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Area Planning Zone-F, Delhi

DEC 2006 Mixed use and Commercial Aspect

Area planning Zone-F, Delhi

A Repor t on

MIXED USE AND COMMERCIAL USEASPECT

By:Students of 3rdyear, 5thsemester, Bachelor of Planning (2004-08),

Depar tment of Physical P l anning,

School of Planning and Architecture, New Delhi-2

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For ahumblestart

Before we start being critical with the words within the report , we will like

to write the word thanks for our studio director Mrs. Poonam Prakash

Studio Faculty Mr. Mayank mathur and Mr. Ashok Bhattacharjee for their

innumerable invaluable suggestions at each and every micro and macro level

step we put forward. Wewill like to thank all other people and organisation

who helped us directly or indirectly towards thesuccessful completion of the

task we took. Finally, we will like to specially thank Mrs. Geeta Diwan

Verma and Mrs. I .P. Parathe for providing an altogether new view ports

towards theexercise, by coming to our Studios.

Students of Bachelor of Planning (2004- 08)(3rd year, 5thsemester)

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The Diverging Minds Converging Souls Behind the report:(Students of Bachelor of Planning, 2004-08)

1. Abhishek Singh Rathore

2. Anish Puri

3. Chitresh Kumar

4. Deepak Chauhan

5. Pragya Shree

6. Ram Khandelwal

7. Raina Singh

8.

Pranav Praveen

9. Viraj Nijhara

10.Dhirendra Singh

11.Rima Mondal

Studio Faculty:

Director,

Mrs. Poonam Prakash

Mr. Mayank MathurMr. Ashok Bhattacharjee

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Preface

The main motive of planning is to provide an environment sustained in an equitable manner

among the users as well as,the sustainability should remain efficient in terms of the uses. Good

planning process and a better plan is all about achieving the above told. This should be done in

the best manner under the given constraints within the society.With a visiontowards learning

the above stated Planning goal at the level of Zonal Development Plan, the Case study of Zone

F, Delhi was taken as The Studio Exercise for 3rdyear Bachelor of Planning (2004 -08).The

Studio Exercise is Divided in two Parts the first part deals with the equity among the users while

the second part deals with equity among the uses.

The First half of the Studio focused towards establishing equity among the Users with the path

breaking Arjun Camp (near Vasant Kunj) Judgement. The study alsotried and to a great extent,

succeeded to re-establish the faith in the existing planning approach. This was about following

the hierarchical plan (Master Plan, Zonal Plan and Layout Plan) to achieve the Planning goals of

equity and efficiency.

With this establish faith the next study tried to confirm the goal of achieving equity and

efficiency among the uses. The study of Mixed use policy and the much talked about Tejendra

Khanna committee report on the Mixed use was taken in the second half of the studio. To check

the implications at the Zonal level the study was done at the community level (1 lakh

population) and Sub Zone F-12 and F-13 were selected as the study area considering their

heterogeneous character in terms of type of residential development.

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CONTENTS Page no.

1. INTRODUCTION

1.1 Aim 1

1.2 Objective 1

1.3 Limitations 1

1.4 Methodology 1

1.5 Study Area Delineation Criteria 2

1.6 Context (Spatial and Planning) 4

1.7 Introduction to the Sub Zones (F12, F13) 5

1.8 Introduction to the Study Area 6

2. HISTORICAL PERSPECTIVE

2.1 Introduction (Mixed Land Use) 9

2.2 Studies Done While Revising First Master Plan 9

2.3 Policies on Mixed Land Use (MPD-2001) 10

2.4 Development Code -Mixed Land Use Regulations 10

(MPD-2001)2.5 Intended Mixed Land Use 11

2.6 Additions/Alterations in the Development Code 11

(MPD-2021)

2.7 Monitoring 11

3. STUDY OF TEJENDRAKHANNA COMMITTEE REPORT

3.1 Introduction -Background / Circumstances for Setting up 12Of Committee

3.2 Terms of reference of the committee 12

3.3 Methodology followed by TKC (as identified by us) 13

3.4 Considerations Guiding the Committee 14

3.5 Analysis 14

3.6 Recommendations (resulting from analysis) 16

3.7 Summing Up 19

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4. NOTIFICATIONS ON MIXED LAND USE

4.1 The notification issued on 28thmarch 2006 20

4.2 Issues that arise from the series of modifications to MPD 2001 21

5. Concurrent Developments in the Court Case and Media

5.1 Issue regarding the case 23

5.2Developments (case) 23

6. IMPLICATIONS AT ZONAL LEVEL ( ZONEF)

6.1 Master Plan Considerations (On Mixed Use) 26

6.2 Major modifications to mixed land use policy 26

6.3 Provisions for mixed land use (ZDP 2001) 27

6.4 Conclusions 28

6.5 Provisionsfor mixed land use (MoUD notification 7th sept. 2006) 28

6.6 Street Identification and implication (notification7thsept) 30

6.7 Major Issues Regarding Mixed Land use 32

6.8 Implications at zonal level: 32

7. Nature and extent of Building use:inthe study area

7.1 classification based on housing typology 347.2 survey analysis 34

7.3 The loopholes in the notified modifications 38

7.4 Conclusions 46

7.5 Proposals 46

7.6 conclusions 47

7.7 Issues identified 47

7 .8 Implementation of the policies and regulations 48

7 .9Analysis 48

7 .10 Conclusion 49

7 .11 Recommendations 49

7.12 Implementation 50

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8. Planned commercial space

8.1 Introduction 51

8.2 Evaluation 52

8.3 Observations 53

8.4 Sub zone requirements as per ZDP2001 zoneF 56

8.5Existing situation of commercial facility in sub-zone 57

F-12 and F-13

8.6 Occupancy rate 61

8.7 Property values in planned commercial areas: 62

8.8 Traders perception 63

8.9 Shops across colonies of different tiers 65

8.10 Observations and conclusions 66

8.11 Commercial space deficiency (at different level) 67

8.12 Possible suggestions (at different level) 68

9. Peoples perception

9.1 residents perception 71

9.2. Peoples perception from residential premises having shops on 73

ground floor

9.3. Perception of traders from planned commercial areas 74

9.4. Perception of traders operating from residential areas 75

9.5. Issues identified 76

8.6 conclusions 78

10. Issues and implications

10.1 structure of the chapter 81

10.2 concept of mixed land use 82

10.3 pros and cons of mixed land use 82

10.4 applicability of mixed land use in Delhis scenario 82

10.5 causes for occurrence of non-residential use in residential premise83

10.6 implications and issuesof 7thSeptembernotification 85

10.7 changes apparent from the 7th SeptemberNotification 87

10.8 proposals 89

11. Conclusion 93

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List of Figures

Figure 1.1 Methodology of the study 3

Figure 1.2 Context Area 4Figure 1.3 Housing Typology in and Around Study Area 6

Figure 1.4 Study area 8

Figure 3.1 Methodology followed by TKC 13

Figure 6.1 Street identification (Zone-F, Delhi) 33a

Figure 7.1 extent and nature of miss use in vasant vihar 34

Figure 7.2 extent and nature of miss use in Vasant kunj 35

Figure 7.3 Extent and Nature of misuse in munirka 36

Figure 7.4 options and possible scenario towards 39Commercialisation

Figure 7.5 scenarios 1 and 2 towards Commercialisation 41, 42

Figure 7.6 extent of on residential activity stretch 1 44

Figure 7.7 extent of on residential activity stretch 2 45

Figure 7.8 Munirka not permitted uses 47

Figure 8.1 Procedure followed (for analysis and proposal): 51

Figure 8.2 Chart showing the percentage of Facilities 52Developed

Figure 8.3 Chart showing the percentage of Facilities 53Developed or at Planning and Development stage

Figure 8.4 Chart: showing the status of different hierarchy 54Facilities at Zonal level

Figure 8.5 Chart: showing the required and existing 55No. of Formal Shops per 1000 population

Figure 8.6 Charts: showing the occupancy before and after 62Amalgamation at different hierarchy ofCommercial spaces

Figure 8.7 Chart: showing the Ownership 63

Figure 8.8 Chart: showing the catchment area64

Figure 8.9 Chart: showing the mode for supply of goods 64Figure 8.10 Chart: showing the status of shops in planned 65

Commercial area of Tier I colonies (Vasant Vihar)

Figure8.11 Chart: showing the status of shops in planned 66CommercialArea of Tier II colonies(Vasant Kunj, Munirka Enclave and Vihar)

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List of Tables

Table 6.1 Mixed land use policy provision over time 27

Table 6.2 Streets in ZoneF 30

Table 6.3 Tier wise no. of Streets 32

Table 8.1 Shops required at different levels for 52

1000 persons (1981)

Table 8.2 shops required at different levels for 52

1000 persons (2001)

Table 8.3 Showing the percentage of Facilities Developed 52

Table 8.4 showing the percentage of Facilities Developed 53

or at Planning and Development stage

Table 8.5 Status and the percentage of Facilities at 54

different stages At Zonal And Community Level.

Table 8.6 No. Of Shops existing and as per norms 55

per 1000 population at Different hierarchy

Table 8.7 Facility requirement and proposed for sub zone f-12 56

and sub zone f-13 as per Proposed population

(Holding capacity ZDP -2001)

Table 8.8 Facility requirement and proposed for sub zone f-12 56

and sub zone f-13 as per the existing population 2006

(Calculated on the basis of decadal growth of Delhi

Table8.9 showing the no. of facilities required by the proposed 57

2001 population and the calculation approximate

existing population in 2006

Table 8.10 showing the no. of facilities required by the proposed 57

2001 population by ZDP.

Table8.11 showing the no of shops needed to be developed as per 58

population ZDP 2001 and the no. of shops developed by

DDA.

Table8.12 showing the no of shops needed to be developed 59

by DDA and existing shops.

Table8.13 showing the no of shops and gap considering type of use 60

Table 8.14 showing the Shops left after amalgamation out of the 61

occupied shops

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Table 8.15 showing the value of planned and unplanned commercial 62

Spaces pre and post demolition drive

Table8.16 showing the status of shops in planned commercial area 65

of Tier I colonies (Vasant Vihar)

Table 8.17 showingthe status of shops in planned commercial area 65

of Tier II colonies

Table 9.1 sample size (People surveyed) 70

Table 9.2 issues and possible options 79

Table 9.3 suggestions and their Status 80

Table 10.1 identification of probable pros and cons 82

Table 10.2 Existing scenario in the study area with respect 83

to commercial activity

Table-10.2 Implications and Issues of 7thSeptember Notification 85

Table-10.3 Implications and issues arising due to inefficient 86

pricing policy and monitoring

Table-10.4 Issues arising from the Mixed Use Regulations 86

Table 11.1 Relationship between different hierarchies of plans 95

Table 11.2 operationalization of objectives of equity and efficiency 96

ANNEXURES

Annexure 1 chapter 5 (a)

Annexure 2 chapter 5 (b)

Annexure 3 chapter 4 Notifications

Annexure 4 chapter 8peoples perception

Annexure 5 MIXED USE (chapter 15, MPD 2021) draft

Annexure 6 28thMarch notification

Annexure 7 7thSeptember notification

Annexure 8 15th

September notification

Annexure 9 Survey formats of primary survey

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