Urban Villages of Delhi: Case study Kotla Mubarakpur

U R B A N V I L L A G E S

PLANNING FOR THE IMPROVEMENT OF HOUSING & LIVING STANDARDS (Focus area: Kotla Mubarakpur)

D E L H I

Joel Michael (11AR 60 R 17)Thesis Guide: Dr. S. Chattopadhyay

Masters of City PlanningIIT KHARAGPUR

PLANNING FOR THE IMPROVEMENT OF HOUSING & LIVING STANDARDS

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V I L L A G E SDELHI

“Urban village typically would mean a well-planned set-up with a village-

concept of being fairly self-sufficient and not having the need to travel

long distances to get daily things done. What is most important, perhaps,

is that it’s intended to tackle the problem of increasing population in

cities.”

- Gaigongmei Gangmei

“The Delhi urban villages have some of these salient features, especially

mixed-use zoning. What has become more apparent, though, is how each

urban village here also differs from the other.”

- Kapil Chaudhery (Urban Planner, and Director of Spatial Designs)

i n t r o d u c t i o n

This thesis aims on the planning for the betterment of Kotla Mubarakpur village, as a

model to achieve a sustainable coexistence of the present and upcoming urbanized

villages with the rest of the planned Delhi.


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a i m

o b j e c t i v e s Analysis of present scenario through primary survey. (Issues identification)

Comparisons analyses:

a. Hauz Khaz

b. Mohammedpur

c. Kotla Mubarakpur

Review of the Development Control regulations and Building Bye-laws.

Self help and high-density housing initiatives.

Heritage significance and maintenance.

Preparation of a practical model and planning guidelines for development of

centralized villages.


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P r o j e c t m e t h o d o l o g y

5

4

2

1

Primary survey analysis Comparative Analysis

Hauz KhazMohammedpur

DCR

Policies and schemes

Secondary survey analysis

IDENTIFICATION OF ISSUES

STRENGTHS AND WEAKNESSES

Review & modification of rules and regulations

Proposal of strategies and schemes for urban

village model

MASTER PLAN FOR KOTLA MUBARAKPUR

LEGAL DRAWBACKS

INTEGRATION OF PROPER LEGAL

MEASURES AND STRENGTHS OF URBAN

VILLAGESDemographic Profile

Socio-economic data

Urban mobility

Vulnerability Assessment

Building conditionBuilding HeightWidth of road

Employment status

Commercial links

Reconnaissance survey

3Comparisons of rules

and regulations (secondary data) with

existing scenario (primary data)

DCR

Building bye-laws and permits, sanctioning

Self help housing

High density housing

Route Characteristics

Area of influence

Families’ profile

Physical characteristics

Heritage area specs.

U N C O N T R O L L E D U R B A N S E T T L E M E N T S


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i n s t i t u t i o n a ls e t u p

TYPE EVOLUTION POPULATION DWELLING STANDARD INFRASTRUCTURE STATUS

Unauthorized Colonies

Developed on agricultural land by illegal means (land assembling, division and

disposal)0.74 mn (5.7%)

Haphazard but not fully dilapidated with no

tenure securityMinimal

Regularized Unauthorized

ColoniesAdvanced form of unauthorized

colonies 1.75 mn (12.7%)Improved condition with greater tenure

security

Govt. intervention into regularization has improved the

condition

Urban Villages Rural villages that got urbanized due to city expanding around them 0.88 mn (6.4%)

High degree of tenure security but congested

living

Haphazard layouts creates difficulties

in extension of amenities

Rural Villages Rural villages inside the city boundaries which have not been yet urbanized 5% Almost nil but not

essential too

Juggi Jhopdi Clusters

Arisen by encroachment on public and private lands 2.07 mn (14.8%) Extremely poor Rarely exist

Notified Slums Improved version of JJ clusters 2.66 mn (19.4%) Improvements in the form of tenure security

Meager improvements

Juggi Jhopdi Resettlement

Colonies

Formed by relocating squatters and slum households from the heart of the city to its periphery in order to improve

their living condition 1.75 mn (12.7%) Same as it is in Rural

Villages

Basic amenities (water supply and sewage disposal)

provided


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s u b - g r o u p s

U R B A N V I L L A G E S : C O N C E P T & S TA G E S


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V i l l a g e s o f D e l h i Rural villages: 227 Rural population: 6.82% in 37.64% of land Urbanized Villages: 135 Urban Population: 8.47 million in 1991 to 16.75 million in 2011 (more than 55%

growth) putting pressure and increasing risks. Government in the process to urbanize the rural villages to reduce migration

and pressure thus instigating sprawl. Unplanned and haphazard urban growth.

According to census data from 2001, Delhi’s urbanization level was 93.01 per cent, and numerous studies and governments documents reveal that more than half of these residents live in unplanned settlements.

The term “LAL DORA” was used for the first time in the year 1908. It is a name classification given to that part of the village land which is part of the village “Abadi” (habitation).

The urban villages in Delhi today are these “protected” habitation lands which have been exempted from the urban development authorities.

L a l d o r a c o n c e p t

Haphazard construction

the village turns into a slum with the old villagers as slum-lords.

Farmers sell land to govt/developer

They make use of exemptions from

municipal and building codes.

STAGE 1


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Narrow streets and haphazard structures of Kotla Mubarakpur

Khirki Village near Chirag Dilli and amidst various monuments.


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Migrants slowly become

permanent

Interesting supply-side

response (For eg. English medium

school)

Construction workers drift away and new migrants

move in

Commercial establishments

go through parallel

transformation

STAGE 2

A b o u t a d e c a d e l a t e r

Migrant population of Nathupur that abuts DLF phase III

Nathupur, Gurgaon


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Old owners invest in

improving properties.

Economic dynamism and

upgradation through public investments

Surrounding areas are well settled and agricultural fields minimal.

Students, salesmen,

businessmen move in

STAGE 3

A n o t h e r 1 0 - 1 5 y e a r s l a t e r

Sikanderpur chowk

Metro running along Sikanderpur and beyond to sector 55

Hotels, boutiques,

galleries and trendy

restaurants

Problems like inadequate

parking

The village starts to gentrify

Old villagers encash their real estate and

ownership pattern becomes more mixed

FINAL STAGE


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F e w m o r e y e a r s l a t e r

Areas of Hauz Khaz & Green Park

Urban Village: Western concept Urban Villages: Delhi

Medium density development Extremely high density development compared to rest of the city.

Mixed use zoning Mixed use zoning

Provision of efficient public transit Public transit is not sufficient in some cases.

Emphasis on urban design -pedestrianization and public squares

Forced pedestrianization and no public squares due to unplanned, haywire situation of the village

Alternative to decentralization and sprawl and thus intrusion into the countryside.

Decentralization and urban sprawl still prevail. Rural villages are thus getting urbanized.

High level of self containment (people working, recreating in the same area)

Mostly migrants in search for job opportunities. Houses majorly on rent.

Concept born in the 1980’s in Britain. Concept born in 1908 by the British while planning Delhi. Earlier known as ‘lal dora’


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N E W U R B A N I S M

Principles:

Walkability

Connectivity

Mixed Use & Diversity

Mixed Housing

Quality Architecture & Design

Traditional Neighborhood structure

High Density

Smart transportation

Sustainability

Quality of Life


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N E W U R B A N I S MASPECTS RESIDENTS BUSINESSES DEVELOPERS MUNICIPALITIES

Fiscal Advantages Stable property values

Economies of scalein marketing due to close proximity and

cooperation

More income potential from higher density

mixed-use projects due to more leasable

Increased tax base due to more buildings

packed into a tighter area

Foot traffic Less traffic congestion

& less driving & Pedestrian friendly

Increased sales due to foot traffic &

Cooperation with other local businesses

Less impact on roads/ traffic, which can result

in lower impact fees

Easy to install transit where it's not, and

improve it

Compactness Close proximity to main services

Live-work units save time

Lower cost of utilities due to compact nature of New Urbanist design

Less spent per capita on infrastructure and

utilities

Savings Great savings Low rents due to small

spaces & Little or no expense needed for ads

Faster approvals in communities saving

cost/time

Less crime and less spent on policing due to

the presence of more people

Community & Identity

Better sense of place and identity

More community involvement

Greater acceptance by the public and less

resistance

Better overall community image and

sense of place

Tax Efficient use of tax money Stable, appreciating tax

base

C A S E S T U D I E S & O B S E RVAT I O N S


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A n a l y s i s m e t h o d o l o g y

3

6

5

4

2

1 CLASSFICATION OF ISSUES

Location Issues

Demographic Issues

Infrastructural Issues

Legal Issues

Environmental Issues

Planning Issues

CASE STUDIES

Comparative AnalysisHauz Khaz

Mohammedpur

DETAILS OF STUDY AREA

Background

HH survey details

Land Use

Strengths and Weaknesses

HOUSING INDICATORS

Condition

Availability

Population

APPLICATION OF TOOLS

Analytic Hierarchy Process

Indicators Housing Upgrade

Infrastructure & Environment Scores

RANKING AND STATUS OF THE 3 VILLAGES IN

MUTUAL COMPARISON

Occupational mobility


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S h a k a r p u r , E a s t D e l h i

Shakarpur is a pre-independence village located along the banks of river Yamuna. The East Delhi village earlier consisted of a very small community of farmers solely dependent on agriculture.

Other than the issues common to many other villages like water and electricity scarcity, Shakarpur comprises of a few factories and industries which release toxic chemicals harmful for the old and asthmatic patients.

Settled Village Residents

Migrating population


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Late Smt. Budho Devi residence

Total area: 50.5 sqmt.No. of stories: 3No. of rooms: 7 rooms (3 on ground floor, 2 on first and second floor each)No. of people: 24 (four families).


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F u - x i n V i l l a g e , S h e n z e n

Fun‐xin village is a comparably small village surrounded by urban park and other new developed residential apartment buildings in Shenzhen. It is composed of 5 to 10 storied residential buildings in an extremely high density.


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URBANUS’s design is to connect

most of the existing buildings with

proportioned pedestrian route,

making it as an untied architecture

complex rather than the existing

individual building, so that they can

create an active mixed use district.

These routes include different

programs, such as entertainment

line, garden line, commercial line,

art line and kid line, which traverse

throughout each block at different

levels, connecting each public

space within each individual

building.

These routes are like the subway lines, and they are also vertically connected with each other at certain spots.


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Each pedestrian route includes

three parts:

• The public space intervention

in the existing buildings,

• The program within the

existing buildings,

• The new constructed

connections between the

buildings.


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S T U D Y A R E A :K O T L A M U B A R A K P U R


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South Extension - 1

East KidwaiNagar

Defence Colony

Lodhi Estate

KOTLA MUBARAKPUR

Ring Road

Kotla Mubarakpur: medieval village in Zone D. Classified by

DDA as urban village in 1971.

Area: 96 acres Population: 26949 (2011) Density: 710

PPH

Consists of 5 villages: Kotla, Pilanji, Khairpur, Aliganj &

Jodbagh.

1971 1981 1991 2001 2011

Population 2164 4691 8581 17321 26949

25007500

12500175002250027500

Population

STUDY AREA

0

100

200

300

400

500

600

Built-up areaWaste landCultivated landWellDrainPathwaysGardenPonds

Hol

ding

s

1901 1911 1921 1931 1941 1951 1961 1971

• Slow change in traditional economy reflected in the land-use changes may be attributed to the fact that urban economy of Delhi till 1940s did not generate many demands• Kotla Mubarakpur was serving a limited urban market.• New Delhi grew mainly as a governmental city.

LAND USE PERCENTAGE AREA (Ha)

Residential 43.3% 16.7

Mixed 37.7 14.5

Non Residential 2.4% 0.92

Community Facility 3.4% 1.27

Parks & Open spaces 10.2% 3.92

Circulation 2.3% 0.87

Others 0.7% 0.26

Total 100% 38.44

LAND USE PERCENTAGE AREA (Ha)

Residential 68% 8.25

Non Residential 1% 0.39

Community Facility 10% 1.27

Parks & Open spaces 12% 1.52

Circulation 6% 0.76

Others 3% 0.39

Total 100% 12.7Village Development Plan, 1971 (MCD)

Source: Sundaram, 1977

Land Use change

STUDY AREA

Inner Gallis: 1.5 – 3mVillage motorable roads: 3.5 – 7mSouth Ex motorable roads: 7 – 10mMain roads: 6 – 10m Metro Line

STREET LAYOUT MAP

EXISTING LAND-USE MAP

For a majority of the population,

their jobs are service sector basedOccupation Percentage

Service 60%

Self-employed 38%

Dairy activity 2%60%

38%

2%

Service Self-employed Dairy activity

Growth of New Delhi in 1930s, encouraged cultivators to start growing vegetables and other crops for the city market. A few sought employment in the city.

RESULT: • Diversification of occupations in the village• Mobility in occupations• Preponderance of unskilled and manual workers in the occupational structure.

1% 10%

16%

13%17%

3%

41%

Occupational structure

CultivatorsLivestock & allied activitiesManufacturing & HH industriesConstructionTrade and CommerceTransportServices

Source: Census, 1961

STUDY AREA

A study of the inter- and intra-generational mobility of occupations shows that while some occupational groups stagnate, others show greater mobility.

• Traditional service castes have shown least tendency to change.• Barber caste appears to be more mobile than the rest.• Farming community show greatest mobility.FAR

MER

GARDENER/LABORER

DAIRY

SERVICE

FARMER

BUSINESS

LABORER

CONTRACTOR

LABOUR

SERVICE

CUSTOMARY

SERVICE

SERVICE

STUDY AREA

A1- FarmingA2- GardeningB1- TradeB2- BusinessC1- Customary ServiceC2- ShopD- WeavingE-labourerS1- washer manS2- BarberS3- potterS4-sweeperS5- carpenter

Structural Condition:

Maximum permanent structures.

No kutcha structures at present.

There are some temporary

residential ‘G’ structures built on

govt land.

Some pucca structures are

dangerously stacked together.98%

2%

PuccaSemi-Pucca


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STUDY AREA

Heritage points:

STUDY AREA


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Location Issues• Surrounded by pressures of well developed colonies• Population pressure and thus haphazard construction

Demographic Issues• Low literacy rate: less awareness• Higher population density• Larger family sizes: lesser floor area/person

Legal Issues• Uncertain property taxes• Illegal encroachments• Land deals unaccounted


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Planning Issues• Record of ownership of individual plots is generally not

available (or updated) by the Revenue authorities• Building Control policy given by DDA not strictly followed• Lal Dora exemptions continue to be taken advantage of by

unscrupulous elements and unauthorized colonies start mushrooming and factories start working.

• Unchanging attitude of the residents: Insecurity• Land mafia issues: No transparency• No demolition, no free space.• Serious shortage of parking spaces• Encroachments on public roads creating access issues and

congestion

C O M PA R AT I V E A N A LY S E S :M O H A M M E D P U R & H A U Z K H A Z

42%

39%

19%

JointNuclearBachelors

48%

39%

13%

JointNuclearBachelors

35%

45%

20%JointNuclearBachelors


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Mohammedpur Hauz Khaz

The joint family system is has almost broken down in a number of cases; where it exists, it does so with some changesThe household type distribution changes drastically for Hauz Khaz in comparison to rest

In most cases, joint families have broken down but living under the same roof.

Each family with independent kitchen but counted as one joint family

HOUSEHOLD TYPE: Kotla Mubarakpur

Village Single Family housing

Kotla Mubarakpur 0%

Mohammedpur 0%

Hauz Khaz 18%

COMPARISON


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Kotla Mohammedpur Hauz Khaz0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

>53 to 5<3

Kotla Mubarakpur

Mohammedpur

Hauz Khaz

0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% 70.00% 80.00%

Mixed Land-Use

COMPARISON

Reason for Building Transformation

For max. population, property rent is the reason for physical transformations of their dwelling and thus, their main source of income.

Small businesses form the main share of alternate income.

Rent Business None/Other0

2

4

6

8

10

12

14

Mohammedpur

Alternate IncomeReason for bldg trans-formation


2

4

6

8

10

12

14

16

18

20 Kotla Mubarakpur



1

2

3

4

5

6

7

8

9

10Hauz Khaz


High Density Housing Mutual Self-Help Housing Programs


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Population Density

POPULATION INDICATORS

Migration Gain/Loss

Literacy rate

House price to income ratio

AVAILABILITY INDICATORSHome ownership rate

Single family housing

Floor area/person

CONDITION INDICATORS

Low-income housing

Overcrowding

Percent of dwellings in need of major repair

Costs more than 30% of income

SUSTAINABLE MEASURES:

HOUSING INDICATORS

Source: ‘Sustainable Measures – Housing Indicators’ By Maureen Hart

5

6

8

9

5

5

5

5

6

8

9

TOOLS

VILLAGE SCORE

Kotla mubarakpur 19.56%

Mohammedpur 17.28%

Hauz Khaz 63.18%

CONDITION 1

VILLAGE SCORE

Kotla mubarakpur 33%

Mohammedpur 10.8%

Hauz Khaz 55.8%

VILLAGE SCORE

Kotla mubarakpur 10.3%

Mohammedpur 33.2%

Hauz Khaz 56.53%

POPULATION 3

AVAILABILITY 2


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R E C O M M E N D AT I O N S & P R O P O S A L S

Proposed metro line connecting all the major markets like Lajpat Nagar, Sarojini Nagar, South Ex & Janak Puri.

Direct rapid linkages with otherurban villages.

Greater accessablity to Kotla Mubarakpur village.

South Extension metro station area

Existing Low Income Communities should be given a range of choices – the cheapest option being that families upgrade their homes with the help of local groups and subsidized material provided. In case they prefer to live in larger formalized homes –they would have the choice to relocate to a location distant from their current location but close to rapid transit and other employment centres.


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Major commercial intensities

South Extension markets

Gurudwara road Market area

Different types of markets in

Kotla Mubarakpur

Construction materials

Daily goods

Dairy products

Electronic equipments

Paper related industries and printing

Use of manually pulled carts or rickshaws inside the village to transport goods and people.

Re-establish the village identity

`DA

ILY G

OO

DS

PAPE

R/PR

INTI

NG

DAIRY PRODUCTS

Lane for non-motorable transport

Lane for pedestrians only

Due to the lack of open spaces, the vertical spaces can be utilized

for the greens

DEMOLITION

Encroachments

Dilpaidated structures

RESTRICTION

Continuation

Discontinuation

RELOCATION

TRAFFIC CONTROL & MANAGEMENT

Pedestrian precinct

Parking

A C T I O N P L A N


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Location Issues• Surrounded by pressures of well developed colonies• Population pressure and thus haphazard construction

Demographic Issues• Low literacy rate: less awareness• Higher population density• Larger family sizes: lesser floor area/person

Legal Issues• Uncertain property taxes• Illegal encroachments• Land deals unaccounted

Proposed metro lineNew modified housing

opportunities

More schools proposed in the areaHigh density housing approach

Self help housingSelf sufficiency and efficiency

FAR changesDemolition of encroached construction

Proper land records maintenanceStricter taxation

Collaboration of architects/engineers, govt officials village officials and stakeholders

Traffic diversionPedestrianization of inner village lanes

Urban design solutions – village centre/squareVertical greens

Identification and direction signs for heritage spots

T h a n k y o u