelopment areas and application of flexible concept of mix-use zones in Special Area & Villages on scheme basis.
The target areas for redevelopment will have to be identified on the basis of their need for up-gradation and potential for development. Redevelopment Schemes will be prepared by the respective local body / land owners / residents. The concerned local body should promote private land owners to take up assembly and redevelopment of a minimum area of 4 hectares. Some of the areas identified are:
3.3.1.1 Planned Areas
A. Influence Zone along MRTS and major Transport Corridor
Growth of Delhi over the years has been on the ring and radial pattern with reliance on road based public transport. The development envisaged by the previous Plans was poly nodal with hierarchy of Commercial Centres located either on ring or radial roads. The proposed MRTS network will bring sizable urban area within walking distance from the proposed stations. This will have an impact on the existing structure of the city and consequently its development. This changed scenario provides opportunities for city restructuring and optimum utilization of the land along the MRTS corridors. In this process, a sizable proportion of the additional population with requisite facilities and employment can be absorbed along these corridors.
Influence Zone along MRTS corridor is envisaged as intensive development zone. The scheme for Redevelopment of Influence Zone shall be prepared on the basis of the following:
Maximum upto 500 m. wide belt on both sides of centre line of the MRTS / Major Transport Corridor (to be identified in consultation with GNCTD) will be designated as Influence Zone which will be identified in the respective Zonal Development Plans.
Entire approved layout plan of a scheme will be included in the zone if more than 70% of the plan area falls inside the influence zone. In case of large schemes, block / pocket boundary should be considered as one scheme for this purpose.
The approval of schemes will be granted only after commencement of execution of the respective phase of MRTS.
iv.
Development Controls applicable will be as permissible for the respective use zones / use premises.
v.
Higher FAR and height can be availed of through the preparation and approvalof comprehensive integrated scheme.
vi.
In the proposed Urban Extension areas the land uses will be integrated with the proposed movement corridors at planning stages only.
vii.
The following areas shall be excluded from the enhancement of FAR:-
- Lutyens' Bungalow Zone, Chanakya Puri., DIZ Area and Matasundari Area.
- Civil Lines Bungalow Area.
- Monument Regulated Zone (As per ASI guidelines).
- Property development of DMRC.
- Comprehensive commercial schemes.
B. Re-densification of low-density areas
There is a large proportion of underused land with a number of vacant sites as well as dilapidated built-up areas lying vacant in the city. Many of such areas are owned by Government of India. Such areas are recommended to be planned for redevelopment with higher density in order to make optimum use of land resource as per the prescribed norms.
C. Redevelopment of Other Developed areas
In Delhi, including New Delhi (NDMC area), a large number of housing, commercial and industrial areas are old and characterized by poor structural condition, sub-optimal utilisation of land, congestion, poor urban form, inadequate infrastructure services, lack of community facilities, etc. These are to be redeveloped as per the prescribed norms and development controls and with the initiative / consultation with the Residents' society / RWA / Traders' Associations.
3.3.1.2 Special Area
The Special Area as defined in the Plan has been divided into three separate parts, namely (i) Walled City (ii) Walled City and Extension and (iii) Karol Bagh. These are characterized by a mix of different land uses and have similarities in compact built form, narrow circulation space and low-rise high-density developments, mainly accommodating residential, commercial - both retail or wholesale and industrial uses. Therefore, it is important that the areas, which are already established with identified uses, continue to play an active economic role. The Authority may further designate certain other areas as 'Special Area'.
The strategy is to provide suitable framework for allowing mix-use activities appropriate to the character of the areas as per the individual schemes having greater flexibility in terms of permitting variety of uses namely, commercial use (shops, offices, banks etc.), household industries or outlets for specialized services etc. However, the criterion of selection of the mix-use activities shall be as per Mixed Use Regulations.
Required parking and open spaces will have to be provided as per the norms, while reduced space norms for other facilities may be accepted. The redevelopment areas should ensure modern services and amenities, thereby eliminating risk generating structures and activities.
The regulations for Special Area shall be different from other areas. All these areas are to be brought within the planning purview. For this, the owners can jointly redevelop on the basis of the norms and regulations to be prescribed.
A. Shahjahanabad (Walled City)
The most important part of the Special Area is the traditional City of Shahjahanabad, part of which is a core of the business district. The area is prone to commercialisation, particularly with improved accessibility due to the MRTS. The Plan proposes to regulate and shift noxious and hazardous wholesale trades and industrial activity from this area
Traditional areas in Walled City need special treatment to conserve its heritage value while retaining the residential character. Redevelopment of government owned katras is to be taken on priority. However, redevelopment would also be promoted in privately owned katras simultaneously. Permission of activities in use premises and building control regulations shall be as follows:
The area surrendered for public facilities or for heritage value to be used as tradable FAR.
Street pattern:
The street pattern in residential area is proposed to be restructured with linkages from the metro stations. The minimum road width and prioritizing of road widening are dictated by fire and other disaster management criteria. The streets, having 30m to 50m lengths, shall have a minimum of 3m width and streets having more than 50m length shall have a minimum of 4.5m width. Common facilities shall be located with linkages to pedestrian roads and metro stations.
Subject to preparation and approval of an Integrated Redevelopment Scheme, higher FAR and other development controls can be considered. This provision is also subject to requirement of heritage controls, parking, accessibility of emergency vehicles and basic services.
B. Walled City Extension
Pahar Ganj, Sadar Bazar, Roshanara Road and their adjoining areas comprise the Walled City and Extension. These are old congested built-up areas and for up-gradation of the environment in these areas, minimum level of infrastructure and parking facilities should be provided.
The redevelopment in these areas shall be in accordance with the respective comprehensive redevelopment schemes with conservative surgery as a planning tool, as far as possible.
In the Special Area Plan, use zones have been marked in different pockets of the `Other Urban Renewal Areas'. These pockets shall be planned for the respective use zones assigned. The redevelopment schemes for different use zones shall generally adopt regulations prescribed in the Development Code except in cases where special provisions have been made / proposed in this Plan.
C. Karol Bagh
Karol Bagh has become one of the important commercial centre outside the Walled City. The invasion of commercial activity has pushed out the residential use substantially. Karol Bagh area is due for comprehensive redevelopment on the basis of mixed-use concept with provisions of parking and up-gradation of facilities and utilities. The gridiron pattern should be treated as an asset to regulate and pedestrianize the traffic movement.
3.3.1.3 Unplanned Areas
A. Slum and JJ Clusters, Resettlement Colonies and Unauthorised Colonies
In-situ up-gradation of the land pockets of slum and JJ Clusters, which are not required for public / priority use is the first option for provision of affordable housing for rehabilitation of squatters. Resettlement colonies though planned, are also to be upgraded in a similar way for infrastructure provision. Similarly, unauthorized colonies slated for regularization are also proposed to be improved through redevelopment by ensuring participation of the inhabitants.
B. Villages
The villages in Delhi have undergone significant physical and functional transformation related with their specific location. Villages are characterized by a mix of different land uses and have similarities in compact built form, narrow circulation space and low-rise high-density developments. These mainly accommodate residential, commercial and industrial uses and function as a mix. It is important that these areas, which are already established with identified uses, continue to play an active economic role.
Comprehensive schemes for the development of villages should be prepared by the concerned local bodies with the aim of provision of optimal facilities and services within the abadis and integration with the surrounding areas. Towards the latter objective, development along the peripheries of the villages should be carefully planned, wherever necessary for the provision of services and green / open areas, circulation, etc. This aspect should also be kept in view while preparing layout plans for urban extension areas.
For provision of social and educational facilities, reduced space standards shall be adopted. The facilities like community hall, dispensary etc. may be grouped together depending on the availability land. Small shops shall be permissible in residential plots on ground floor as per provisions of Mixed Use Regulations in village abadi including rural (para 15.6.3).
The basic objective of redevelopment is to upgrade the area by implementing specific schemes on the basis of existing physical and socio-economic conditions in the following way:
Influence Zone along MRTS Corridor and the Sub-Zones for redevelopment and renewal should be identified on the basis of physical features such as metro, roads, drains, high tension lines and control zones of Monuments / Heritage areas, etc.
The residents / cooperative societies / private developers should get the layout and services plan prepared in consultation with the concerned authority for approval.
Within the overall Redevelopment / Regularisation plans, building plan approval shall be at following two stages:
a)
Planning Permission for an area of around 4 Ha. This permission may not be required in case an approved layout / Redevelopment / Regularisation plan exists.
b)
Cluster Block for a minimum area of 3000 sq.m. The owners should pool together and reorganise their individual properties so as to provide minimum 30% of area as common green / soft parking besides circulation areas and common facilities.
Individual buildings shall be given sanction by the concerned authority within the framework of cluster block approval.
c)
The norms of Group Housing with respect to ground coverage, basement, parking, set backs etc. (except FAR) shall be applicable.
Amalgamation and reconstitution of the plots for planning purpose will be permitted.
To incentivise the redevelopment a maximum overall FAR of 50% over and above the existing permissible FAR on individual plots subject to a maximum of 400 shall be permissible. Higher FAR shall however not be permissible in redevelopment of Lutyens Bungalow Zone, Civil Lines Bungalows Area and Monument regulated Zone.
In case of plots with service lanes, the lane area may be included in the scheme. However, no FAR / coverage will be granted and the area shall be used as public area.
vii)
The standards of housing density, minimum width of roads and community facilities can be relaxed, wherever justified, by planning considerations (e.g., pedestrianization of the area).
viii)
The Public and Semi-public uses and services like hospitals, dispensaries, colleges, schools, police stations, fire stations, post offices, local government offices, parking etc. shall be retained in their present locations as far as possible and if not, relocated as part of the redevelopment scheme. Alternative sites shall be indicated in the Redevelopment Schemes / Zonal Development Plans. Any change or addition thereof shall be in accordance with the overall policy frame prescribed in the plan.
ix)
Reduced space standards may be adopted for community facilities / social infrastructure for the areas mentioned in 4.2.2.2 B sub para (ii) 'social'. The land required for any public purpose may be acquired with the consent of the owner through issue of Development Rights Certificate in lieu of payment towards cost of land as per the prescribed regulations. The concept of Accommodation Reservation i.e. allowing construction of community facilities without counting in FAR may also be utilized.
x)
Subject to preparation and approval of integrated / comprehensive Redevelopment schemes and provision of parking and services, up to 10% of the FAR may be allowed for commercial use and 10% of the FAR for community facilities with a view to trigger a process of self-generating redevelopment.
xi)
The circulation pattern should include segregation of pedestrian and vehicular traffic, entry control, access of emergency vehicles to every block, provision of adequate parking etc.
xii)
Appropriate levies for increased FAR, and landuse conversion shall be charged from the beneficiaries by the competent authority as per prevailing rules / orders.
xiii)
Urban Design and Heritage to be ensured as per the guidelines.
xiv)
The land use shall be governed as per the Master Plan / Zonal Development Plan. The non-residential use will be permitted as per the provisions of the Mixed Use Regulations and Special Area Regulations.
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