urban vacant

Role of Density in Urbanization & the need to utilise vacant land parcels in the National Capital Territory

2012

ACKNOWLEDGEMENT

We wish to acknowledge our profound gratitude to Mr.Jagan Shah, our guide, for his constant

encouragement, invaluable guidance and supportive attitude.

We are indebted to him for his very learned guidance and whole-hearted support in tracing the right path

throughout the seminar.

We. Express our gratitude and heartful thanks to the co-ordinator Ms.Ritu Verma for her valuable

suggestions and constructive criticism of the work during the class reviews.

We also thank Mr.Amit Sarma and Ms.Drishti Neogi for their valuable suggestions and advise during the

stages of work.

We would also like to thank the respected library staff for their support.

Last but not the least, our sincere thanks to our classmates for keeping up our morale and worthy

cooperation & encouragement.

We are grateful to our parents, brothers and sisters for being a constant source of inspiration, love and

support.

This seminar would have been incomplete had it not been for their presence.


2012

Table of Content

Acknowledgement

Table of contents

Chapter 1 : Introduction – Deals with explaining the topic on a broader scale i.e. city level, the complex

and the expanding nature of the city. It deals with the basic need for the study, the context and the basic

methodology that will be adopted to achieve the objectives of the study. It further creates a sense of

questioning about the topic and how will it be achieved.

1.1 Introduction Page no. 4

1.2 Context of research Page no. 5

1.3 Aim Page no. 6

1.4 Objectives Page no. 6

1.5 Methodology Page no. 6

Chapter 2 : Literature review – This section deals with answering the above questions, detailed

explanations of the topics through literature surveys and formation of detailed framework both

theoretical and operative. This goes into the study as to how exactly the area will be studied and on what

parameters the vacant land will be classified on the basis of density it offers. It questions what exactly is a

vacant land and what makes a land be called as vacant.

2.1 Research questions

2.2 Theoretical framework

Understanding density and its implications

Understanding urban land parcels

2.3 Operative Framework


2012

Chapter 3 : STUDY AREA- The most critical section of this research paper. It starts with brief description

about the MPD-2021 and covers the identification of vacant land in the areas. It also deals with

categorizing them into the typologies generated in the above section. After dealing with the various zones

at macro level, it also concentrates on the urban tissue of vacant to analyse the vacant land in detail and

to study its contribution to urban pattern and its transformation.

Chapter 4 : Case Study – Analysis part choosing the case studies and analyzing them both through

primary survey and theoretical framework generated at macro and micro level.

-Banks of river Yamuna

Chapter 5: Inferences – This section is the synthesis of the whole seminar paper. Why was it important to

choose this topic and the extent to which it helps in the present day situation.

Chapter 6: Bibliography


2012

ABSTRACT In this paper we investigate the possibilities of new typologies of urban public space for high density environments. The premise for the project would be that with new high-density typologies, it would be necessary to consider a difference in the nature of urban public spaces rather than a difference in degree from the status quo. For this paper we shall focus on the particular case of Yamuna river banks as a vacant urban public space. A literature review focuses on reviewing key theories to construct and adopt a rating system to develop an empirical framework to evaluate the case studies and extract the key attributes. These rated attributes are then abstracted in a real-time model that enables user manipulation. The purpose is to create a tool to better observe the effects and evolution of planning decisions for future urban spaces in high density contexts. The combination of different types, hence their parameters may be used for effective replication of their characteristics to improve the decision-making process for urban designers. The research is not intended to reproduce the successful urban public spaces but rather result in a catalogue of typologies which can be referred to during the initial stages of planning to provide an indication of spatial qualities.

Keywords : High density environments; collective urban space; hybrid typologies;

Chapter 1- INTRODUCTION

1.1 Introduction

The cities of today have changed from the cities of the past in the nature of function and methodology of

function. The cities, of the past were walled within a single focus. This wall collapsed over time, and the

city started sprawling out. Today the boundary is mere a line and that too on map. The cities of today are

polycentric in nature unlike the cities of the past. The sprawl of the city is typically determined by the

various factors such as function, geography, social groupings and transportation networks. Rapidly

growing cities exert a tremendous pressure on their land parcels. There is a very large level of physical

complexity within the fabric. When the city reprograms certain areas over time, some fragments get left

out, here the death of cultivated space is happening. There is a need to understand this void in the

modern day city not as empty useless spaces, rather re-program them for re-integration into the city

fabric.

Since the industrial revolution, world population has been growing rapidly, so have the cities. The

complex structure of today’s city is often compared to machines and living organisms.

SPIRO KOSTOF notes, “ if the city is a machine that must function efficiently, it is subject to obsolescence,

and needs constant tuning and updating. What is done to the city form will be thought of as mechanical

adjustments, to make the city work or run properly.”1

1 Spiro Kostof and Richard Tobias, The City Shaped ( New York : Bulfinch Publisher, 1993)


2012

“if the city is an organism and we speak of cells and arteries, it can become pathological, and

interventions to correct the diseased form will be in the nature of surgery.”2

The process of tuning or surgery as talked above is a part of the healthy growth process of the cities.

From time to time due to a number of factors some parts within the city may become obsolete and stop

contributing productively to the cities fabric. These obsolete precincts appear as vacant land in the city’s

fabric.

Vacant land is a source of blight and disease. “for example, abandoned land account for 75 to 90 percent

of fires in the city of flint, yet the city has reduced fire service due to a significant financial crisis.”3 Vacant

urban land reduces the very resource available to address the problems of expansion and growth. Local

property taxes become less available due to devaluation of land values.

1.2 CONTEXT OF RESEARCH

“The definition of vacant land is different from one place to another. State governments are responsible

for creating at least part of the contextual variation, but even within a single state, the term ‘vacant land’

has remarkable depth and range.”4

F-zone of Delhi is known for its high percentage of open space and historic monuments. The image of F-

zone is that of a green zone.

Land use Total area in Ha Percentage

1. Residential 3700 30.94

2. Commercial 160 1.34

3.Manufacturing 513 4.29

4. Recreational 2800 23.41

5. Transportation 1245 10.41

6. Utility 264 2.21

7. Govt offices 38 0.32

Govt land 820 6.86

2

Ibid

3 Daniel T. Kildee, “Rethinking Urban Land”, Genesee County:39

4 Ann O’M.Bowman and Michael A. Pagano, Terra Incognita: Vacant Land and Urban Strategies ( Washington : Georgetown University Press),18


2012

8. Public and semi public 1346 11.26

9. Misc. Including dairy colonies 1072 8.96

Total 11958 100

Source- Zonal development plan, 2001

The distribution and composition of various land uses in this zone indicates a comparative large

percentage of land under ‘recreational land use’ and a large area is also left as vacant space. This study

attempts to check this image of various zones in MPD-2021 like zone-F, by analysing the unused and

misused open spaces/vacant land and the reasons behind it.

1.3 AIM:

To identify the vacant land parcels in the National Capital Territory and highlighting the

opportunities they can offer with respect to optimization of resources available.

1.4 OBJECTIVES

To study the concept of vacant land in order to understand:

o The factors for their formation and growth

o Their spatial quality and activities which take place within.

The role of city’s expansion and transformation in the formation of these vacant lands.

1.5 METHODOLOGY

The methodology of this framework for research will be the theoretical analysis done through literature

research, collection of data and impact analysis of case studies. In order to achieve the above mentioned

objectives, certain appropriate methodology is adopted which includes:

Objective- understanding of the concept of urban vacant land with reference to the density it

offers

Method 1) Through literature reviews- formations of research questions

Books referred- Ann O’M. Bowman, Michael A. Pagano, Terra Incognita: VACANT LAND AND

URBAN STRATEGIES

- Jonathan Barnett, Urban Design as public policy

- Spiro Kostof, The City Assembled, 1992

Stating some definitions of vacant land.

Factors leading to the formation of vacant land

Types of vacant land

Vacant land: negative and positive

Health of cities as a function of vacant land


2012

Role of transformation of city in formation of vacant land

Method 2) Formation of theoretical framework based on the literature review by:

Listing various types of vacant land possible

Characteristics of vacant land listed above

Method 3) Formation of operative framework

Objective- Identification of the vacant land parcels.

Macro level

- Identifying the vacant land in “Built plan” of the city.

- Checking these areas in the Land-Use Plan of the city.

- Categorizing them according to the criteria formed in theoretical

framework.

Land use with no use happening

Ill-maintained green areas

Land-use not confirmed, ie. Land marked with some land use in ZDP

but some other land use taking place.

- Evaluating them in operative framework generated.

- Detail level

1. Taking various zones as urban issues and identifying vacant land in the

“built plan” of the city of Delhi as well as Google Earth image.

2. analyzing these vacant lands in terms of context, ownership pattern, land

use, built use surrounding these.

3. Listing the common features in the above analysed areas and their

contribution to the urban pattern

4. Study of transformation leading to formation of these areas through any

one case example.

Objective- Study these urban vacant land parcels. This would include:

Method 1 ) Primary Survey

- Study of the activities happening in these areas

- Analyzing factors generated from literature review which lead to the

formation of these spaces or influence their functioning i.e. their

location, context, structuring.

- Analyzing the impact of these spaces on their surroundings and vice-

versa

- Inferences


2012

METHODOLOGY

Establish the need for study and objectives

THEORETICAL SURVEY

LITERATURE SURVEY – DENSITY

Concept of density in residential areas

Density types

Density considerations

PRACTICAL STUDIES

SECONDARY SURVEY

Google earth images

Superimposing the built plan of

City upon the land use plan

LITERATURE SURVEY – VOIDS

Definition of vacant land


Types of vacant land

Vacant land positives and negatives

City and vacant land

City transformations and vacant land

THEORETICAL FRAMEWORK

Land with no use happening

Ill maintained green areas

Lad use not confirmed

OPERATIVE FRAMEWORK

CASE STUDY

Identification and categorisation of vacant land

Along the course of river Yamuna at micro and macro

level

SYNTHESIS INFERENCE ANALYSIS


2012

CHAPTER 2- LITERATURE REVIEW

TERRA INCOGNITA : Vacant land and Urban Strategies

By Ann O’M. Bowman, Michael A. Pagano

“ perhaps it is a field that neighbourhood children have turned into a playground or an old,

abandoned factory that is secured by chain-link fencing and “keep-out” signs. It might be a surface

parking lot wedged between two office towers, or a wetland where a variety of plant life flourishes. It

could be an overgrown lot littered with garbage or a crumbling row house where cars without tyres are

permanently parked. It might be the future site of a gated community or a retail mall. Vacant land is both

ubiquitous and diverse and both a problem and resource.”5

Research Questions Generated

o What are vacant land parcels?

o What are various kinds of urban vacant land based on contextual analysis? And how are

they different from each other?

Urban vacant land is a widely defined term consisting of two entities mainly ‘urban’ and ‘vacant land’

which together make the term urban vacant land. A typical dictionary definition for ‘urban’ is –

“pertaining to, characteristic of, or constituting a city.”6 And that of vacant is –“ having no contents,

void, having no occupants or not in use.”7

Urban Vacant Land- an empty package of land constituting a city

Health of cities as a function of vacant land

Ratio of vacant land to healthy areas serves as a measure of the integrity and the health of the city. A

healthy city is one with minimum areas existing as vacant land. The timely re-integration of these

vacant land parcels is essential to be carried out so as to maintain the integrity of the urban fabric

and to prevent it from degeneration.

“the phrase ‘vacant land’ tends to evoke negative images: abandonment, decay, emptiness etc. It is often

conceived of as a problem, a negative situation that requires correction. Yet beyond this bleak landscape,

alternative conceptions of vacant land are possible. Far from being an unrelentingly negative condition,

vacant land may come to symbolize opportunity, it may represent a resource that localities want to

5 Ann O’M.Bowman and Michael A. Pagano, Terra Incognita: Vacant Land and Urban Strategies ( Washington : Georgetown University Press),1

6 George Ostler, the little Oxford Dictionary, edited by Maurice Waite, ( Oxford: Oxford University Press, 1998),730

7 Ibid,732


2012

maximize. The alternative images of vacant land convey availability, space, opportunity, and

informality.”8

Research Questions Generated

o Urban vacant land – negative or a potential situation?

“a vacant parcel’s lack of utilization may result from its physical properties, perhaps a steep slope or small

size. Or land may be vacant because of an economic decision to shut down an inefficient industrial facility.

In some instances, market considerations fuel vacancy, such as holding land for speculative purposes. Or

vacancy may stem from a governmental action, such as designation of parcels as parkland or a habitat

preserve. Thus, vacant land can include ”raw dirt”, property with abandoned structure, land with recently

razed buildings, perimeter agricultural land contaminated land, and green fields.” 9

o What are the various causes that lead to the formation of these vacant lands?

“Urban Design as a public policy”- by Jonathan Barnett

“Today’s city is not an accident. Its form is usually unintentional, but it is not accidental. It is a product of

decisions made for single, separate purposes, whose inter-relationships and side effects have not been

fully considered. The design of cities has been determined by engineers, surveyors, lawyers, and investors

each making individual rational decisions for rational reasons, but leaving the design of the city to be

taken care of later, if at all” 10

“ while people of importance in government and real estate are used to considering “design” as the icing

on the cake, the design professionals also to blame for his lack of influence over the form of cities.”11

o Who is responsible for the tearing of city’s fabric that further leads to the formation of vacant

land?

The City Assembled : by Spiro Kostof

City growth and pressures are created by the migration of people into the city and also due to natural

increase in population within the city itself. Mc. Carey states that, “man, the molecule of society is

the subject of the social sciences... the greater the number collected in a given space, the greater the

attractive force that is there relaxed.”

8

Ann O’M.Bowman and Michael A. Pagano, Terra Incognita: Vacant Land and Urban Strategies ( Washington : Georgetown University Press),1-2

9 Ibid,4 10 Jonathen Barnett, Urban Design as public policy.(Architectural Record Books),1974

11 Ibid,6


2012

How are voids formed in urban centres.....?

CITY EDGE MULTIPLE EDGES ` CITY GATES

EARLY SUBURBS

OPEN CITY PLANNED EXTENSIONS

TRANSPORT AND CITY EDGE

MULTI FOCI/CECENTRALISATION OF THE LAPSE IN PLANNING POLICY

CITY AND REPROGAMMING

FORMATION OF VOIDS

2.2 THEORITICAL FRAMEWORK

2.2.1 UNDERSTANDING DENSITY AND ITS IMPLICATIONS

DENSITY

Density refers to the number of persons per square unit area. The term density has a wide range of

connotations depending on the objectives for which it is unused. There are two types of densities in

terms of residential sector.


2012

CONCEPT OF DENSITY IN RESIDENTIAL SECTOR

Residential areas occupy more than half of the land of most towns and cities. It is the single largest use of

land in urban areas. The foremost controls on the development of these residential areas are zoning, sub-

division regulations and building bye-laws.

Among these controls the latter two usually reflect the same essence as already contained in the zoning.

Zoning is primarily of three kinds.

Use zoning

Density zoning

Height /bulk zoning

Thus given a particular use zones as residential areas, density is the biggest determinant of the character

of an area. In urban areas density has an intrinsic relationship with the desirable perspective of the

population concentration. Density closely relates land and people based upon the holding capacity

envisaged level of living desired in the plan.

DENSITY TYPES :

Gross residential density12 - gross residential density at any level refers to the number of dwelling units

or the number of persons per unit area of gross area. At the residential level it would include the

incidental spaces, area of access roads and the area under local community facilities. However at the

layout level it would not include any aster plan level greens, community facilities and services.

It refers to the overall density of population residing in an urban area. It is arrived at by dividing the

population of the city thereof by the corresponding total urban area. It is an affective Yardstick to

measure the degree of concentration between the different cities and towns.

Net residential density – the net residential density at each level refers to the number of dwelling units of

area under residential use. This would include all areas as under roads, amenities and facilities and

neighbourhood level greens. Density of development is also measured either by the direct concentration

of population per unit area or in terms of building floor area ratio. (F.A.R.). The F.A.R. is arrived at by

means of following formula;

FAR = COVERED AREA/PLOT AREA X NUMBER OF FLOORS13.

12

Dawn , raje (thesis : department of urban design, SPA) : traffic impacts due to redensification of Delhi. 13

The concept of F.A.R. is more applicable in residential areas, whereas the parallel connotations in commercial areas is floor space index(F.S.I.)


2012

DENSITY CONNOTATIONS

Developed area density: it refers to the density of the city with reference to the total populated and the

area defined as developed area. This indicates the extent of pressure and concentration of urban

population on the land that is available for urban use.

Residential area density : this is defined as the density with reference to the total population and urban

land areas defined as the residential area. This represents a rational measure of population on residential

land.

Ward density: this refers to the average number of persons inhabiting a unit area of ward defined in the

census of India. This helps to establish the intra city distribution of population.

Density pattern in the city of Delhi14

UNFORSEEN GROWTH IN URBAN POPULATION15

Delhi’s population grew from being 0.54% of the country’s population in 1961 to 1.03% of the total

country’s population in 1991 – an increase of about 1.9 times over a period of 30 years. Compared to this,

the urban population of India increased by only 1.44 times during this period.

In 1901 , 52.7% of the total population of Delhi was urban. The urban areas in Delhi territory has

increased from 22% in 1961 to 62.5% of the total area in 2001.

The rapid urbanisation of Delhi has resulted in a sharp increase in the density of population. In 1901, the

density was 274 persons per sq. Km., this increased to 1176 persons/sq. Km. In 1951 and 9294 in 2001.

The population of urban Delhi has increased at a decadle growth rate of 48.37% during the decades of

1941-1991. In was 40.6 lakh in 1971 and 94.21 lakh in 1991.

14

Urban Age 15

SOURCE: M.P. DELHI


2012

About 2.5% of urban population is living under very high ward density (above 1000 ppha). About 25% of

urban population living under high ward density conditions (250-1000 ppha). 38% of total urban

population is living under moderate density conditions (62.5-250 ppha).

SPATIAL INDICATOR BASED ANALYSIS16

INCREASE IN THE HOUSING REQUIREMENTS IN DELHI

The increase on the population in the past few years has led to the increase in the housing requirements

in Delhi creating a wide gap between the demand and supply of housing units.

16 Seamless urbanisation and knotted city growth:Delhi Metropolitan Region by Manisha Jain

0

1

2

3

4

5

6

7

1986 1991 1996 2001 2006 2011

NEW HOUSING REEQUIRED (LAKH DU)


2012

PERIOD NEW HOUSING REEQUIRED AVERAGE PER YEAR

1981-1986 3.23 LAKH DU 0.65

1986-1991 3.74 LAKH DU 0.76

1991- 1996 4.34 LAKH DU 0.87

1996 – 2001 4.83 LAKH DU 0.97

2001- 2006 5.42 LAKH DU 1.08

2006- 2011 5.81 LAKH DU 1.16

SOURCE – MPD 2021

HOUSING STOCK IN DELHI

HOUSING SUB- SYSTEMS HOUSING STOCK PERCENTAGE

Traditional 1.5 lakh 10%

Plotted 15 lakh 50%

Apartments 2.3 lakh 30%

Squatters 1.4 lakh 10%

SOURCE – DDA RECORDS

10%

50%

30%

10%

HOUSING STOCK IN DELHI

TRADITIONAL

PLOTTED

APPARTMENTS

SQUATTERS


2012

ANALYSIS

The current situation in the housing stock requirements represents that there are still 80% of low rise

residential buildings, which accommodate only people, and only 20% residential buildings are high rse.

People are shifting to the high rise residential blocks at a very fast rate due to factors like security,

affordability , community lifestyle, etc. Density has a very small part to play in the shift towards the high

rise apartments in the Indian context. The housing stock requirement in DELHI explains that still 50%

developed is plotted whereas the traditional and squatters contribute to 20% of the housing stock.

POPULATION IN DELHI SINCE 1981 – FIG IN LAKHS

YEAR ADDITIONAL BY NATURAL GROWTH INCREASE IN MIGRATION NET INCREASE

1981 12 9.52 21.54

1991 18.9 13.05 32

2001 26.66 17.64 44.30

2011 24.2 20 44.2

2021 24 24 48

SOURCE – CENSUS OF INDIA AND PROJECTIONS BY DDA

50%

5% 5%

10%

15%

15%

LAND USE PROFILES FOR DELHI

RESIDENTIAL

COMMERCIAL

INDUSTRIAL

PUBLIC ANS SEMI PUBLIC

RECREATIONAL AND GREEN

CIRCULATION


2012

LAND USE PROFILES OF DELHI

TYPE PERCENTAGE OF LAND

RESIDENTIAL 50

COMMERCIAL 5

INDUSTRIAL 5

PUBLIC ANS SEMI PUBLIC 10

RECREATIONAL AND GREEN 15

CIRCULATION 15

SOURCE – MPD 2021

0

5

10

15

20

25

30

1970 1980 1990 2000 2010 2020 2030

INCREASE IN MIGRATION (FIG IN LAKHS)

0

5

10

15

20

25

30

35

1970 1980 1990 2000 2010 2020 2030

MIGRATION WITHIN THE CITY LIMITS( FIG IN LAKHS)


2012

2.2.2 UNDERSTANDING URBAN LAND PARCELS

Theoretical framework is formed through analysis of the literature review.

What makes a place vacant ?

-Physical properties

o Steep slope

o Small in size

o Wild plantation

-Spatial Quality

o No physical or visual connectivity

o Size

-Activities taking place

o Acting as a Dump yard

o Squatters

o Having no occupants

o Undeveloped

o Land with some previous productive use

Types of vacant lands

o Land with no use happening

o Ill maintained green areas

o Land use not confirmed, i.e. land marked with some land use but some other land use

taking place.

0

10

20

30

40

50

60

1970 1980 1990 2000 2010 2020 2030

NET INCREASE IN MIGRATION ( FIG IN LAKHS


2012


o Lack in planning policy

Often in the course of city expansion, developments take place which may force planning

authorities to take decisions in the best interest of the city as a whole. These may sometimes

result in certain area being sacrificed in the process of facilitating further growth.

o Lack of transformation

As cities grow, certain areas may not be able to transform and change with the trends of the

city. This happens usually as a result of shifting trends, land use etc.

o Site topography

A vacant parcel’s lack of utilization may result from its physical properties, perhaps a steep

slope or a small size

The three characteristics that limit the redevelopment potential of vacant land are:

- Vacant land relatively small in size

- Odd- shaped parcels

- Wrong location

o Shutting down of the existing function

Vacancy because of an economic decision to shut down an inefficient industrial facility. In

some instances, market considerations fuel vacancy, such as holding land for speculative

purposes.


2012

CHAPTER 3: STUDY AREA

3.1. CHATTARPUR

17

18

CONSTRAINTS:

-Land use pattern of some of the areas in this zone is not defined in the MPD-2021. As a result, all

sorts of development happens this area.

- Accessibility in the interior part is very poor due to massive encroachment of the

habitable spaces on the roads which are meant for free public access.

- Unauthorized industrial activities form a major part of development in this area due to

un-notified land-use.

17

Built Plan of the Chattarpur Area 18

Google image from 100m altitude level


2012

OPPORTUNITIES :

- very good link to entire city of Delhi by Delhi Metro

- availability of large chunks of open lands for development.

- monuments present in the close vicinity can act as a catalyst to develop this area as a

tourist hub if taken care by the necessary authorities.

3.2. Delhi Cantonment

19

20

CONSTRAINTS-

– Not feasible to inter-mix the general public residential fabric with that of the defence

establishment.

-Security is a major issue as the defence officers reside here, e g Shankar Vihar.

19

Built Plan of the Delhi Cantt 20



2012

OPPORTUNITIES –

- Excellent accessibility in all interior parts of this defence set-up.

-Lies in close proximity to the Delhi Airport.( within 5 kms radius )

-Railway station-Delhi Cantt- has some of the major trains passing through it.

-Connected to the other parts of the city by good network of roads.

- Sparsely dense area with massive chunks of open land for future expansion.

3.3. Dwarka (sector-4)

21

22

21

Built plan of Dwarka Sector-4 22



2012

CONSTRAINTS :

-Irregular patches of green spaces making it difficult to use for the people to use at regular intervals. Eg-

entire sector-4 Dwarka currently lies as underdeveloped and green area which can be better used if

provided at regular intervals.

-Building height becomes a strong constraint due to close vicinity to the airport.

OPPORTUNITIES:

- Excellent physical infrastructure adds to the resource availability in this zone.

- very close to the international airport.

- surrounded by planned development in the form of cluster housing.

- large amounts of HOLDING CAPACITY of this area under-utilized till date.

- excellent connectivity to the city centre in the form of Delhi Metro and Airport Express Link.

3.4. Safdarjung

23

23

Built Plan of the Safdarjung Area


2012

24

CONSTRAINTS

- The people residing in this area are against new development on their own lands as

the ownership pattern is very ambiguous dating back to the India Pakistan partition.

- Vicinity to public buildings of national importance can act as a hindrance in redeveloping this

area as a dense residential fabric.

OPPORTUNITIES

- Large chunks of under-developed land has now turned into unused green spaces whereas the MPD

envisages this completely as a residential zone.

- Areas like Safdarjung airport lie unused thus using a major component of land in this area.

- Large chunks of land provided for sprawing bungalows of ministers & bureaucrats becomes a leading

factor in the rising disparity between different economic groups if the city.

- Provides a perfect opportunity for the planners and designers to develop this area as a high density high

value mixed use development area to cater to all functional requirements.

3.5. Restricted Yamuna Banks

25

24

Google image from 100 m altitude level 25

Built plan of the Yamuna Banks


2012

26

CONSTRAINTS

- due to the recumbent flooding in this area every year, hesitance in the minds of the people to develop

this area.

- minimal effort by the government agencies to construct proper embankments which can then facilitate

development in this area.

OPPORTUNITIES

- large chunks of land determined as residential area in the MPD-2021 lie vacant in the current time due

to the fear of floods.

- entire area can be developed as a waterfront development which can be very high value to the city.

- study examples of building cities like London upon Thames.

3.6. Pusa Road

27

26

Google image from 100m altitude level 27

Built Plan of the Pusa Road


2012

28

CONSTRAINTS

- the ridge can act as a hindrance in developing low cost development, as the cost of

development (excluding the land value) can exceed due to rocky terrain.

OPPORTUNITIES

- the land-use plan of MPD-2021 envisages this area to be an URBANISABLE area.

- massive chunks of land lie under-developed

- close proximity to the city centre

- strong opportunity to use the services like airport express link.

3.6. Areas abutting Connaught Place

29

28

Google image from 100m altitude level 29

Built plan of the areas abutting Connaught place


2012

30

CONSTRAINTS

- 80-90% of the area residing in this area live in slums along the railway track leading to the new delhi

railway station.

- Small chunks of open land available for future development.

- Further densifiction not viable as this area is commercially very dense.

- Strict development guidelines laid down by the DUAC conforming to conservation norms of

Lutyen’s Delhi.

OPPORTUNITIES

- Lies in the heart of the city with excellent access to all major parts of the city.

- Delhi’s best CBD in very close vicinity

- Delhi’s highest employment rate in this area.

3.7. Golf Links / Kaka Nagar

31

30 Google image from 100m altitude level 31 Built plan of Golf Links/ Kaka Nagar


2012

32

CONSTRAINTS

- buildings of national importance lie in close vicinity resulting in non-availability of land for residential

fabric.

- lies in close proximity to the Lodhi Gardens, Khan market and Lutyen’s Bungalow Zone which may

restrict the development in this area.

OPPORTUNITIES

- the area is characterized by low density low rise development which make way for a mid-rise

development keeping the density same to retain the character of this place.

- large chunks of land in Kaka Nagar provided for sprawling bungalows of bureaucrats and ministers which

can be modified to suit higher density

- very close to the city centre and excellent infrastructure facilities available in this area

- sprawling Delhi Golf Club adds to the amenities in this area.

- potential site for high value development.

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CHAPTER 5- CASE STUDY – BANKS OF RIVER YAMUNA

4.1 INTRODUCTION

The stretch that has been covered for study is along the river Yamuna from Noida toll bridge to Delhi

border on the Wazirabad side. One km from each side of the river has been studied.

RIVER YAMUNA

In Delhi, the primary water body has been left out as the surrounding city was developing.

This phenomenon can also be reflected in the past of Delhi , where the back side of the red fort faces the

river. Although the development has come about along the river, the river has never been integrated

with the urban fabric. The situation today is that the Yamuna defines two edges of the city and its vast

potential lies utilized.

YAMUNA RIVER FRONT DEVELOPMENT

Most major cities of the world are located along a navigable body of water. Waterfronts have been used

for a variety of functions ranging from ports to traffic corridors to recreation and sacred sites. The urban

waterfront has always been admired from their aesthetics that makes for good entertainment and social

interaction. Therefore, the need for a developed riverfront as in case of Delhi is imperative.

Delhi is growing at a fast rate. The uncontrolled and unplanned growth has soared the land values and

increased pressures on land. The development of the river front would release almost 8000 hectares of

prime land , where reprogramming of functions can happen. This provides opportunity beyond par to

solve the problems created by unplanned growth and to provide better facilities to the people.

Intent of the Master plan for Delhi 2021:

River Yamuna is to be made pollution free through various measures. On the banks, large recreation

areas to be developed and to be integrated with other urban development’s so that the river gets KNIT

back with the fabric of the city.

YAMUNA FACT SHEET

Length in Delhi : 50 km , with 50 % north of Wazirabad barrage and balance in the south .

Width : 1.5 to 3 km

Quality of water: ‘A’ in the north of Wazirabad barrage and ‘E’ (not fit even for animal

Consumption)in the south of the barrage.

Area of river bed: 97 sq.km/9700 ha.

Area under water: 16.45 sq.km / 1645 ha.

Area under dry land: 80.55 sq.km/8053 ha.


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No. of major drains: 17

Largest drain: Najafgarh drain with 38 urban drains and 4 rural drains

-The following photographs show how this river is getting lost, and also the process of activities that are

now trying to revive it.

-A view of river showing the surrounding flood lands.


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Such activities located on the banks of the river have to be removed from here for respite.

METHODOLOGY

Keeping in view the various contrasting features , we find within the site –vast stretches of wetlands and

agricultural fields existing side by side with the built , unauthorized colonies and slums located alongside

planned residential zones, and several other characteristic features. The site was studied under the

following aspects.

- Layout plan: This plans gives an overview of the entire stretch .

- Movement structure: Major roads networks and connectors are identified at the overall study area and

zone levels.

- Land use : Identification of pockets of various types of land use.

- Open spaces system: Highlighting the major open spaces, green areas and formulating the relation

between the built and the inbuilt.

- Landscape and Yamuna river basin: Defining the river edge and identifying the various types of

landscapes highlighting the present river condition.

- Urban form : Discussing the urban fabric in terms of the plan form and the existing building heights.

- Image components: Identification of various character zones existing, the zonal level and at the site

level.

- Services: Discussing the various service networks, which serve the various zones and the entire site.

- Administrative Zones: Identifying the jurisdictional controls of various authorities on site.

- Ownership Pattern: Identifying the various land owning agencies at the site and zonal level.

- Land Status: recognizing the land resume on site in terms of authorization , acquisition and disputes.

- Demographic pattern: Identification of various pockets of population densities and their social and

economic status.


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- Heritage precincts: identification of the heritage properties along the banks of river.

- Future proposals: Highlighting the various proposals and developmental plans proposed by various

concerned authorities for the development of different zones.

4.2 TRANSFORMATION OF RIVER YAMUNA

Till 1850

-Walled city like Shahjahanabd, Salimgarh Fort, Purana Quila, Humayaun’s Tomb, Civil Lines, Metcafe, etc

-Expansion of European influence

-Cantonment of Darya Ganj built south of red fort

-Military colony established.

1850 – 1900

-Elign road (Netaji Subhash Marg) linked Faiz bazaar to Chandni Chowk

-Carried automated transport

-Firoz Shah Kotla built

-Densification of Shahjahanabd

-Chandni Chowk became the major street connecting the Red fort to Shahjahanabd

1900- 1920

-Reclamation of land, east of cantonment

-Cultivation of land

-Setup of irrigation plant

-Various villages (Timarpur, Goplapur came up around Shahjahanabd)

-Introduction of railways, old Delhi railway station built

-Indraprastha University came up

1920 – 1950

Under colonial rule land towards north and east of river Yamuna was mostly cultivated fields, grazing

grounds and dairy farms.

After independence, major development started towards north and west of Yamuna River. Land mostly

owned by zamindars and they sold the land to immigrants coming from U.P. and Bihar


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-Agricultural land was divided into plots

-Small settlements like Wazirababd, Golapur, Ghond lee village, Purana Usmanpur came up

1950 – 1970

- On the east bank ,extension and expansion of villages

- Due to frequent flooding of Yamuna, Purana Usmanpur village shifted to other side of the embankment

- Geeta colony was formed by the refuges from Pakistan and west Punjab

- Jheel Khurenja was formed for the relocated workers of dairy farm

- Parts of Salimpur started developing, as a predominantly Muslim area along with Zaffrabad

- Other colonies like Gandhi Nagar, and parts of Kailash Nagar came up

- Floodplains were mostly used for cultivation, agriculture and grazing

-On the west bank,Sunlight colony, Sidharth Nagar, ISBT, WHO, Vikas Minar, Indraprastha Bhavan, Pragati

Maidan, and DTC bus depot came up

-Creation of present NH 2 and Samadhis

-Setup of institutional and government buildings near ITO

1970 -1990

-On east bank, allotment of house building societies led to speculative development of Pandav Nagar

-Major population in the area happened after 1977 due to which a lot of unauthorised construction of

colonies like – Lakshmi Nagar

-Development and encroachment of land started and all the agricultural land was converted into

residential land (Bhajanpura, Jai Prakash Nagar, Yamuna Vihar, Sonia Vihar, etc.)

-Settlement started from Preet Vihar and extended up to Shakarpur

-Most of the houses were only G and G+1

-On the west bank, development had almost stopped along the west bank los Yamuna as the whole area

was fully developed

-Crafts museum, pontoon bridge, JJ clusters, IG stadium and many factories came along the floodplains.

1990 - Present

-Encroachment of buffer areas interfering with the right of way of the railway line ,UP link road and NH-

24

-Development of slums on floor plains


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-Nizamuddin Bridge came up in 1994

-ITO Bridge came up in 2000

-Settlement became dense, which led to improper function of the area

-Last 15 years, government gave permission to go up to G+3

-At present the whole area of Laxmi Nagar ,Shastri Park, and Geeta colony lacks any breathing space with

a very few open spaces. Most unauthorised constructions have taken place

-Commercial boom on the Vikas Marg due to introduction of direct connection with city ITO Bridge

-Commercialisation of secondary and tertiary roads

-Bldg ht. up to G+4 , conversion of small plots into one appt. Per floor residence , commercial on ground ,

storage or parking in the basement.

-Encroachment of buffer area with the right of way of the Line. U.P. link road and NH 24

-Development of slums on flood plains

-Millennium Park, Noida Toll Bridge, Kali Basti, Nangli Machi, etc.

4.3 LAND USE

The land use pattern shows much contrast along the two banks of river Yamuna. While the west bank

shows a clear – cut differentiation in allocation of land usage, with only pocket variation; the east bank

projects an overall mixed land use in most areas.

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33

Urban design Studio, SSAA,2005


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Tracing down the east bank , north & south – a dense residential organic structure is observed which

gradually mingles with mixed use development ( residential – commercial ) along the edges of the

primary and secondary roads with few penetrating into the tertiary roads. The mixed character is

observed maximum in the stretch that lies between ISBT and ITO Bridge, which serves a hub for

wholesale retail. Further down south, a relatively clear system of segregation of functions can be seen,

with the introduction of concentrated green areas, institutions, etc. Also, the mixed character is reduced

to interior tertiary segments while commercial retail takes over the main streets. The character however

does not inscribe within it, small pockets like Shakaur Pur village.

The west bank maintains similarity in character of land use with the east bank only in the northern most

stretch, which is primarily residential. An overall dispersion of institutional area can be seen with

maximum concentration of the use in and around civil lines. Important monuments like, Lal Quila, Jama

Masjid, Humayaun’s Tomb, either about the commercial areas, or recreational spaces. Concentrated

recreation areas like Raj Ghat and Vijay Ghat presently stand underutilised because of the passive

activities they are currently used for. However such recreational spaces do not exist in isolation but along

with pockets of residential, with mixed use, like in the case of Daryaganj and Sarai Kale Khan.

4.4 LANDSCAPE

The character of the river basin changes from one stretch to other. The course defined by the river

changes about the flood plains and also its interaction with the settlement around. The response of the

settlement to the river is minimal and not proportional to the proximity to the river edge. With a lot of

untreated sewage disposed into the river through the open drains, the quality of river is degrading. The

traverse connections and Pantoon bridges are very weak and don’t offer an incentive to channelize

movement towards the river.

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The connection with the river is also broken due to segregation of the settlement by fast moving

movement corridors in the form of Pushtas and bunds. These impermeable layers separate the activities

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Urban Design Studio, SSAA, 2005


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of the people from the river. The settlement has developed with minimal response towards the water

channel.

The forest cover at many places along the flood plains has also decreased phenomenally further

worsening the conditions. The reduction in the flow of the river due to introduction of the barrages has

slowed down the process of natural cleansing of the river accelerating its degradation.

The areas along the movement corridors connecting both the banks like ISBT, ITO have induced growth of

slums along. These dense illegal settlements are hard to disturb once they have settled and they lack the

basic infrastructural facilities.

4.5 URBAN FORM

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Standing on the top of the twenty story high Vikas Minar at ITO , which is one of the tallest buildings

present in the stretch , a un interrupted skyline with a few protruding high rise- which seem to out very

predominantly among the hierarchy of low and medium height buildings.

Such a variation of roofs cape is on account of the planned straterigies of growth , which were applied in

areas along the old unplanned, low rise traditional settlements that already existed along the stretch

before 1962 when the first master plan for Delhi came into existence. Hence resulted in a blend of

planned colonies and apartments with certain high rise and so called the urban villages , along with the

unauthorised with certain high rises not only seem to reflect a better quality of life but also help in

breaking the monotony which would have otherwise existed the stretch due to similar heights an d form.

The main low rise areas existing are –

Sunder Nagar, Timarpur and Civil Lines having a planned growth

Bhajanpura, Pandav Nagar and Nizamuddin east having an unplanned development.

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The main medium rise buildings spread over the stretch are

-Geeta colony, Shahjahanabd, Laxmi Nagar and Shakarpur

The main areas having high rise buildings are

-Mayor Dhwaj and Sursarinigni apartments in Geeta Colony, DMRC stations, Jama Masjid, WHO , IG

indoor stadium, Vikas Minar, CSIR apartments.

4.6 IMAGE COMPONENTS

Edges36

Districts37

Nodes38

Landmarks39

4.7 SERVICES

The primary services mapped and studied on the site are :

Electricity supply

The provision of electricity within the site is through BSES in some areas and through NDPL in the other

areas. This provision is limited to authorised colonies, like Shahjahanabd, Civil Lines, Gandhi Nagar, IP

Estate, Laxmi Nagar, etc. The unauthorised colonies take electricity illegally. There is no regularised plan

for proper electricity distribution fort these unauthorised areas.

Sewage

Sen Nursing home, coronation pillar and Kondli sewage treatment plant have provided provision for

sewage disposal for authorised colonies. Sewage from these authorised colonies is taken and treated at

STP. Unauthorised areas have no proper sewage infrastructure. In spite of the civic amenities provide ,

they provide to be inadequate. Sewage from these areas is dumped into open drains, which transmit it

into the Yamuna adding to further deterioration of the river with untreated waste.

36 linear elements that are not used as channels of movement. These include embankments, nallas, dense plantations, etc. 37

areas of the stretch having a recognizable common character. These could be based on the built fabric, the presence of a major landmark in

the vicinity, similar functions, etc. 38 these are areas of concentrated activity. Due to the large area of the stretch nodes have been further differentiated into ci ty level nodes and

zone level nodes based on their importance. While city level nodes include transport hubs and major traffic intersections, zone level nodes can be bus stop , rickshaw , etc. 39 these are points of reference used to orient oneself in the city . due to the large area of the stretch landmarks have been further differentiated

into city level landmarks and zone level landmarks.


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Water supply

The provision of water for the authorised colonies within the site is through Delhi Jal Board (DJB). The

waste from Yamuna and ranny wells is treated at Chanderwal Water Works and Wazirabad water

treatment plant and Okhla water works respectively and from there it is pumped through tube wells.

However there are also hand pumps in some residential areas. For unauthorised areas the provision of

water is through water tanks, which are filled by Delhi Jal Board.

4.8 ADMINISTRATIVE ZONES

Along the river Yamuna the flood plains come under the administration of DDA. The east bank is majorly

under MCD. Along the west bank a number of authorities come into action. There are certain areas such

as RED FORT, HUMAYAUNS TMB, and certain other areas in Shahjahanabd, which also come under the

administration of ASI because of the historic value and are also a source of tourism to this area. It is

observed that the water beyond the Wazirababd Birage is clean. This area comes under Haryana irrigation

department.

4.9 OWNERSHIP PATTERN

The flood plain along the river Yamuna is owned by the government authorities. On both the sides of the

river, residential areas are privately owned. Areas like RED FORT, HUMAYAUN’S TOMB, certain areas of

Shahjahanabad are owned by the central government. Also the old secretariat and Metcafe house are

owned by the central govt. Small pockets of area like the Chanderwal waterworks is owned by the state

government. Also areas where there is metro construction going on and some residential developments

are owned by the state government.

4.10 LAND STATUS

Authorised land

-Land which is under some authority

-To permit with official sanction as per the planned provisions of the area

-To confer authority

Unauthorised land

-Any planned development seems to be lacking in this sort of building. Activity place in the city

has been violated by springing up of colonies.

-Violating the area demarcated for other uses in the master plan of the area.


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Unauthorised regularised

Any such illegal development that has taken place and has survived for a long time, is then regularised or

taken over by some competent authority such as the DDA or the MCD or any other. The authority that

takes over, then becomes responsible for providing the necessary infrastructure.

Major proportion of the east bank including areas like Gandhi Nagar, Seelampur, Shastri Park,

Brahmapuri, Jagjeet Nagar, Kartar Nagar, Shakarpur ext. , Pandav Nagar, and certain pockets of Chandni

Chowk.

Unauthorised not regularised-

Any unauthorised construction, which is not approved by the authority or that is waiting to get approval

Subhash Mohalla, Tibetan Colony, Gautam Puri, Shastri Nagar and Laxmi Nagar built upland in Wazirabad,

Ganesh Nagar are colonies which are still waiting to get regularised. However it is not possible to

eradicate these settlements now. Only precaution taken is that, any new construction has to first get

approved without which it is turned down.

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4.11 DISPUTED LAND

To doubt the validity, i.e. a land which is argued upon or debated upon.

A small portion of the land in Ganesh Nagar and Shakarpur Khas adjacent to the main road is disputed.

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ACQUIRED LAND

Any land which is under private owner ship or under some competent authority and is taken over by

some other authority

Usmanpur and area next to Timarpur was acquired by the authority

ON LEASE

Any land which is given for use for a given period of time by the govt., or any other authority w.r.t. some

minimal payment paid by the leaseholders.

The land in the flood plain is mainly agrarian and is leased out to the farmers with a yearly rental sum of

Rs 6/bheega.

Also the land utilised for Pragati Maidan, Gandhi museum is leased out on an yearly bases rental.

4.12 LAND VALUE

Prices to various commercial properties vary according to the following factors:-

Size of shop

Location and accessibility

Demand for independent property

Catchment area it serves

Residential property in commercial areas are priced according to the commercial rates

like those in Gandhi Nagar, Kailash Nagar , Shastri Park , etc.

Prices for residential properties vary due to following factors:-

Size of plot

Usability of the plot

Living conditions of the surrounding areas

Width of the street across the road

Planned colonies are sometimes rated higher

Provision of infrastructure

Major portions of the land in Wazirabad is rated below 5000 Rs/sq. Yard which is due to lack of

infrastructure facilities available in the area and also owing to the disputed character of the area.

There are pockets of highly underutilised land in and around Kashmere gate for which there is no demand

and these properties are either locked up or are used as stores , which is why the area has a low land

value.


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Nigambodh Ghat has been evaluated for its commercial land value but due to lack of other such activity,

has a low land value

Sarai kale-khan again being an unplanned area has low land value

Large areas of land lying in the stretch from ISBT to Wazirababad including areas like Shastri park,

Brahmapuri , Gonad Patti, Jagjeet Nagar on the east and Arjun Nagar, Tibetan Colony on the west have

values ranging Rs 5000 to 15000/sq. Yard. Since the colonies initially settled as unauthorised construction

and were later regularised by the govt, these have no basis of planning or definite size of plot. The area is

now in the process of being provided with the basic infrastructural facilities such as those of electricity,

sewage, water supply but the process will take time.

Though the land is at one of the prime locations of Delhi but the living conditions are very poor and so

defining the land value.

However land along the primary roads where residences can be used for commercial purposes have been

rated higher. Commercial area along major roads has greater value than interior areas. Also areas like

Yamuna Vihar, Laxmi Nagar, Pandav Nagar, etc. which are planned settlements again are of higher land

value. There are certain pockets of empty land that are under DDA which are again rated higher.

Land value of places of national interest (historical monuments) such as Red Fort, Humayaun’s Tomb,

Vijay Ghat, Majnu Ka Tila, etc. Zoological park cannot be evaluated.

Then there areas like Pragati Maidan, which have been given on lease.

Colonies like Sunder Nagar, Nizamuddin east on the west bank and commercial colonies of areas adjacent

to Gandhi Nagar have land values as high as one lakh/sq. Yard.

As an overall observation , one can say that major chunk of land on the east bank lies within a range of

5000- 50000 Rs. / sq. yard while that on the west bank has a number of places of national interest whose

value is said to be undefined.


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4.13 DEMOGRPAHY AND POPULATION DISTRIBUTION

41

The demographic pattern of the study area was classified under the following categories

Very densely populated – above 650 dwelling units per hectare

Densely populated – 500 – 650 dwelling units per hectare

Moderately populated – 240 – 500 dwelling units per hectare

Sparsely populated - 120 – 240 dwelling units per hectare

Very sparsely populated – below 120 dwelling units per hectare

Apart for the above the user densities experienced by most of the areas where there is regular inflow of

floating population have also been studied under the following units.

User density high – more than 1000 people per day per hectare

User density low – less than 1000 people per day per hectare

There is a stark contrast in the demographic pattern between the east and the west bank. The west bank

has large zones of areas with regular inflow of people on a daily basis like Humayaun’s tomb, red fort,

Purana Quila, IG stadium , etc.

In the residential areas on the west the density generally varies from moderately populated to very

sparsely populated areas.

Among very densely populated areas are Kashmere Gate, Arun Nagar, Nehru Vihar, etc. Nizamuddin

east, Jangpura and sunder Nagar are the most sparsely populated areas owning to their high land values.

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4.14 HERITAGE PRECINTS

The settlement started in the 13th century on the east bank of the river Yamuna. This was the tie when

Yamuna is very close to the heritage buildings and people do farming on the banks of the river Yamuna.

The major historical buildings like Shah Alam Tomb, Feroz – Shah Kotla started building up in the 13th

century. Then in 15th century walled city and Purana Quila came. Time after time city was frequently

growing and the buildings like Red Fort, Majnu Ka Tila, and Khooni Darwaza were built up in 16th century.

As Delhi became the major hub for business in the 21st century people started migrating from different

cities and started settlement along the river Yamuna and nearby places of historical monuments.

According to MPD area up to 100 meter from protected limits of monuments is declared as prohibited

area for any construction activity, beyond it up to 200 meters, near or adjoining protected monuments as

regulated area in which construction can be allowed only after getting permission from ASI.

4.15 DEVELOPMENTS IN THE PAST 5 YRS

-Widening of Pusta Road and phase 2 metro corridor

-Development of the 40 hectare site for commonwealth village linked by the Pushta Road next to

Akshardham temple (20 hectare)

-Development of the UP Link Road and the Paharganj Road.

-Along the west bank the major proposals included Indraprastha power plant, the sewage treatment

plant in Wazirabad, widening of NH 24.

PROPOSALS FOR THE DEVELOPMENT ALONG BANKS OF RIVER YAMUNA

To rectify this, the DELHI DEVELOPMENT AUTHORITY (D.D.A) and the NEW DELHI MUNICIPAL

CORPORATION ( N.D.M.C.) can initiate a process of development for Yamuna riverfront as a positive

public space. Action plans to achieve this through the reclamation of the 8000 Ha. of land from the

Yamuna riverbed. This land will be available after a stretch of the river is channelled.

-Out of the reclaimed area, 6250 Ha. would be used for recreational purposes.

-Part of the reclaimed area of the river bed , if required, can be used for decongestion of the walled city

,due to its nearness and sustainability.

-Part of the reclaimed area can be used for location of large institutions of national character, like the

museum of science and technology, academy of arts and culture, etc.

-The waterways can also be encouraged to provide easy travel across the river by boats and ferries.


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-River traffic can also be merged as a means of accessing facilities on or near the riverfront. Pedestrian

movement along the riverfront can be encouraged.

-Once the area along the riverfront becomes prime land for development, the possibility of

encroachments and unauthorised growth would reduce drastically.

-Planned location of commercial activities, along the riverfront could improve the economy of the city

as well as its development. Facilities like science parks, amusement parks, etc. If sited here would be a

self financing and even foot the bill of the channelization of this project.

In activating a recreational space, the factors looked at are –

-Scale of the space i.e. city or local level recreational catering space.

Thus the recreational space can work at two levels –

1. As an active hub to serve needs of the city.

2. As having passive zone for the residents around.

OBSERVATIONS

- There is a lack of recreational spaces on the east bank.

- There exists a concentration of recreational spaces in this zone which are underutilized and can

be put to better use.

- Almost all recreational spaces in this zone are underutilized and can be put to better use.

- There is lack of integration of the large recreational spaces.

INFERENCE

- Residential spaces which can be used to activate recreational spaces are isolated from it and can

be connected by improving transportation systems.

- There is a need to partially decentralize the recreational area by providing recreation zones along

the east bank which will be graded and will cater to the socio-economic class that they are in

proximity to .thus recreational belt can be used to integrate the classes but at the same time

provide each class with the kind of spaces it needs.

- Smaller scale transit systems need to be established in the existing fabric to integrate recreational

spaces.


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CHAPTER 5- INFERENCES

Vacant land is an inherent part of city’s fabric. As cities constantly grow and transform the

appearance of urban vacant land also changes. Its is an elastic subject and is totally dependant

on context.

Government bodies like DDA and NDMC can act as a major agency in using the vacant urban

lands

The main features for which areas like F-zone are known is its green character, presence of vast

open spaces and historical monuments, and through the study, it has been noticed that the

presence of these vacant land is in or around these areas.

Both at macro and detail level, the vacant land is formed at the urban margins, the only

difference being the scale of the area. At the macro level, these are in the form of ill-maintained

large green areas and the area around historical monuments, and at the detail level they existed

as transitional zones between different fabrics.

In the case of detail level, these spaces exist around historical settlements whereas in case of

modern planned areas inspite of time difference in the construction of the fabric the areas are

not left and have been used to integrate different fabrics.

The above analysis also highlights the lack of planning policies. 95% of the vacant land in zone

falls under the DDA.

Reality shows that people are the ones to make green areas successes or failure by the use of

them. People do not use the open space because planners wish they would. Planners treat the

open space in the tools of zoning, numbers and shapes but the most important issue which is not

treated in the relationship between the city and the green.

The existence of the green space is not sufficient for its value. As it is often seen, unused, not

well maintained open space can drastically degrade the value of the surrounding fabric.

Linkages to the open space are essential in order to provide for connecting it with the fabric

around it. But more than the quality of linkage is important.

Vacant land need not to be looked at with negative perspective. They provide an opportunity to

heal the city’s fabric. Re-integration of vacant land should be done keeping the larger context of

the city in mind, in such a way as to bind the fragments surrounding it.


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CHAPTER 6- BIBLIOGRAPHY

Kostof , Spiro and Richard Tobias, The City Shaped. New York: Bulfinch publisher, 1993

Kilde, Daniel T., ”Rethinking Urban Land” , Genesee County

http://www.thelandbank.org/downloads/genesse _county_treasure1.pdf (accesses March

20,2008)

Bowman, Ann O’M. And Michael A.Pagano, Terra Incognita: Vacant Land and Urban strategies,

Washington: Georgetown University Press

Ostler, George, The little Oxford Dictionary, edited by Maurice Waite. Oxford : Oxford University

Press, 1998

Barnett, Jonathan, Urban design as public policy. Architectural Record Books, 1974

http://www.thelandbank.org/downloads/genesse%20_county_treasure1.pdf

urban vacant

Documents