Chapter - 5 : Land Management & Urban Growth - Centre For ...
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
Chapter – 5 : Land Management & Urban
Growth
IL&FS ECOSMART
Chapter – 5 Land Management & Urban Growth
CHAPTER - 5
LAND MANAGEMENT & URBAN GROWTH
5.1 INTRODUCTION
Delhi is located strategically on two National Highways (NH-2 & NH-8) that
connect Delhi to Kolkata and Mumbai. NH-2 & NH-8 are two prime vertices of
the Golden Quadrilateral Corridor of the National Highways Development
Project. The city attracts a migrant population of 645 per day from various part
of the country, mainly from the northern region. In order to control the
unprecedented growth of Delhi, the approach of ‘planned decentralization’ has
been suggested as per the MPD-1961 & 81 and NCR Plan 2001 & 21.
This chapter deals with the physical growth trends and planning efforts
undertaken in Delhi. An attempt has been made to understand future growth
trends and issues related to urban development. The approach at the NCR
level is presented in the box below:
The NCR Plan 2021 has proposed a six tier settlement system i.e. Metro
Centre, Regional Centre, Sub-Regional Centre, Service Centre, Central
Village and Basic Village. Seven metro centers (Faridabad-Ballabhgarh;
Gurgaon-Manesar, Gaziabad-Loni, NOIDA, Sonepat-Kundli, Greater NOIDA,
Meerut) are proposed as potential growth nodes to attract capital functions
and activities and help in population dispersal from the national capital.
Because of their special functional status and size, a very high level of
physical, social and economic infrastructure (better than that in the capital)
is required to be developed within these towns/complexes. The respective
participating states and their agencies would not only be required to create
the necessary infrastructure themselves in these Metro Centers but also
facilitate the private sector investment therein.
5.2 CONSTITUENTS OF DELHI
The National Capital Territory, Delhi (NCTD) area consists of the following three
municipal areas-
(i) New Delhi Municipal Corporation (NDMC) area at the core. This is the
imperial Delhi spread over an area of 42.74 km2 which was established in
1911. It comprises of government Offices & residential areas and
commercial nodes with wide roads, parks and open spaces etc. The
NDMC area is administered by an 11 member council comprising 3 MLA’s;
five government officers and 2 civilians nominated by Central
Government; and a chairperson appointed by Central Government. The
Council reports directly to Central Government.
(ii) Municipal Corporation of Delhi (MCD) area, occupying 1397 sq. kms, or
most of the area of the city. The MCD further comprises the following
areas:
• Old Delhi comprising of the walled city (Shahajahanabad) and
densely built up areas between the Red Fort and the New Delhi
Railway Station on the periphery;
Client : Dept. of Urban Development, Govt. of Delhi 5-1
Consultant : IL&FS Ecosmart Limited
Chapter – 5 Land Management & Urban Growth
• Civil lines along the Ridge and Delhi University area in the North with
large plots and open spaces;
• New colonies, which have come up in last 50 years on the Southern
and Western sides;
• New development across the Yamuna river comprising of Shahadara
in the North, Patparganj & Mayur Vihar in the South;
• 728 squatter settlements, spread over an area of 9.68 km2 all over
the NCT area.
• Around 185 villages in outer Delhi area and 135 urban villages
characterized by haphazard development with marginal municipal
services etc. (outer Delhi is included in MCD limits and accounted for
in the MCD area).
The MCD is administered by an elected council comprising ward
councilors from each of the 137 wards in the area. (refer Section 13,
“Institutional Arrangement”). The MCD reports directly to the Central
Government.
(iii) Delhi Cantonment area between the Airport and the NDMC area, spread
over an area of 42.97 km2. The cantonment area is administered by the
Delhi Cantonment Board (DCB), which reorts directly to the Central
Government (Ministry of Defence).
In 1999, the urban area of Delhi covered 701.62 Sq. Kms (Refer Table 5.1 and
5.2; and Figure 5.1).
Table 5.1: Constituents of National Capital Territory of Delhi
Total Area Total Population
Constituents in km2 in ‘000
(2001) 1981 2001
MCD AREA 1397.3 6899 11244
Walled City Area 11.6 582 570
Walled City Extension 23.0 568 624
Rest of MCD Area (including
1362.7 3768 8049
Urban Extn. and Rural areas)
NDMC AREA 42.7 496 587
DELHI CANTONMENT BOARD 43.0 NA NA
NCTD AREA 1483 - -
Source: (i) Master Plan of Delhi-2001 & 2021; (ii) Status Report for Delhi-21, Delhi Urban
Environment and Infrastructure Improvement Project (DUEIIP), January 2001
Table 5.2: Delhi Area Statistics
S. Item Area (Sq.
No. kms)
1. Total Area 1483
2. Urban Area* 701.62
(47.3%)
3. Natural Features to be Conserved** 195.09
4. Balance Area Available for Urbanisation 586.29
5. Addl. Area Proposed for Urbanisation (2021)*** 276.29
6. Proposed Urban Area (2021) 977.91
(66%)
* As per IRS-IC LISS 3 Satellite Data
** Including. forests, ridge, rivers, wildlife sanctuaries, other water bodies and drains
*** Preliminary estimate, MPD 2021
Client : Dept. of Urban Development, Govt. of Delhi 5-2
Consultant : IL&FS Ecosmart Limited
Chapter – 5 Land Management & Urban Growth
Total Area of these Zones is These Zones are holding
20-22000 hectare. population more than
Additional population of 2.5 assigned during MPD 2001.
million to be accomm-odated in
The activities such as
these zones at a density of 250
pph.
wholesale Market; ISBT;
Vegetable Market et. can be
P1 & P2 removed from these Zones
to Urban Extns.
N
M
C
H
O
E
B A
K1
& D
Re densification of the K2
G
zones with low density and L
high land value has been F
proposed
J
Figure 5.1: Planning Division in NCTD Area
5.3 EXISTING CITY ASSESSMENT
Delhi city region comprises of three components (i) Existing Urban Area; and (ii)
Urban Extensions. The existing urban area has been classified as (a) Planned
area; (b) Special Area; (c) Ecologically sensitive areas and (d) Unplanned areas.
The descriptions of these areas are presented in Table 5-3.
Table 5.3: Description of Various Components of Delhi Urban Area
Components
of Delhi Urban Description
Area
The planned area of Delhi include (i) Influence area along MRTS and
Major Transport Corridor; (ii) Lutyens Bunglow Zone; (iii)
PLANNED Chanakyapuri area; (iv) DIZ area; (v) Mata Sundari Area; (vi) Civil
AREAS Lines Bunglow area; (vii) Other part of NDMC area;(viii) Planned
built-up housing; (ix) Planned (Hierarchical) Commercial Area; (xii)
Planned Industrial Area
Special areas as defined on the plan cover about 2600 ha and have
SPECIAL been divided into three separate parts (i) Walled City; (ii) Walled
AREAS City Extension and (iii) Karol Bagh. These are characterized by a mix
of different land uses and have similarities in built form.
UNPLANNED The unplanned areas are distributed homogenously across the urban
Client : Dept. of Urban Development, Govt. of Delhi 5-3
Consultant : IL&FS Ecosmart Limited
Chapter – 5 Land Management & Urban Growth
Components
of Delhi Urban Description
Area
AREAS form. These areas are (i) Slum & JJ Clusters; (ii) Resettlement
Colonies; (iii) Urban Villages; (iv) Unauthorized Colonies; (v) Informal
Shopping Areas; (vi) non conforming Industrial areas. These areas
provide substantial housing stock; commercial and industrial
development.
The urban extensions are peripheral areas which experience pressure
of development. These areas comprise of villages, unauthorized
URBAN colonies and JJ clusters. As per MPD-2021, 29 lakh population
EXTENSIONS already exists in these areas. The urban extensions where
development processes have been initiated are Dwarka, Rohini Phase
III, IV and V and Narela.
Source: Compiled from Master Plan of Delhi, 2021
The development status of the city has been revised with respect to Existing
Linear Development; Development in Special areas; Unauthorised / Unorganised
Colonies; Housing Supply & Demand; Planned & Unplanned Commercial &
Industrial areas and ecologically sensitive areas.
5.3.1 Influence Zone along Major MRTS and Major Corridors
The growth of Delhi over the years has been on a ring and radial pattern, with
reliance on road based public transport. The development envisaged by
previous plans was poly-nodal with a hierarchy of commercial centres located
on either ring or radial roads. The proposed MRTS network has been acting as a
development catalyst and has sizeable impact on the existing structure of the
city.
5.3.2 Development Profile along Major Corridors
The road network can be categorized into four types i.e. Arterial roads, sub
arterial roads, minor arterial road and collector roads. About 1100 km of road
length are provided with right of way of 30m and above.
The road network comprising of ring and radial pattern has C.P. as a focal point
with Mathura road, Lal Bhadur Shastri Marg, Aurobindo Marg, Rao Tula Ram
Marg, Gurgaon Road (NH 8) Patel road, Shankar road, Rohtak Road, G.T Road
(NH1), Loni road, Shahadra road, NH 24 bypass forming the radials while
Mahatma Gandhi Road (Ring Road), Outer Ring road, Noida road- Bund road
forming the prominent rings. These radial and ring roads serve as major
arterials to carry bulk of traffic in the city.
These major corridors are high intensity development zones with planned and
unplanned development along them. The predominant developments along the
major corridors are presented in 4 & Figure 5.2.
Table 5.4: Development Intensity along Major Corridors of Delhi
Name of Characteristics & Type of Problem
Corridor Development
NH-2 (Delhi The length of NH-2 in NCTD is • Encroachments at Jaitpur &
Kolkata): around 20km from Badarpur Badarpur intersection reduce
Major arm of Border to Rajghat. It is one entry the carriageway width.
Golden point to Delhi and has industrial, • Prone to water logging during
Client : Dept. of Urban Development, Govt. of Delhi 5-4
Consultant : IL&FS Ecosmart Limited
Chapter – 5 Land Management & Urban Growth
Name of Characteristics & Type of Problem
Corridor Development
Quadrilateral institutional and residential rainy seasons and lack of
development. At the entry point suitable drainage
it is characterized by haphazard infrastructure
and unplanned growth residential • Bottleneck at the entry point
& industrial areas in urban with industrial, commercial
villages. development and Bus & Truck
parking
• Environmental degradation
because of filling of water
bodies and low lying areas for
commercial uses such as petrol
pump, Transport training
institute, Sarai Kale Khan ISBT.
NH-24 The length of NH-24 in NCTD is • The corridor passes through
(Delhi- around 15km from Ghazipur to low lying area and the
Lucknow): NH-2 intersection at IP Park. It development in the Yamuna
Major was at Ghazipur which is a major Bed. It has unorganized
Corridor fish & chicken market; and fruit development in villages such
Connecting & vegetable market of Delhi. It as Khicripur, Pandav Nagar
Important also has major garbage dumping etc.
business site. It mainly traverses through • The corridor has been
centres of haphazard development within encroached by JJ clusters.
Uttar Pradesh urban villages and Patparganj & These clusters are devoid of
to National Mayur Vihar society complexes. basic infrastructure facilities
Capital The proposed site for common leading high interaction with
wealth games is also in proximity the corridor.
to this corridor. • Low lying areas along the
corridor are used for dumping
of HH and construction wastes.
NH-1 (Delhi The length of NH-1 from Samli • High density industrial;
to Kanpur: border to TP Nagar Border is commercial and unauthorized
Major around 40 km. It traverses development
Corridor through Industrial areas • Truck parking near the TP
traverses (Wazirpur, Jahangirpuri, Badli in Nagar border in east with
through North and Jhilmil & Shahadara in transport operators located
industrial East), Institutional area (Delhi along the corridor
nodes of University, IP University, Old • Encroachment on the corridor
Delhi and UP Secretariat), Resettlement due to unauthorized
Colonies (Babarpur, Saleempuri, development have transformed
Seemapuri et.al) the urban built form in the
area along the corridor
NH-10 (Delhi It is around 25km in length in • Development of resettlement
to Rohtak): It NCTD extending from Savdar colonies and industrial areas at
is an Ghevra to Sarai Rohilla. It the urban periphery has led to
important traverses through the urban unauthorized and unplanned
corridor in extensions of Delhi, which have growth of village settlements
West Delhi potential for future development. in and around these areas.
connecting It is connected to Dwarka and
second order Rohini through ring roads.
settlements
of Haryana
NH-8 (Delhi It is around 15 km in length in • It mainly has planned
to Mumbai): NCTD extending from Rajokari development and high traffic
Connecting Border to Daulakaun. It is one of volumes due to its linkage to
the National most developed corridor of the planned residential areas,
Capital to the city with industrial; residential Dwarka and IT city Gurgaon.
Client : Dept. of Urban Development, Govt. of Delhi 5-5
Consultant : IL&FS Ecosmart Limited
Chapter – 5 Land Management & Urban Growth
Name of Characteristics & Type of Problem
Corridor Development
Economic and commercial development. • Its proximity to the Airport
Capital of the Most of the predominant leads to high interaction with
Country and historical monuments are also Cargo and goods traffic.
traversing accessible through this corridor. • It is also connected to
through It has intense commercial institutional areas of Delhi and
major development near Rajokri border traverses through intense
industrial with large open spaces due to the residential development,
nodes of the Airport and cantonment areas. It prone to landuse
country connects urban periphery to New transformation.
Delhi and Old Delhi Areas.
Outer and The ring road is of 75 km in • Ring road has now become
Inner Ring length connecting institutional part of the city transportation
Road and industrial areas in the north network with high intensity
to residential and industrial area commercial and industrial
in the west; and historical sites & development.
institutional area in south and
east.
Institutional The institutional corridor of the • It has experienced
Corridor city is of around 45km in length transformation of residential
and traverses through Pusa road, areas to institutional and
Central Secretariat Complex, commercial areas --- eg.
AIIMS, IIT, CWC and JNU areas Green Park; Hauzkhas; Pusa
road etc. These Landuse
transformations have led to
pressure on physical
infrastructure of the city.
MRTS MRTS has been planned to cover • These nodes are vulnerable to
Corridors the spread of Delhi and its encroachment by unauthorized
peripheral area. The metro commercial development if
station complexes at 2km not planned along with
distance are nodes for schemes for corridor
commercial development. development.
Client : Dept. of Urban Development, Govt. of Delhi 5-6
Consultant : IL&FS Ecosmart Limited
Chapter – 5 Land Management & Urban Growth
NH-1
ROHINI RESIDENTIAL Ghaziabad
AREA NH-1
NH-10
WALLED CITY
&ITS EXTN
NH-24
INSTITUTIONAL
AREA
Low Density Area
DWARKA RESIDENTIAL
AREA NOIDA
HERITAGE
PRECINCT
Faridabad
Gurgaon
NH-8 NH-2
Figure 5.2 : Major Transport Coordination
5.4 LOW DENSITY AREAS IN CITY
There is a large proportion of underused land with number of vacant sites or
unutilized built areas within the central city. A majority of these are
government lands having mostly low density (2 story structures) and old
housing. As per the study, government is able to provide housing to only 30-35%
of its employees within these areas. The gross densities in these areas are
around 160 PPH against 350 PPH in the adjoining areas namely Safdarjang
Enclave extn; Munirka; Bhikaji Cama commercial complex. Table 5.5 presents
the development profile of low density areas.
Table 5.5: Development Profile of Low Density Area
GROSS DENSITY IN
EXISITING AREA GROUND COVERAGE FAR
PPH
Lodhi Colony 222 18 37
RK Puram 190 17 35
Moti Bagh 145 15 31
Laxmibai Nagar 225 19 38
Source: Ravi Kumar Kakkar, Unpublished Thesis on Urban Design Strategies for Renewal of State
Owned Housing Estates, Urban Design Department, SPA, 1992-93.
Client : Dept. of Urban Development, Govt. of Delhi 5-7
Consultant : IL&FS Ecosmart Limited
Chapter – 5 Land Management & Urban Growth
As per the provision of MPD-2001, the gross density of residential areas should
be 350 PPH or 78 DU/ha with FAR of 33% against the existing FAR of 15%;
whereas in commercial areas ground coverage of 25% and FAR of 100% is
permitted. MPD-2001 & 2021 have recommended comprehensive planning for
improvement and redevelopment of these areas in order to make the best use
of land resources (Refer Figure 5.3).
Motibagh Lodhi Colony
Laxmibai Nagar
RK Puram
Figure 5.3 : Low Density areas in Delhi
5.5 STATUS OF SPECIAL AREAS
The special area has been divided into three parts namely (i) Walled City; (ii)
Walled City 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 these areas, which are already
established with identified uses, continue to play an active economic role
(Refer Figure 5.4).
(a) Walled City Area: The traditional walled city area is a core of the
business district. The area is prone to commercialization, particularly
with improved accessibility due to the MRTS. Around 20% of the
wholesale trade enterprises (37000 enterprises) of urban Delhi are
located in the walled city accounting for 12% of the employment.
(b) Walled City Extension: Pahar Ganj, Sadar Bazar, Rosanna Road and
their adjoining areas are called as walled city extension. These are old
congested built-up areas mainly with mixed land use. For upgradation of
the environment in these areas minimum level of infrastructure and
parking are to be provided.
(c) Karol Bagh Area: Karol Bagh area has been one of the important
commercial centres outside the walled city. The land use transformation
Client : Dept. of Urban Development, Govt. of Delhi 5-8
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
from residential to commercial has led to increase in parking demand,
reduction in available road width and pressure on other physical
infrastructure. Therefore, this area is due for comprehensive
redevelopment on the basis of mixed use concept with provision of
parking and up gradation of facilities and utilities. The grid iron pattern
is an asset to regulate and pedestrianise traffic movement.
CORE OF BUSINESS
DISTRICT
COMMERCIAL CENTRE
Provision of parking and up
Potential for Commercialization
gradation of facilities and utilities Proposal to Shift Wholesale
Trade Activity
Grid Iron Pattern is to be treated
as an asset to regulate and Special Treatment of Heritage
pedestrians the traffic movement area
Reconstruction & Redevelopment
WALLED CITY
KAROL BAGH EXTN. WALLED CITY
AREA AREA
MIXED LANDUSE
Provision of minimum Level Infrastructure & Parking
Facilities
Redevelopment in term of comprehensive
redevelopment scheme
Figure 5.4: Status of Special Area of Delhi
5.6 UNAUTHORIZED & UNORGANIZED COLONIES
The unplanned areas of the city include Slum and JJ Clusters, Resettlement
colonies, unauthorized colonies and urban villages. Slum and JJ clusters have
been discussed in detail in chapter 6. The section below presents in detail the
status of unauthorized colonies and urban villages.
Unauthorized Colonies
The large scale land acquisition by DDA, unregulated growth of urban fringes
and housing shortage are the genesis of unauthorized colonies in Delhi. There
are around 1432 unauthorized colonies1 providing shelter to around 30 lakh
people. In the past unauthorized colonies have being regularized only twice in
•
1
Though an official figure suggests that 1432 such colonies exist in Delhi, there are at least 200 more such colonies
which sprung up after March 2002 for which no policy exists.
Client : Dept. of Urban Development, Govt. of Delhi 5-9
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
Delhi. Once in 1961 when over 100 colonies were regularized and last time in
1977 when around 600 colonies where regularized.
Affluent unauthorized colonies included Sanik Farm; Anant Ram Dairy (near RK
Puram), Mahendru Enclave (near Model town); other colonies include
Zakirnagar, Jamianagar, Anand Parbat, Khanpur Extension, Viswas Nagar,
Bawana, Madanpur Khader etc (Figure 5.4). Around 1000 unauthorized colonies
are on private land developed by builders.
The infrastructure status in these colonies is marginally better than slums. No
metalled road exists in any of these colonies, nor is there a provision of sewer
lines and other facilities.
Urban Development Department, NCTD has been putting up various models for
regularizing these against the resident’s demand of regularization without any
charges (on the line of earlier regularization in 1977). The UDD proposals are
presented in Table 5..
Table 5.6: Unauthorized Colonies Regularization Model
Facilities Charges (Rs per m2)
Power Rs 6600 Per KV The cost for regularization of 100 sqm of
plot is Rs 1 lakh. Delhi Government had
Water Rs 220 per m2 invited application from residents
associations for all unauthorized colonies
Sewerage Rs 355 per m2 in October 2004, through a public notice.
Roads and The applicants were asked to submit their
Rs 400 per m2
Drains area plans. 1153 applications were
Total Fixed received out of 1432 unauthorized
Rs 1060 per m2
Charge colonies.
5.7 URBAN VILLAGES
165 urban villages and 52 census towns form part of the National Capital
Territory of Delhi (NCTD). These urban villages have undergone significant
physical and functional transformation related to their specific location.
Villages are characterized by a mix of different land uses and have similarities
in compact built-up form, narrow circulation space and high density
developments. These mainly accommodate residential, commercial, industrial
and mixed uses. These areas, established with identified uses, continue to play
an active economic role.
5.8 STATUS OF SHELTER IN CITY
Urban Delhi accommodated about 11.5 lakh households in different housing
developments in 1981. The Housing shortage at the beginning of second plan
(MPD-1981-2001) period had been estimated at about 3 lakh dwelling units
which included (i) Squatter and shelterless, (ii) Families sharing houses in
congested built-up areas; (iii) houses requiring immediate replacement.
Therefore it had been estimated that 16.2 lakh DUs were required for the
period of 1981-2001 as shown in Table 5..
Client : Dept. of Urban Development, Govt. of Delhi 5-10
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
Table 5.7: Housing to be built (1981-91)
Year New Housing required Average per year
1981-86 323000 65000
1986-91 379000 76000
1991-96 434000 87000
1996-01 483000 97000
Total 1619000 81000
Source: A People’s Housing Policy; The case study of Delhi, Hazards Centre, January, 2003
As against this, Table 5. indicates the actual housing development in Delhi until
1995. This indicates that for the period of the second Master Plan (1981-2001),
in fact DDA was able to provide land and housing for only 34 per cent of target.
DDA and cooperatives (42.5%) met their share of 43% and the site & services
plots resettlement sites (23.9%) correspond to the 25%, but the allotment of
plots for individual families (31.7%) significantly exceeded the 17% provision.
Table 5.8: Development of Housing
Type upto 1971 1971-81 1981-91 1991-95 Total %age
DDA Flats 5600 60000 129000 57000 251600 23.5
DUs on individual
59000 82400 135600 63000 340000 31.7
plots
DUs by Co-
- 94661 72960 36000 203621 19.0
operatives
Resettlement
35000 162700 40000 18300 256000 23.9
Schemes
Slum Rehousing 9500 6000 4500 - 20000 1.9
Total 109100 405761 382060 174300 107122 100.0
DUs per Year 10910 40576 38206 43575 31506
Source: A People’s Housing Policy; The case study of Delhi, Hazards Centre, January, 2003
5.9 STATUS OF INDUSTRIAL DEVELOPMENT
As per economic survey of Delhi 2001-02, there were about 1,29,000 industrial
units in Delhi in 1998, against 85050 units in 1991. An average unit employed 9
workers while 30% of units employed less than 4 workers. Units related to
textiles products constitute the largest number followed by repair services and
electrical machinery. Table 5.9 shows the growth of industrial units and
employment.
Table 5.9: Growth of Industrial Units and Employment
Number of Employees per
Year Number of Industries
Employee Industries
1981 42000 568910 14
1991 85050 730951 9
2001 129000 1440000 11
Source: Compiled from MPD-2021
Client : Dept. of Urban Development, Govt. of Delhi 5-11
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
i) Existing Planned Industrial Areas: Out of 1.3 lakhs industrial units in Delhi,
only around 25000-30,000 are located in planned industrial areas (Refer Figure
5.5 & 5.6). The existing industrial estates are Bawana; Narela; Badali;
Mangolpuri; Okhla; Patparganj and Shahdara. These industrial areas were
developed in the 70s and over the years have deteriorated considerably in
terms of physical infrastructure. The industrial estates in the city are owned by
three agencies- Delhi State Industrial Development Corporation (DSIDC), Delhi
Government Industries Department and DDA. These industrial estates have
various problems such as pot-holed roads, overflowing garbage bins, lack of
water supply, improper electricity installations and absence of banks, common
facility centres and post office. All the 28 industrial estates are plagued with
the following problems.
• Poor Water Supply: Water is supplied in these industrial estates for less
than half hour per day leading to diminishing quality of the produce.
• Bad Roads: The poor road connectivity to industrial estates has made
industries withdraw from the area, leading to low occupancy and poor cost
recovery. Bawana industrial estate is spread over 1900 acres of land but
only around 10 per cent plots are occupied.
• Garbage Disposal: Garbage is littered on the roads and overflows out of the
dustbins. The collection system is unreliable.
• Freehold Issue: There is a duality in the policy of the centre and the state.
While DDA gives plot on freehold basis, the Delhi government still has a
leasehold policy which does not give full ownership of land to the unit
owner.
• Encroachment: Several plots are encroached by slum dwellers. The estate
manager does not have the power to evict these encroachers.
ii) Unplanned Industrial Area: A survey of residential areas with industrial
concentration has revealed that only seven qualify clearly for regularization (as
per the criteria of more than 70% industrial use). The remaining can get
regularized only after considering godowns, commercial shops and commercial
godowns as industrial activity (Refer Table 5.10)
Table 5.10: Percentage breakup of Unregularised Industrial Areas in Delhi
Industrial Comme
Industrial Commercial
Areas Concentrati rcial Total
Godowns Godowns
on Use
Jawahar Nagar 75.18 75.18
Karawal Nagar 78.86 78.86
Haiderpur 76.06 76.06
Shalimar
80.70 80.70
Village
New Mandoli 72.36 72.36
Basai Darapur 75.07 75.07
Khyala 70.22 70.22
Rithala 57.81 13.53 71.34
Mundka, Swarn
64.06 20.90 84.96
Park
Mundka 48.35 25.87 74.22
Client : Dept. of Urban Development, Govt. of Delhi 5-12
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
Industrial Comme
Industrial Commercial
Areas Concentrati rcial Total
Godowns Godowns
on Use
Naresh Park
2.17 18.11 70.28
Extn.
Peeragarhi 60.44 11.52 71.96
Nawada 69.31 5.29 74.60
Hastsal-Pkt A 63.38 18.99 82.67
Hastsal-Pkt B 66.47 11.76 78.23
Dabri 52.24 7.05 15.38 74.67
Libaspur 57.85 12.29 70.14
Sultanpur
41.29 20.32 8.70 5.01 75.32
Mazra
As per the Table above the maximum industrial concentration is in Shalimar
village which has 80.70 per cent of the area under industries. Areas that do not
qualify even after the inclusion of godowns include Tikri Kalan, Prahladpur,
Viswas Nagar, Tri Nagar and Nangli Sakrawati. Two areas have more than 85 per
cent industrial concentration (GT Karnal Road-80.64% and Kirti Nagar-95.83%)
but do not qualify because the land area is less than four hectare land (Refer
Figure 5.5)
Figure 5.5 : Location of Planned and Unorganised Industrial Areas
Client : Dept. of Urban Development, Govt. of Delhi 5-13
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
5.10 ECOLOGICALLY SENSITIVE AREAS
Besides Delhi’s magnificent built heritage (discussed in detail in Chapter 7),
there are natural and historical landscape features (Yamuna River Corridor,
Delhi Ridge) and the associated protected areas of natural wildlife (Jasola
Wildlife Sanctuary) that characterize the urban form of Delhi. The detail status
of Yamuna River Corridor and Jasola Wildlife Sanctuary & Delhi Ridge are
discussed below.
Areas Characteristics of Ecologically Sensitive areas
YAMMUNA The river front in Delhi has lost its potential heritage, religious,
RIVER pulic amenity and recreational value. It is surrounded by unplanned
CORRIDOR and haphazard development of villages and JJ clusters in North; by
Thermal Power Plants, Aksardham Temple complex, Commonwealth
Game village etc in central part; in the south by Julenagaon; Taimur
Nagar, Kalindikunj etc. The problem areas associated with river
corridor in NCTD are listed below:
• Though an interstate water sharing treaty exists, there is lack of
an effective inter state river basin hydro-policy regime. This
results in upstream pollution from agricultural pesticides and
sub-optimal water extraction practices.
• The presence of extensive, high density areas of informal low
income housing generating large volumes of untreated sewage
and solid waste that is discharged into the river.
• A recent Supreme Court Order stipulates that industrial effluent
must be treated to a prescribed standard before being
discharged into the Yamuna. Making this order operational,
through effective implementation, enforcement and monitoring
will be critical to the environmental sustainability of the
Yamuna.
• Within the context of the Yamuna Action Plan, DDA has proposed
to change the use of 260 hectare of land in the central tranche
to public use.
JASOLA The sustainability of the sensitive ecological habitat of the Jasola
WILDLIFE wildlife area will also require the formulation and implementation
AREA AND THE of a special case integrated area strategy that would be likely to
RIDGE include Delhi Ridge as the environmental context and buffer zone to
the sanctuary. The problems associated with this area are as
follows:
• Temporary incompatible use permissions granted for storage,
assembly, temporary accommodation (e.g. exhibition related
activities) have left behind residual materials. This despoils the
area and renders it environmentally vulnerable.
• Incremental quarry extraction activities have scared the ridge;
and (post working) designation as wasteland by the DDA in its
land-use plans has consolidated this abuse.
It is imperative to state that the development of Delhi Ridge and Yamuna City
Regional Park System has to be comprehensively looked into to plan for better
physical environment & ecological system of the city.
5.11 LAND DEVELOPMENT AND MANAGEMENT
A brief summary of the roles and responsibilities of central and state
government agencies in land management are presented below.
Client : Dept. of Urban Development, Govt. of Delhi 5-14
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
Department/Agency Roles and Responsibilities
Land Record • Deals with Nazul-I lands transferred to DDA from Delhi
Management, DDA Improvement Trust and Nazul-II lands acquired under the
policy of large scale acquisition for development and
disposal of land by DDA after 1957.
• The functions of the land management department are
to acquire land, allot sites for petrol pumps and gas
godowns, maintain land records, protect land from
encroachment and enforce Master plan section against
misuse. DDA has setup six field zones for the purpose of
protection of land.
Land and Building • The revenue department acquires land on behalf of the
Department/Revenue DDA/MCD/Slum department. The demand for land
Department acquisition is placed by DDA to the land building
department, which acquires the land for the DDA after
getting approval from the LG; and after acquisition,
places the same at the disposal of DDA, under section 12
of DDA act
L&E Department of • The L&E department of MCD deals with records of land
MCD and properties of the colonies/villages within the
jurisdiction of MCD. The department also deals with
collection of property tax and monitors its activities
through the 12 MCD zones.
L&DO GoI, UDPA • The department deals with the maintenance of land
record of the properties of the GoI. The activities of
construction and maintenance are with CPWD.
In NCTD area most of the lands are owned by the DDA, L&DO and central
governments. Land under state ownership is limited and sectorally owned.
Agricultural land is mainly privately owned and owners pay agriculture tax to
the revenue department. However the private sector primarily comprises of
individuals; families; trusts; institutions; families; trusts; institutions and
firms/companies, which own or seek land or space built on land (refer Table
5.).
Table 5.11: Land Ownership in Delhi
Land Owning L&DO Cantonment Others (MCD,
DDA Total
Agency (NDMC) Board Railways etc)
Area in hectare 25377.2 4270.0 114352.8 4300.0 148300
% to Total 17.1 2.9 2.9 77.1 100
Source: DUEIIP, Status Report for Delhi-21
5.12 EFFORTS OF PLANNED DEVELOPMENT
In order to encourage planned development in the city, the DDA prepared
master plans for the NCTD Area. Various plans prepared for Delhi over the years
include (i) Lutyen’s Plan for the New Delhi (the imperial capital) now NDMC
area-1911; (ii) Interim General Plan for Delhi prepared by the Town Planning
Organisation (TPO) in 1956; (iii) Master Plan for Delhi (MPD) with perspective of
1981 (based on Land use inventory TPO, 1958) prepared by DDA in 1962; (iv)
Master Plan for Delhi with perspective of 2001 prepared by DDA in 1990; (v)
National Capital Regional Plan (NCRP) with perspective of 2001 prepared in
1989; (vi) Draft Master Plan Delhi with perspective of 2021, prepared by DDA in
2005 (notification awaited) and (vii) National Capital Regional Plan (NCRP) with
Client : Dept. of Urban Development, Govt. of Delhi 5-15
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
perspective of 2021 prepared in 2005. The salient features of these plans are
discussed in the subsequent section.
5.12.1 Master Plan for Delhi (1961-81)
MPD-1981 has divided city into 8 planning divisions and planning districts with
an objective to make these self contained in employment and community
facilities. As per MPD-1981, these divisions were proposed to have populations
ranging from 3 to 7 lakhs. Hence each division had 2-3 district centres, which
are composite retail shopping centres with commercial and service uses. As per
the plan, total land available for urbanization in 1981, was about 440 km2.
Beyond this has the “Agricultural Green Belt” which was to be preserved for
agricultural use. The proposed activities as per Master Plan (1961-81) are
presented in Table 5.12 & Figure 5.7.
Table 5.12: Proposed Activities as per Master Plan (1961-81)
Land Uses Activities
Acquisition of • In order to contain the likely population of about 6.0 million by
Land and 1981, the following additional land areas were proposed to be
Development developed under various uses: Residential: 30,000 acres;
Commercial: 1900 acres; Industrial: 4800 acres; Government: 500
acres; Recreational: 25000 acres
Residential • Medium and High Density residential development proposed in
the planning division A & B (Old Wall City area & its Extension).
• Average Residential Density ranges from 81 PPA in West Yamuna
Canal area to 235 PPA in old walled city area. The average gross
density in the Master Plan is about 97 PPA.
• Redensification of low density areas such as Lodhi colony; RK
Puram, Motibagh and laxmibai nagar.
• Developing Low income housing-1,50,000 units; government
housing-1,10,000 units and private housing-4,85,000 units
Commercial • The Commercial area as per MPD 1981 works out to be 0.48
acres/1000 population.
• The hierarchies of commercial area proposed were Central
Business District (CBD); District Shopping Centre; Community
Shopping; local shopping and convenient shopping.
• Development of commercial area of 565 acres.
Slum • 20 projects were to be developed upto 1981 for slum
Improvements improvements. These slum areas are Kotla Mubarakpur; Sui
& Walan; Kucha Pati Ram; Sarai Rohilla; Qadam Sharif; Shadipur
Redevelopment Khampur, Ajmeri Gate etc.
Industrial Area • Areas proposed for industrial development. The details are given
as part of Table 5..
Recreational • It has been proposed to develop 25000 acres of land for
Areas recreational use.
• It was proposed to provide active recreational facilities such as
open air theatres, libraries, museums, swimming pools, terraced
gardens, landscaped vistas and botanical gardens.
Plan for Rural • The rural towns proposed for the location of light and medium
Delhi industries are Nangloi Jat, Bawana, Palam and Najafgarh
• It was proposed to provide 17 local shopping centres for each
cluster of villages (within radius of 3 miles from every village), 6
district shopping centres for bigger village groups (within radius
of 5 miles from every village) and 3 mandis in more central
location (Palam; Khera kalan and Kanjhawala).
Source: Compiled from Master Plan of Delhi-1961-81
Client : Dept. of Urban Development, Govt. of Delhi 5-16
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
Table 5.13: Proposed Wholesale & Specialized Markets (1981)
Market Proposed Location Area in
Acre
Fruit and Vegetable One mandi near Daya Basti railway station in 35
Markets Sarai Rohilla in North-west and another in
South of Delhi at Okhla
Wholesale Grain Market Site near Teliwara, in north of Sadar bazaar 17
was proposed
Bicycle and accessories Jhandewalan area 10
Cloth Market Redevelopment & Modernization of Chandni 10
Chowk area and site west of church mission
road
Fodder Market Dayabasti near Najafgarh Road 6
General Merchandise Improvement and reorganization of Sadar 61
and hosiery Bazar-Old Bahadurgarh road
Iron, steel and scrap Jhadewalan; reorganization of junk & scrap 15
metal market yards in Motia Khan
Building Materials West Delhi adjacent to the railway line to 50
Rewari
Source: Compiled from Master Plan of Delhi-1961-81
Table 5.14: Proposed Location of Industrial Estates and Zones (1981)
Industrial Area Total Industrial Area Total Industrial Total
Land Land Area Land
(in (in (in
acres) acres) acres)
A. Extensive manufacturing B. Intensive Manufacturing C. Service 355
Industries
Najafgarh 716 Flatted industries 192 D. 106
Industrial Area inlying locations Extractive
Industries
Okhla Industrial 1241 Flatted industries 169 E. Special 165
Area outlying locations Industries
Azadpur 743 Sub-Total 361 Sub-Total 626
Industrial Area
Shahdara 3832
Industrial Area
Rohtak Industrial 1034
Area
Sub-Total 7566
Source: Compiled from Master Plan of Delhi-1961-81
5.12.2 Review of Master Plan Proposals
MPD-81 proposed to increase the residential use to 44% from 18% in 1961.
However the residential use as per the MPD-61 was 30% which is far below the
proposed use. Other uses such as recreational area, as proposed in MPD-81 were
24%, which got limited to 12%. The area under commercial land use was
proposed to be 2% but it exceeded to 3.8%. Similarly, the area under Industrial
land use was proposed to be increased to 5% but only 3.5% of the area was
under this land use in 1981 (Refer 6 & 6 (a)).
Client : Dept. of Urban Development, Govt. of Delhi 5-17
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
Railways A griculture
Land 0.3% Proposed
Transpo rtati
2% 1981 Agricult ure
o n Facilities Commercial
Railways Land 16.2% Use
8%
2% Resident ial 2%
Use
Indust rial Use
18%
Recreatio n Residential 2%
Use Use
24% 44% Transport at ion
P ub l i c &
Facilit ies
Semi - Pub l i c
25%
U se
P ublic & 2 5%
S e m i-
P ublic Us e Recreat ion Use
15 % 10%
Co mmercial Existing
Use 1961
Industrial Use
2%
5%
Figure 5.6: Proposed Landuse 1981 Figure 5.6(a): Existing Landuse 1961
Other departures from the proposed master plan measures include:
• As proposed the enhancement of existing CBD in MPD-81 did not take place.
Connaught place & its extension and commercial areas in the walled city
and its extension continues to function as CBD with all the associated
problems of parking and traffic congestion etcl.
• As per MPD-81, all non-conforming uses were to be shifted in stages to
conforming areas; but no areas with non confirming uses were shifted out.
• MPD-81 proposed industrial areas consisting mainly of flatted factories; light
industries and extensive industries but no flatted factory area was
developed except for Jhandewalan area.
• MPD-81 estimated around 20000 informal sector units in 1981 which is
limited to 15%. Moreover plan did not contain any specific proposal for
integration of unorganized sector in development schemes.
• MPD-81 targeted to construct government housing, Low cost housing and
private housing as per details mentioned in Table 5.11. During the two
decades, only 5.43 lakhs houses had been constructed against target of 7.47
lakh.
• MPD-81 had proposed 15 district centres out of which only 3 had been
developed in 1981 (Nehru Place; Rajendra Place and Bhikaji Cama Place.
• Two wholesale markets namely Fruit & Vegetable Market (Okhla) and Iron &
Steel Market (Jhandewalan) had been shifted out up to 1981; and two cycle
& truck accessories markets were partially shifted. Most of the other
markets continued to grow further in the walled city creating, further
congestion.
5.12.3 Master Plan for Delhi (1981-01)
MPD-2001, was based on the basic premise of Balanced Regional Development,
which emphasizes restrictive policy of employment generation. The main
guidelines for this policy were: (i) only such new Central Government Offices
which directly serve the Ministries of the Government of India be located in
Delhi; (ii) Industrial Growth in Delhi be restricted to small scale and less labour
intensive and (iii) Legal & Fiscal measures to restrict employment and
distributive trade.
Client : Dept. of Urban Development, Govt. of Delhi 5-18
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
The MPD-2001 projected a population of 12.8 million by 2001 for the entire
NCT. However, the plan recommended to restrict the population to 11 million
in NCT and divert the remaining 0.2 million to selected towns in the NCR. The
population of NCT was however 13.4 million in 2001 Refer Figure 5.8.
(i) Spatial Strategies
The Master plan has come up with strategies for each of the constituents of the
NCTD and DMA area. The proposed strategies as per Master Plan (1981-01) are
presented in Table 5.15.
Table 5.15: Proposed Activities as per Master Plan (1981-01)
Constituent
Proposed Strategy
Area
Acquisition of • 24000 hectare of land to be acquired up to 2001
Land and • Land development for residential purpose 12000 ha and
Development industrial purpose 1600 ha
• Revitalization of Walled City keeping in view the traditional
character and style of the buildings
• Redevelopment of Sadar Bazaar wholesale market by provision
of necessary infrastructure and parking areas
• Prohibiting all heavy commercial vehicles in walled city area
Walled City-
• Cars not allowed inside the walled city areas with provision of
Special Area
underground parking at Lal Quila, Delhi Gate, Ajmeri Gate,
Turkman Gate, Mori Gate and Purdah bagh
• One way traffic on all the streets of walled city
• Planning tools such as conservative surgery to be adopted for
city upgradation
• New Concept of Partially built plotted housing has been
introduced. This involves partially built housing on individual
plots of 70-80m2.
• Cooperative formation in 600 unauthorized colonies for
Residential improvement of low level of physical & social infrastructure
• Planned Development of Urban extension areas (Rohini, Dwarka
and Narela)
• Augmentation of housing at focused locations-Patparganj, Sarita
Vihar and Vasant Kunj (4000 ha)
• Existing CBDs-Old Wall City, Connaught Place and Karol Bagh two
Sub CBDs, Proposed 2 Sub-CBDs (One in Trans Yamuna Area &
other in the urban extension area)
• Existing Five district centers; 22 new district centers proposed
(14 in existing urban limits & 8 in the urban extensions)
Commercial
• It was proposed to develop four regional wholesale markets in
different directions integrated with freight complexes.
• 11 regional cum local wholesale markets as secondary wholesale
markets are proposed to be developed in different planning
divisions.
• Provision of Hostel accommodation for single; minimum 25% as
site and Services and 45% housing up to 2 rooms dwellings for
Slum about 1 lakh LIG families
Improvement & • Infrastructure up gradation in 44 resettlement colonies and
Redevelopment provisions of income earning opportunities within or proximity of
resettlement colonies
• Provision of slum housing for 49000 families
Industrial use • Industrial area redevelopment scheme for Anand Parbhat (Light
Client : Dept. of Urban Development, Govt. of Delhi 5-19
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
Constituent
Proposed Strategy
Area
Industrial Area); Shahdara (Light Industrial Area) and Shampur
Badli (Extensive Industrial Area)
• Provision of 16 new light industrial areas (Total area of 1533 ha)
was to be developed in urban industrial extensions (UIE). Each
UIE upto 5 units of about 20 ha.
• Provision of 1.6 km wide green belt beyond urbanisable limits
Recreational
• Provision of Divisional sport centres-7nos; District level children
Area
parks-11nos; Development of lakes-2nos
• Five villages were identified as higher order growth centre-
Bakhtwarpur; Bawana; Jharoda Kalan; Dhansa and Chawala. Six
Plan for Rural villages were identified as lower order growth centre- Jagatpur;
Delhi Ghogha; Qutab Garh; Jaunti; Mitron; Gommanhera
• Environment improvement of 120 villages and development of 11
central villages
Channelisation • Development of river front considering all ecological and
of River scientific aspects as project of special significance for city
Yamuna
Table 5.16: Proposed Wholesale & Specialized Markets (2001)
Area in
Market Proposed Location
Hectare
A. MARKET WITH WAREHOUSING
Textile & Patparganj in east; Madanpur Khadar & Urban
70
Textile Products Extension in South; Urban Extension in South West
Auto, Motor
Patparganj in east; Urban Extension in South; Urban
Part & 43
Extension in South West
Machinery
Fruit and
Loni Road in east; Madanpur Khader & Urban Extension
Vegetable 53
in South; Urban Extension in South West
Market
Hardware and Patparganj & Loni Road in east; Madanpur Khader &
Building Urban Extension in South; Urban Extension in South 53
Material West
Patparganj in east; Madanpur Khader & Urban
Iron and Steel 25
Extension in South; Urban Extension in South West
Patparganj in east; Madanpur Khader in South;
Food Grain 32
Nazafgarh in South West
Patparganj & Loni Road in east; Madanpur Khader &
Timber Urban Extension in South; Urban Extension in South 112
West
Plastic Leather
Patparganj in east and Urban Extension in South West 19
and PVC
Relocation of
Patparganj in east 4
Junk Market
Patparganj in east; Madanpur Khader & Urban
Truck Terminal Extension in South; Najafgarh & Urban Extension in 219
South West
Sub-CBD (Shahdara); Okhla; Rohtak Road District
Centre; Shivaji Place District Centre in North; Wazirpur
Regional cum
District Centre; Rohini District Centre; Markets of 8- 157
local Markets
10hectare in each urban extension and fodder markets
was to be developed in the rural areas
Client : Dept. of Urban Development, Govt. of Delhi 5-20
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
Area in
Market Proposed Location
Hectare
Integrated Madanpur Khadar (NH-2); Patparganj (NH-24); GT Road
-
Freight Complex (NH-1) and Bharthal (NH-8)
Source: Compiled from Master Plan of Delhi-1981-01
• Review of Master Plan Proposals (1981-01)
Proposals which have not been completed as per the directions of the Master
Plan are presented below:
o As proposed the enhancement of existing CBD in MPD-01 did not take place.
Connaught place & its extension, and commercial areas in the walled city
and its extension continue to function as CBD with all the associated
problem of parking and traffic congestion etc.
o District centres at Jhanakpuri; Laxminagar and Shivaji palace are still in
process of development
o As per MPD-01, all non-conforming uses were to be shifted in stages to the
conforming areas but no areas with non-conforming uses were shifted out.
o No provision of Hostel accommodation for single workers; or minimum 25%
as site and Services and 45% housing up to 2 rooms dwellings for about 1
lakh LIG families were made up to 2001
o Only 1 integrated freight complex at Gazipur is in development stage
against the 4 proposed in MPD-01.
5.12.4 Draft Master Plan for Delhi (2001-21)
The land use plan 2021 has been prepared based on (i) the policies enunciated
for different urban activities; (ii) requirement of additional social and physical
infrastructure; (iii) Transportation and work centres; (iv) restructuring of land
uses along the MRTS corridors. In order to control development; the areas have
been designated as one of the 27 use zones. These zones have been classified
into 10 categories2 as shown in Figure 5.9.
MPD-2021 projected a population of 23.0 million by 2021 for the entire NCT.
However, the plan recommended accommodating 11.4 million people in zone A
to H; and 3.9 million in Dwarka, Rohini phase-III, IV & V and Narela; and
diverting the remaining 8.0 million in the planned new urban extensions. MPD-
2021 is in draft stage the detailed provisions and development strategy
suggested in the plan will be presented once it is finalized.
5.13 PROVISIONS OF NCR PLAN 2001 & 21
Five towns were proposed in the Master Plan (2001-21) as DMA towns in the
Delhi Metropolitan Area (DMA). These include Ghaziabad, Faridabad, Gurgaon,
Kundli and Loni. A total of 3.5-lakh population was assigned by the Master Plan
to these towns for the year 2011. Besides, specialized economic activities were
•
2
The Landuse categories are Residential; Commercial; Industrial; Recreational; Regional Park/Ridge; Transportation;
Utility; Government; Public & Semi-Public Use; Agriculture and Water Bodies
Client : Dept. of Urban Development, Govt. of Delhi 5-21
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
proposed for each of these towns. A brief summary of the land use allocation
strategies and provisions in NCR plan is discussed below:
Sectors Recommendations
Development of • DMA Towns: Faridbad, NOIDA, Ghaziabad, Kundli,
New Townships Bahadurgarh and Gurgaon
• Priorty Towns (Regional Centres): Palwal, Khurja, Hapur,
Meerut, Bulandshar, Panipat, Rohtak, Dharuhera, Bhiwadi,
Rewari, Alwar
• Counter Magnet Towns; Patiala (Punjab); Bareilly (Uttar
Pradesh); Gwalior (Madhya Pradesh), Kota (Rajasthan), Hissar
(Haryana)
• Sub- Regional Centre: Shikarpur; Philhua; Tijara; Khairthal;
Bahror; Bawal; Hathin; Hodal; Jhajjar and Sonipat
Development of • Development Proposals: Regional Road Links
Transport Sector • Elevated Expressway on Ring Road
• Development Proposal-Regional Rail
Industrial • Industrial Development through NCRPB assistance in Loni;
Development Faridabad; Kundli; Gurgaon; Meerut; Barhi; Panipat; Manesar;
Bhiwadi; Bawal; Neemrana; Alwar
5.14 ISSUES IN LAND & GROWTH MANAGEMENT
Some of the major issues emerge from the above analysis are presented below:
• Increasing gap between demand and supply of housing and
infrastructure: The growth of unauthorized colonies and JJ clusters clearly
indicate the housing status of the city. Consistently, targets for housing
provision have not been met. Moreover, the poor have borne the brount of
the shortfall. Overall, Around 5 lakh houses are to be constructed to fulfill
past back logs, over and above the future demand of 20 lakh houses by
2021.
• Over crowding, haphazard development without basic services: There are
728 JJ clusters; 1700 unauthorized colonies and 165 urban villages
accommodating around 60 lakh population. Of these, barely 25% of the
population has access to physical infrastructure.
• Encroachments on agricultural land and urban villages: The urbanization
area is expanding in an adhoc manner, often into the green area. Due to lax
development regulations and control, rural areas are falling prey to
unauthorized development. Original land owners have parceled their
holdings and sold these at high prices to builders/developers. Urban villages
have been over-run with haphazard developments
• Exploitation of Land for unauthorized development: Large portion of
urban land in NCT is owned by government generally for public, community
and government uses. Without programmed use and efforts for protection,
these lands get easily encroached by both marginal groups and unregistered
land speculators. This is further aggravated by insufficient official provision
of land for various uses – be it residential, commercial or industrial.
• Non-Conforming Land uses: Around 1 lakh industries are located in non-
conforming areas as per MPD. Efforts for relocation have failed due to the
Client : Dept. of Urban Development, Govt. of Delhi 5-22
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
inaccessibility to work-centre of the relocation site; lack of infrastructure;
security of tenure & assets and affordability of the owner.
• Lack of Linkage of Physical Planning Strategy with Financial Planning:
Successful physical planning should respond to economic realities; and
support broader financial goals and strategies for the city. The link between
these aspects, while strong in the first Master Plan, seems to have
weakened substantially in subsequent plans. Failure of implementation has
aggravated the situation further.
Figure 5.7 : L A N D U S E M A P 1961 – 81
Client : Dept. of Urban Development, Govt. of Delhi 5-23
Consultant : IL&FS Ecosmart LimitedChapter – 5 Land Management & Urban Growth
Figure 5.8 : L A N D U S E M A P 1981 - 2001
Figure 5.9 : L A N D U S E M A P 2001-21
Client : Dept. of Urban Development, Govt. of Delhi 5-24
Consultant : IL&FS Ecosmart LimitedYou can also read
