Urban Renewal Plan for Walled City Delhi

8/13/2019 Urban Renewal Plan for Walled City Delhi

1/37

CONTENTS

PREFACE

1. Introduction 1

1.1 Introduction 1

1.2 Objectives 21.3 Scope of the Report 2

1.4 Follow up of the Study 2

2. Profile of the Walled City 3

2.1 Historical Background 3

2.2

Population Trend and Growth 42.3 Densities in the Walled City 4

2.4 Existing Landuse 5

2.5 Housing Conditions 5

2.6 Employment Scenario 6

2.7 Industrial Activities within the Walled City 7

2.8 Trade and Commercial Ac tivities 7

2.9 Physical Infrastructure 7

2.10 Social Infrastructure 9

3. MPD-1962 and MPD-2001 Approach for Walled City Development 11

3.1 First Stage of Development 11

3.2 Second Stage of Development 12

3.3 Three Phases of Urban Renewal 12


2/37


3/37

PREFACE

In appreciating the policy agenda for preserving the urban heritage of Walled City of Shahajahanabad, Delhi,

the Ministry of Urban Development and Poverty Alleviation decided to constitute a committee to ascertain the ground

situation and to bring out the magnitude of the problems related to unauthorised constructions.

The present report is an outcome of the series of deliberations of the committee and has been prepared on the

basis of available data / information from various secondary sources and primary survey conducted at importantstretches of Walled City by HUDCO and MCD. Based on the analysis of existing situation, the report has suggested

suitable measures so that urban conservation and renewal of walled city can be sustainable through series of

implementable tasks.

The Chairman of the committee wishes to express sincere thanks to the Ministry of Urban Development and

Poverty Alleviation for giving an opportunity to address the lingering problems of walled c ity. The generous financial

assistance rendered by DDA is duly acknowledged. Thanks are also due to officers of the Metropolitan and U.T. Divisionof TCPO especially Sh.R.Srinivas, Associate TCP for assisting in drafting the report. The C hairman also expresses its

gratitude to the MCD especially Sh. Shamendra Nagi, Executive Engineer and HUDCO especially Sh. R.K. Safaya, Chief

(D&D), Ms. Richa Swarup, Sr. Project Appraisal Officer (Architec t) and Ms. Simran Taneja, Appraisal Officer (Architec t)

for timely furnishing of the findings of primary survey and drawings. Thanks are also due to Sh. S.C. Anand, J oint Direc tor,

DDA and Sh. R.L. Singla, Building Officer, L&DO for their suggestions. Last but not the least sincere

thanks are also due to DUAC especially Sh. Rajesh Kumar, Sec retary for making necessary arrangements for conducting

the meetings of the C ommittee. It is hoped that the report will be helpful for formulating broad policy framework for the

renewal of Walled City.

K.T GurumukhiSeptember, 2001 Chairman of the Committee of Urban Renewal of Walled City

and Chief Planner, Town & C ountry Planning Organisation


4/37

INTRODUCTION 1

1.1 Introd uc tion

The walled city of Delhi popularly known as Shahajahanabad was built in 17 th century for a population of 60000

covering an area of about 5.69 Sq.Km.The city was developed in typical Mughal style, densely built with organic streetpattern. It is characterized by intense wholesale and retail commercial activity. It is also the cultural, administrative and

economic heart of the old Delhi. Further the city is also renowned for its rich heritage and secular architecture. As per

the MPD 2001 and Zonal Development Plan the walled city has been designated as Sp ec ia l Area (Zon e-A) for which

conservation and environmental upgradation are the utmost need. As the city suffers from inadequate infrastructure,

traffic congestion, unauthorized constructions and misuse of residential premises for non residential activities there is an

urgent need for redevelopment of these areas by decongestion so as to provide better living environment which should

be backed by shifting of non-conforming industries, noxious and hazardous trade, upgradation of physical and social

infrastructure. Realizing the importance of the revitalizing the walled city the Ministry of Urban Development and Poverty

Alleviation vide its D.O.letter No. A-11013/1/2001-DDIB dated 3.5.2001 constituted a committee to undertake the survey

and prepare a comprehensive report on the Walled City of Delhi. The members of the C ommittee are as follows:

1. Sh.K.T.Gurumukhi, Additional Chief Planner, TCPO Chairman

2. Sh.Rajesh Kumar, Sec retary, DUAC Convener

3. Sh.R.K.Safaya, Chief (Design& Development), HUDCO Member

4. Sh.S.C.Anand, J oint Direc tor, DDA Member

5. Sh.Shamendra Nagi, Executive Engineer, MCD Member

6. Sh.R.L.Singla, Building Officer, L&DO Member

1


5/37

1.2 Object ives To undertake survey of the unauthorized constructions in the walled city area so as to ascertain the ground

situation.

To highlight the magnitude of the problems being faced in the walled city area especially with reference to the

unauthorized constructions.

To determine the implication of unauthorized constructions on the urban infrastructure and living environment of

the walled city area. To suggest appropriate mechanism to tackle the problem of unauthorized construction.

1.3 Sc op e of the Rep ort

The report by and large depends on the primary and secondary sources of data/information. The primary source

of information have been collec ted and analyzed on the basis of survey undertaken by HUDCO/MCD. Further, the

photographs made available by them also highlighted the problems of unauthorized constructions. Based on the

analysis of survey and the existing situation the study has come up with suitable recommendations for multiprong

strategy to revitalize the Walled city. Due to time limitations it was not possible to conduct a comprehensive survey withregard to ascertaining the exact extent of unauthorized constructions. However, information has been compiled mainly

on (a) Number of Floors, (b) Whether they are new or old constructions and (c) what is the main use of the floors.The

furnished information has been mapped which has further helped in understanding the problems with regard to specific

location / stretches of the Walled city.

1.4 Fo llow up of the Study

While suggesting a multiprong comprehensive strategy to revitalize the walled city it would be desirable to

consider all aspec ts of development like restricting the unauthorized constructions, prevention of misuse of residential

premises, conforming landuse, traffic management, infrastructure upgradation and heritage conservation in an

integrated manner. This will call for long-term strategy for revitalization of Walled city which ultimately should lead to

enhancing its economic role as a whole and improving the quality of life of the inhabitants.

2


6/37

PROFILE OF THE WALLED CITY 2

2.1 Historica l Ba c kg round.

Shahajanabad or the walled city is the seventh city of Delhi. Prior to it, six other cities were built on different sites

namely Lalkot, Siri, Tughalakabad, J ehanpanah, Ferozabad and Purana Qilla. Barring Shahajanabad all other sixcities perished. With the passage of time and the acquisition of power by the British in 1801 brought about basic

changes in the political, social and economic life of the city. However, the Shahajanabad city by and large retained

its tradition and original character over the period by accommodating the growing and changing population as

well as various kinds of economic activities. The city was developed in a typical Mughal style densely built with

organic street pattern. It was planned with a concept to t was planned with a concept to earmarked with specific

uses such as different activities and trades, and hence the city has a presence of mixed land use with commercial

activities in the ground floor and residential use in the second floor.

The streets / lanes and bye lanes of the walled city were of varying width designed primarily for pedestrian

movements and animal driven vehicles. The original layout of the city was changed with the advent of British

regime. Subsequently, the introduction of railway line along with growth of industries and commerce was largely

responsible for increase in population thereby making the area most densely populated in Delhi.

Of late, despite being so strategically and historically important, the walled city is beset with problems of traffic

congestion, infrastructure deterioration, unauthorized construction dilapidated housing condition. All these

conditions have led to an overall deterioration in the quality of life. The resultant dec line in the population has led to

soaring property values. This has further encouraged the traders of the area to convert their residential premises for

non-residential uses thereby leading to unauthorized constructions/encroachment.

3


7/37

2.2 Pop ulat ion Trend a nd Grow th

The Walled city has an area of about 569 Hectares (5.69 sq km). As found typical of central core of the

metropolitan c ities, the residential population of the walled city has been steadily dec lining from 4.2 lakh in 1961 to

3.5 lakh in 1981 which is further expected to decline to 2.35 lakh in 2001 (MPD-2001). This has been mainly due to

movement of people away from the central core. This was, however, accompanied by a reverse process of

increase in the other activities and working population, which have further aggravated the existing problems in the

city. The population figures indicate saturation by 1961 and afterwards it has been declining continuously as evidentin the following table:

Table 2.1:Population Growth in Walled city(1951-2001)

YEAR POPULATION (000) % GROWTH

1951 381 -

1961 420 10.25

1971 409 -2.62

1981 400 -2.201991 350 -12.50

2001 235 -32.86

Sou rc e: Zon a l Develop m ent Pla n, Zon e- A

2.3 Densit ies in the Walled City

The Walled city of Sahajahanabad is mostly a high-density area. The density varies from 1596 to 17 persons perhectare. The highest density is found in Chitli Kabar where as many as 1596 persons resides in a hec tare. A look at

various planning zones reveals that generally all zones have high residential densities. The lower densities are found in

the areas of Red Fort, Railway Station, Daryaganj and Kashmere Gate, which are relatively built at later date in early

forties. These areas contain some open spaces. In other areas like C huri Walan, Kucha Pati Ram, Farash Khana and Tilak

Bazaar are a lso very high-density areas comprising of 1354 to 1501 persons per hectare.

4


8/37

2.4 Existing La nd usesThe broad landuse analysis of the Walled c ity is shown in the following table:

Table 2.2:Existing Landuse of Walled cityS.No Landuse Area in Hectares Percentage

1. Residential 181.00 31.8

2. Commercial 66.80 11.7

3. Warehousing 22.43 3.9

4. Manufacturing 9.60 1.7

5. Transport, Utilities 131.70 23.16. Parks& Open Spaces 96.87 17.0

7. Public&Semi Public 41.80 7.5

8. Govt.&Semi Govt. 18.70 3.3

Total 569.00 100.0

Sou rc e: Zona l Develop m ent Pla n, Zon e- A

Out of the total area of 569.0 Hectares, the area under residential measures 181 Hectares, this is 31.8% of the total

area. The area under commercial use is 11.7% of the total area. The public and semi public facilities, (dispensaries,police and fire stations, dharamshalas, night shelters and public toilets) occupy an area of 41.80 hectares, which is 7.5%

of the total area. Parks and playgrounds including Gandhi Grounds (in front of Delhi Railway Station) and open space in

front of J ama Masjid occupy an area of 96.87 Hectares or 17.0 % of the Walled city area. Roads and streets occupy

131.70 Hectares constituting 23.1% of the total area.

2.5 Housing c on d itions

The Walled City consists of high population density in a relatively small area. This is evident by high gross densityand intensity of land uses, which are manifested in the acute overcrowding and congestion. The majority of the

households live in single dwellings primarily because of low-income levels. The rent paying capacity of majority of the

people is extremely low, which in turn precludes the possibility of any radical improvement in their habitats. Hence, the

existing state of dilapidation. A substantial majority of dwellings are without the basic amenities.

5


9/37

2.6 Em p loym ent Sc ena rio

As per the data made available by the Direc torate of Economics and Statistics, Govt of NCT Delhi, during 1998,

out of the 656325 enterprises located in urban Delhi, 46256 or about 7% are located in the Walled city. The total

employment was 196475 in these enterprises, which constituted 5.7% of the total employment in urban Delhi. The

average number of persons employed per enterprise in the Walled city works out to 4.2 which is less than the Delhis

average of 5.2.The following table gives trade-wise employment in the Walled city.

As observed from the table 2.3, the walled city is clearly dominated by the retail trade, which constituted 35.80%

of the total employment followed by manufacturing and repair (18.42%). Beside these the other important avenue of

employment includes wholesale trade (11.90%), financial services (9.05%) and Hotel & Restaurants (3.77%).

Table 2.3 : Trade-wise Employment in Walled city,1998S.No Trade No.of Employees Percentage

1. Manufacturing and Repair 36187 18.42

2. Retail Trade 70348 35.803. Transport 5382 2.74

4. Wholesale Trade 23379 11.90

5. Hotels and Restaurants 7403 3.77

6. Financ ial Services 17794 9.05

7. Communication 2423 1.24

8. Construction 582 0.30

9. Storage and Warehousing 2859 1.45

10. Others 30111 15.33

11. Total 196468 100.00

Sou rc e : Dep a rtm e nt o f Ind ustr ies, G ov t .of NCT De lhi

6


10/37

2.7 Industrial Ac tivit ie s w ithin the wa lle d City

The walled city is known for its concentration of small industries, like metal shops, general engineering, foundries,

elec troplating, etc. The MPD-2001 has listed the noxious and hazardous trades/industries and also Department of

Industries, Govt. of NCT Delhi have identified the pollutant industries operating in the Walled City. These units are

supposed to close their present activities and restrict to household industries only.

2.8 Trad e a nd Comm erc ial Ac t iv i ties

Apart form residential use, predominant use has been the commercial ac tivity in nearly all parts of the Walled City

.In fact, Chandni Chowk-Khari Baoli Shradhanand Marg C ommercial Complex not only caters for the needs of Delhi,

but also serves as the major commercial center both wholesale and retail for the entire Northern India. Food grain

market at Naya bazaar and Khari Baoli, hardware and paper trade at Chawri Bazaar, iron and cement at Ajmeri Gate,

cloth markets in Katras of Chandni Chowk, electrica l appliances at Bhagirath Palace area, motor parts in Kashmere

Gate and cycle traders near J ama Masjid constitute the vast wholesale trade for which Delhi is the major center.

2.9 Phy sic a l Infra struc ture

2.9.1 Transportation

There are 10 main roads with the right of way of 80 to 120, where the commercial activities are recommended

on the ground floor and a lso commercial activity on upper floors to continue.

7


11/37

Table 2.4: Main Roads of Walled city

Sl. No. Name of the Road R/W of Road

1 Chandni Chowk Road 100

2 Netaji Subhash Marg 80

3 Ansari Road 60

4 Khari Baoli 80

5 Naya Bazar Road 806 Shardanand Marg 80

7 Ajmeri Gate Bazar 60

8 S.P.M. Marg 120

9 H.C. Sen Road 100


The area under traffic and transportation and utilities as per existing land use is 23.1% (131.5ha) of walled city.Zone A-29, which is fully under Railway line/yard with one railway station i.e. Old Delhi Railway Station.

There are four bus stops from where the buses operate i.e. 1. West of Subhash Marg 2. East of Subhash Marg, 3.

Front of Railway Station and 4. Bhai Mati Das Chowk.

2.9.2 Telecommunication

Presently two Telephone Exchanges are functioning in or around the walled city.

2.9.3 Petrol Pump

At present two petrol pumps are functioning at Subhash Marg and other one near Minerva Cinema in Kashmere

Gate.

8


12/37

2.9.4 Parks And Open Spaces

Presently there are three big parks /open spaces in the Walled City namely Netaji Subhash Park, Gandhi Ground

and Open are around Red Fort. Besides these, there are other three major open spaces available in the Walled City.

The total open space available within the congested residential areas of the c ity works out to 11.5 Hectares. It will be

rather difficult to increase the area under open space except by using the space left due to evacuee properties.

2.10 Soc ial Infrastruc ture2.10.1Education: As per MPD 2001 in Walled C ity most of the schools are run by Municipal Corporation of Delhi andsome aided and un-aided schools are also functioning there. There are 51 Sr. Sec ./Hr. Sec schools in the city. The total

area occupied by these schools is 11.69 ha. As on1989, the total enrolment in these schools was about 43450 students.

The location of schools as far as the city is concerned is nearly uniform but the school buildings, premises and

playground and other facilities are below the norms. The average area covered by 51 schools works out to 2297 sq. mt.

The Sr.Sec .Schools in the Walled C ity are sufficient in number but so far the space is concerned they are highly deficient.

Due to paucity of space it is difficult to bring these schools to the desired standard. The University of Delhi meets the

demand of the college level education of the residents of the Walled City.

2.10.2 Health: In Walled City there are four hospitals and 38 dispensaries but this area is deficient in terms of numberof beds in comparison to its population.

2.10.3 Police Station: The Walled C ity has four Police Staions at Darya Ganj, Chandani Mahal, Hauz Quazi and Lahori

Gate. In addition to this, five Police Posts are also functioning in different zones of the Walled City.

2.10.4 Fire Stations: Two Fire Stations, one at Darya Ganj and another at S.P. Mukherjee Marg are functioning in theWalled City.

9


13/37

Table 2.5: Availability of Physical & Social Infrastructure Facilities in Walled cityPhysical Infrastructure Number RemarksTransportation Main Roads 10 With R/o 120 to 80

Railway Station 1 Old Delhi Railway Station

Bus Stops 4 -East of Subhash Marg

-West of Subhash Marg

-Front of Railway Station

-Bhai Mati Das Chowk

Telecommunication TelephoneExchanges

2

Petrol Pump Petrol Pump 2 -Subhash Marg

-Kashmere Gate

Parks & Open spaces Parks 3 -Netaji Subhash Park

-Gandhi Ground

Open Spaces 3 -Open area around Red Fort

Social Infrastructure Number RemarksHealth Hospitals 4 -

Dispensaries 38 -

Education Senior / higher

Secondary school

51 -

Fire Service Fire Station 2 -Darya Ganj

-S.P. Mukherjee Marg

Police Service Police Station 4 -Darya Ganj-Chandi Mahal

-Houz Khas

-Lahori Gate

Police Post 5 -


10


14/37

MPD-1962 AND MPD-2001 APPROACH FOR WALLED CITY DEVELOPMENT 3

The approach envisaged by the MPD-1962 for the redevelopment of walled city was different from the one

recommended for other areas. The peculiar form of walled city and its subsequent historical growth and compactness

together with problems that steadily became acute and demanded an altogether different strategy for planning. This

required a very careful and sensitive approach so that development of Walled City was envisaged in the manner that

does not caused much dislocation of work and people; moreover it attempted to provide better environment for living

and work. This was a complex exercise and needed formulation of policies appropriate to the tasks involved. A carefully

worked out development strategy and a sensitive approach was essential and ingredients of modernization were

introduced, however, the positive elements and traditional texture were not to be destroyed in the process.

3.1 First Stage of Development

(C o nse rva t ive Physic a l Pro g ra mm e )

Considering the serious repercussions that were likely to follow as a result of redevelopment operations, the MPD-

1962 recommended to begin with the programme of conservation for the walled city. In the first stage, the basic aim

was to provide the essential community facilities like schools, parks and health centers including improvement in the

circulation network. Large-scale redevelopment involving acquisitions of properties and relocation of people was to be

undertaken at a later stage and had to be kept at minimum. This approach was subsequently followed in the

preparation of the Zonal Development Plan for the Walled city.

In recognition of the approach described above, the preparation of ZDP aimed at:

(i) Provision of a circulation pattern with minimum widening of roads and demolition of structures in order to avoid

major dislocation of the people and work. Standards for roads out skirting the zone vary from 24 to 36 feet.

Suitable parking lots of sizeable areas were to be provided at convenient points.

11


15/37

(ii)

Provision of minimum community fac ilities in accordance with the prescribed standards; substantially lowerplanning standards were prescribed in MPD-1962 for the Walled city due to paucity of land. The land for the

provision of community fac ilities would be made available by:

(a) Utilizing the space under Evacuee and Government properties;

(b) Clearing the non-conforming land uses;

(c) Acquiring and demolishing dangerous and the dilapidated structures.

3.2 Second stage of Development

(Comprehensive Approach to the Problem of Redevelopment)

An action-oriented approach therefore was contemplated for the gradual redevelopment of the old city. This

approach was based on the concept of urban renewal by careful phasing and step-by-step action through which the

needed environment improvement could be realized without impairing the basic character of the Walled city.

The MPD-1962, therefore, suggested the urban renewal approach to be evolved gradually as a major

instrument for the redevelopment of walled city, thus, enabling the city to be equipped for the growing needs and

functions; while it simultaneously envisaged a positive programme for healthy living conditions and keeping its

compactness and social cohesion. The renewal approach was conceived as a comprehensive activity to counteract

functional obsolescence of structures, which would have involved population shift and redistribution and a degree of

functional reorganization.

3.3 The Three Phases of Urban Renewal

An action oriented approach based on the modern concept of urban renewal was subsequently worked out

for the preparation of ZDP.The entire Walled city was identified into three major components of urban renewal on the

basis of the degree of deterioration and obsolescence. These were:

12


16/37

(a)Conservation Areas: The residential areas that needed protection from the spread of slums. Katra Neel,Ballimaran, Dariba Kalan and New Darya Ganj were grouped in this category.

(b)Rehabilitation Areas:The areas partially blighted where buildings deteriorated due to neglect. Phatak HabashKhan, Chadni Chowk, Naya Bans,Farash Khana, Churiwalan and Kutcha Pati Ram were classified as rehabilitation

areas.

(c)Redevelopment Areas: The areas in very dilapidated conditions. J amuna Basti, Lal Darwaza , parts of MatiaMahal and Suiwalan were classified as areas ripe for radical development

3.4 Relocation of certain Activities from Walled City

Relocation was considered as an important link between the three major components of urban renewal. The

process of urban renewal considered as an intricate chain of interconnected development and redevelopment efforts,

making appropriate and balanced provision for the proper rehabilitation of people, commerce, industry and related

activities. Then, the presence of activities considered incompatible within the Walled city and require shifting and

relocation in areas indicated for such uses in the landuse plan. The MPD-1962 had proposed the relocation of the

following from the walled city.

(b)All the obnoxious and village like industries and the people depending on them.

(c)All other industrial establishments operating as a part of mixed landuse in the Walled City.

(d)The population rendered surplus as a result of urban renewal operations.

The relocation schemes, in turn were to provide specially for the following:

(a)Establishment of urban villages on the fringes of 1981 urbanisable limits to house the obnoxious and village like

industries and people depending on them;

13


17/37

(b)The development of industrial sites and flatted factories to house the industrial establishments being operated in

the heart of the Walled city.

(c) New housing for accommodating the population rendered surplus on account of urban renewal operations.

The land thus made available by clearing the non-conforming land uses as well as the evacuee and public

properties was to be utilized for the provision of essential community facilities within the walled city.

3.5 Master Plan for Delhi-2001 Approach

As per MPD 2001 Walled city has been earmarked as Special Area for the purpose of development. This area

cannot be developed on the basis of normal regulations. Special regulations have been worked out for this area and

incorporated in the Development Code. The main objective for the development of Walled city is to clean the area

from noxious and hazardous industries and trades to check further commercialization and industrialization of the area

and to revitalize the same to its glory of the past. In spite of numerous planning efforts envisaged in the MPD-1962, the

Walled city continuously suffers from unauthorized construction, congestion and strained infrastructure.

Further quoting from MPD-2001:

a) The walled city of Shahajanabad has become a core of vast extended metropolis, accommodating a

part of the business district. The population in the walled city increased to saturation upto the year 1961,

but, since then, there is large-scale infill by commercial use replac ing residential use.

b) Presently, the trade and commerce activities have intruded much more in all the residential areas in the

Walled city. There is every danger, that, whole of Walled city in due course of time may get converted into

full commercial area, thus, completely destroying an area of important heritage

c) It is extremely important, that the commercial activity should be as far as possible limited to the present

extent. 14


18/37

The special regulations as per MPD-2001 specifically emphasizes:

a)The predominant land of this area is residential.

b)The noxious industries and hazardous trades shall be shifted from the walled city immediately within a

maximum period of five years to be replaced by other compatible uses.

c)The public and semi public uses and services like hospital, dispensaries, colleges, school, police stations,

fire stations, post offices, local government offices, parking,etc shall be retained in their present locations

and also additional sites could be indicated in the Urban Renewal and Zonal Plans .Any changes or

additions thereof shall be in accordance within the overall policy frame prescribed in the plan.

d) Control for building /buildings within the use premises:

i) Maximum ground coverage and FAR shall be same as for the residential plot in plotted development.

ii) The street width in front of the plot shall be left on the basis of Urban renewal scheme of the area.

iii) The building shall be permitted to be constructed practically in the same form and style as existing as far as

possible.

e) Within Walled city the building control regulations for spec ial area shall be as under:

i ) Lajpat Rai Market : The single storied market on either side of Chandni Chowk shall be retained.

ii) The isolated use premises like School adjoining J ama Masjid, Presentation Convent School and the C hurch

at Kashmere Gate, Municipal Offices at Old Hindu C ollege Building C omplex shall be retained with existingbuilding volume. Any additions or alterations shall be examined by the DDA within the overall policy frame

of conservation.

15


19/37

MAJOR FINDINGS OF THE SURVEY UNDERTAKEN IN WALLED CITY 4

In order to ascertain the ground realities and to bring out the magnitude of the problem, detailed survey was

conducted by HUDCO and MCD along the important roads/stretches in the Walled city. The following roads were

covered in the survey (refer map M-1):

i) Fatehpuri to Redfort (Ward No II) old

ii) Redfort to Fatehpuri (Ward No IV, V and VI) old

iii) Naisarak

iv) Chawri Bazaar Area

v) Hauz Qazi and Lal Quan

vi) Chitli Qabr Chowk to J ama Masjid (Along Bazar Matia Mahal)

vii) Chitli Qabr to C howk Tiraha Bairam Khan (Along Bazar Dilli Darwaza)

viii) Bazar Ajmeri Gate to Sitaram Bazar

The survey mainly focused on the properties located along the roads with regard to (i) No of floors and (ii) The

type of construction (old or new) and (iii) specific use of the floor

16


20/37

Table 4.1 : Survey from Fatehpuri to Redfort

Fatehpuri to Red Fort (Ward No. II old)

Floor

OldCommercial

NewCommercial

OldResidential

NewResidential

OldbutNotinUse

ReligiousBuilding

GovernmentOffice

Total

No. % No. % No. % No. % No. % No. % No. % No. %

Ground Floor 70 77.8 18 20.0 1 1.1 1 1.1

90.0 100.0

First Floor 35 38.9 29 32.2 17 18.9 3 3.3

Second Floor 15 16.7 30 33.3 21 23.3 10 11.1

Third Floor 3 3.3 17 18.9 10 11.1 13 14.4

Fourth Floor 1 1.1 5 5.6 5 5.6

Total Properties Surveyed = 90 Sou rc e: MCD Survey

Table 4.2: Survey from Redfort to Fatehpuri.Redfort to Fatehpuri (Ward No. IV, V and VI)

FloorO

ldCommercial

N

ewCommercial

O

ldResidential

N

ewResidential

O

ldbutNotinUse

R

eligiousBuilding

G

overnmentOffice

T

otal


Ground Floor 78 78.8 19 19.2 2 2.0

99 100.0

First Floor 42 42.4 42 42.4 10 10.1 2 2.0

Second Floor 20 20.2 41 41.4 24 24.2 5 5.1

Third Floor 2 2.0 22 22.2 13 13.1 7 7.1

Fourth Floor 0.0 5 5.1 1 1.0 1 1.0

Total Properties Surveyed = 99 Source : MCD Survey

17


21/37

4.1 Fa tehp uri to Red fort (Ward No II) old&Red fort to Fa tehp uri (Ward No IV, V a nd VI) old

As observed from Table 4.1 and Table4.2, a total number of 90 properties were surveyed from Fatehpuri to Redfort

in Ward II area and 99 properties from RedFort to Fatehpuri in Ward Nos IV, V and VI. It is observed that the properties

on the stretch from Fatehpuri to Redfort are overwhelmingly put to use for commercial activities. Out of the 90

properties, 88 (97.8%) are of commercial use while remaining two are occupied by religious building and government

office respec tively. In ground floor majority of the properties (77.8%) are old commercial use. In compared to the

ground floor, 64 properties (71%) are of commercial use in first floor and among them 29 properties are new

commercial.

It is also observed in some of the properties that first; second, third and even upto fourth floor are of residential

use. About 26 properties have new residential on the upper floors. This indicates that construction of additional floors

has taken place. However, 5 properties have four floors but are old residential. In overall, it is observed that there are

only 6 properties that have construction only on ground floor, 8 properties with first floor, 33 properties on second floor.

The remaining 43 (47.7%) properties have construction beyond second floor, which indicates the extent of unauthorized

construction on this stretch.

The properties situated from Red Fort to Fatehpuri also somewhat show similar occupancies with out of 99

surveyed properties 97 are commercial in the ground floor while the remaining 2 are religious buildings. However, it is

observed that in 42 properties (42.2%) at the first floor are new commercial, which indicates that these might have been

converted to commercial from residential use. Further in 5 properties even fourth floor is being used for commercial

purpose. There are only 2 properties with residential occupancy at first floor. In 38 properties the second, third and fourth

floors are occupied by residential use. However, only 15 properties (15%) are new residential. The pattern of propertiesobserved from Red Fort to Fatehpuri signifies that the upper floors are likely to be used for commercial use. Out of total

99 properties, 44 (44.4%) have construction beyond second floor, which indicates the extent unauthorized construction.

18


22/37

Table 4.3: Survey at Nai Sarak

Nai Sarak

Floor

Old

Commercial

New

Commercial

Old

Residential

New

Residential

Old

butnot

inuse

Religious

building

Government

Office

Total

property

surveyed


GroundFloor

402 89.1 48 10.6 1 0.2 0 0 0 0 0 0 0 0

451 100First

Floor

284 63 44 9.8 99 22 11 2.4 2 0.4 0 0 0 0

SecondFloor

96 21.3 14 3.1 102 22.6 129 28.6 5 1.1 0 0 0 0

Third

Floor

9 2 4 0.9 28 6.2 2 0.4 0 0 0 0 0 0

Total Properties Surveyed: 451Sou rc e: HUDCO Survey.

4.2 Na i Sa rakFrom the above table it is revealed that a total number of 451 properties were surveyed in Nai Sarak area. Out of

these properties 402 (89.1%) are old commercial while 48 (10.6%) are new commercial at ground floor. Only one

property is found to be old residential at ground floor in Nai Sarak. This shows the intensification of commercial use in the

area. Further, the upper floors have also shown the presence of commercial uses. A total number of 389 (86.2%)

properties have commercial uses beyond ground floor while only 65 (14.4%) are new commercial found to be at upperfloors. About 229 (50.7%) properties have old residential to be found above ground floor and 142 (31.4%) are new

residential. Out of total 451 surveyed properties, 43 (9.5%) have construction more than second floor indicating the

violation of building bye-laws. A visual study along the Nai Sarak reveals that the old structures are in a very dilapidated

condition. Apart from this, there is rampant encroachment on road and unauthorized extensions have been widely

carried out. (refer Maps M-1 to M-8 and Visual V-1).

19


23/37

Table 4.4: Survey at Chawri Bazar

Chawri Bazar

Floor

Old

Commercia

l New

Commercia

l Old

Residential

New

Residential

Oldbutnot

inuse

Religious

building

Governme

ntOffice

Total

property

surveyed


GroundFloor

308 83.7 60 16.3 0 0 0 0 0 0 0 0 0 0

368 100First

Floor

287 78 29 7.9 16 4.5 0 0 0 0 7 2 0 0

Second

Floor

98 26.6 2 0.5 49 13.3 4 1.1 0 0 0 0 0 0

Third

Floor

4 1.1 0 0 11 3 0 0 0 0 0 0 0 0

Total Properties Surveyed: 368Sou rc e : HUDCO Survey

4.3 Cha w ri Ba za a r Area

As observed from the above table, 368 properties were surveyed in Chawri Bazar area. All properties at the

ground floor are commercial, majority of them 308 (83.7%) are old commercial while 60 (16.3%) are new commercial.

There is no residential occupancy at the ground floor. A considerable number of properties have old commercial use

287 (78%) and 98 (26.6%) are at first and second floor respectively. The residential occupancy is found in all the floorsabove ground floor, however majority of them 76 (20.6%) are old residential. It is also observed that 4 properties are

new residential at third floor. The overall use pattern in Chawri Bazar area shows intense commercialization and its

extension on upper floors. (refer Maps M-9 to M-16).

A visual study along C hawri Bazar show that original character has hardly been preserved while reckless additions

and a lterations on the buildings have destroyed the overall character of the area. (See Visuals V-2 and V-3). Even the

20


24/37

religious premises are being misused for commercial purpose. This stretch is typical of the old c itys malaise-congestion,

commercialization, and violation of building bye-laws. Altogether, there are 15 properties have construction beyond

second floor.

Table 4.5:Survey at Houz Qazi and Lal Kuan Area

Houz Qazi and Lal Kuan Area

Floor

Old

Commercial

New

Commercial

Old

Resid

ential

New

Resid

ential

Old

butnot

inuse

Religious

building

Gove

rnment

Office

Total

property

surveyed


Ground

Floor

331 89.9 45 12.2 0 0 0 0 0 0 0 0 0 0

376 100FirstFloor

309 84 48 13 12 3.3 2 0.5 0 0 4 1.1 0 0

Second

Floor

141 38.3 8 2.2 58 15.8 16 4.4 0 0 0 0 0 0

Third

Floor

49 13.3 0 0 38 10.3 6 1.6 0 0 0 0 0 0

Total Properties Surveyed: 376Surc e : HUDCO Surve y

4.4 Hauz Qa zi and La l Qua nBetween the Hauz Qazi and Lal Quan area, a total number of 376 properties were surveyed. It was observed that

this area also shows intensive commercialization with 331 properties (89.9%) and 309 properties (84%) are oldcommercial at ground and first floor respectively. Further, at second and third floor the number is 141 (38.3%) and 49

(13.3%). At ground floor, there is no residential occupancy. The old residential is found in first, second and third floor

together constituting 28.7% of the total surveyed properties. There are 24 (6.38%) properties have new residential

construction. Overall, 93 (25%) properties have construction more than second floor. (refer Maps M-17 to M-24 and

Visual V-4 and V-5).

21


25/37

4.5 Chi tl i Qa ba r Chow k to Jam a M asjid (Bazar Matia Mahal)As observed from table 4.6, all the properties at ground floor are commercial, however, there are more number of

old commercial at ground floor 127 (51.6%) and more new commercial at first floor 41 (16.7%), second floor 47 (16.7%)

and 12 (4.9%) at third floor respectively. This signifies that commercial activities are slowly occupying the upper floors.

With regard to residential use, it is observed that there are more number of new residential found at first, second and

third floors. (refer Maps M-25 to M-34 and Visuals V-6 and V-7). Although commercialization is intense only on the

ground floor the residential extensions compared to other stretches with extension upto fourth floor is observed. Out of

the total 246 surveyed properties, 54 (22%) properties have construction beyond second floor.

Table 4.6: Survey from Chitli Qabar to Jama Masjid

Chitli Qabar to Jama Masjid

Floor

Old

Co

mmercial

Ne

w

Co

mmercial

Old

Residential

Ne

w

Residential

Old

butnot

inuse

Religious

bu

ilding

Go

vernment

Office

Total

pro

perty

sur

veyed


Ground

Floor

127 51.6 119 48.4 0 0 0 0 0 0 0 0 0 0

246 100

First

Floor

32 13 41 16.7 79 32.1 83 33.7 0 0 0 0 0 0

Second

Floor

13 5.3 47 19.1 41 16.7 86 40 0 0 0 0 0 0

Third

Floor

0 0 21 8.5 12 4.9 21 8.5 0 0 0 0 0 0

FourthFloor

0 0 2 0.8 0 0 4 1.6 0 0 0 0 0 0


22


26/37

Table 4.7:Survey from Chitli Qabar Chowk to Tiraha Bairam Khan

Chitli Qabar Chowk to Tiraha Bairam Khan

Floor

OldCommercial

NewCommercial

OldResidential

NewResidential

O

ldbutNotinUse

ReligiousBuilding

G

overnmentOffice

Total


Ground Floor 155 42.5 210 57.5

365 100.0

First Floor 147 40.3 193 52.9

Second Floor 71 19.5 141 38.6

Third Floor 5 1.4 68 18.6

Fourth Floor 9 2.5

To ta l Prop e rtie s Surve yed : 365Surc e : HUDCO Surve y

4.6 Chit li Qa b r to C how k Tira ha Ba iram Kha n(Along Bazar Dilli Darwaza)The stretch from Chitli Qabar Chowk to Tiraha Bairam Khan also shows intense commercialization with all

properties at ground floor are commercial. However, it is interesting to note that none of the properties have

commercial use beyond ground floor while the residential use is found on the upper floors with new residential more

than the old residential. Out of 365 properties 73 (20%) (refer Table 4.7) properties have construction more than secondfloor.

There is a considerable amount of new construction on this stretch (refer Maps M-35 to M-44) with residential units

going upto fourth floor. This reflects intensification of building activities in this area.

23


27/37

4.7 Bazar Ajmeri Gate to Sitaram BazarAlong this stretch, 339 properties were surveyed (refer Table 4.8). It was found that this stretch is also completely

commercialized along the ground floor as well as first floor. Even the second floor has predominantly commercial use.

With only third floor units being mostly residential. The extent of old commercial use signifies the presence of this activity

for a long time. There are also rampant enc roachments along the main street. (refer Maps M-45 to M-52 and Visuals V-

8. Out of the total 339 surveyed properties 40 (11.8%) properties have construction beyond second floor.

Table 4.8: Survey at Ajmeri Gate.

Bazar Ajmeri Gate

FloorO

ld

C

ommercial

N

ew

C

ommercial

O

ld

Residential

N

ew

Residential

O

ld

butnot

in

use

Religious

b

uilding

G

overnment

O

ffice

Total

p

roperty

su

rveyed


Ground

Floor316 93.2 23 6.8 0 0 0 0 0 0 0 0 0 0

339 100

First

Floor289 85.3 12 3.5 16 4.7 4 1.2 0 0 0 0 0 0

Second

Floor110 32.5 2 0.6 36 10.6 3 0.9 0 0 0 0 0 0

ThirdFloor

10 2.9 0 0 27 8 3 0.9 0 0 0 0 0 0


24


28/37

4.8 Overal l ob serva t ions It is observed from Table 4.9 that the total number of the properties surveyed at the selec ted stretches of the

walled city is 2334 and among them only 108 (4.6%) properties are with ground floor construction while 793 (34%)

properties have G+1 floor construction while 1028 (44%) properties have G+2 floors construction. Further, 369

(15.8%) properties have G+3 floor construction while the remaining properties i.e, 36 (1.6%) have construction

beyond third floor.

Table 4.9: Break up of the total Surveyed Properties

Floor

OldCommercial

NewCommerc

ial

OldResidential

NewResidential

OldbutNotinU

se

ReligiousBuilding

GovernmentOffice

FloorWiseProperties

%No. % No. % No. % No. % No. % No. % No. %

Ground Floor 1787 76.56 542 23.22 1 0.04 0 0 0 0 3 0.12 1 0.04 108 4.6

First Floor 1278 54.75 245 10.49 396 16.96 298 12.76 2 0.08 11 0.47 0 0 793 34.0Second Floor 493 21.12 144 6.16 402 17.22 394 16.88 5 0.21 0 0 0 0 1028 44.0

Third Floor 77 3.29 64 2.74 144 6.16 120 5.14 0 0 0 0 0 0 369 15.8

Fourth Floor 1 0.04 12 0.51 6 0.25 14 0.59 0 0 0 0 0 0 36 1.6

Total Properties Surveyed in Walled city: 2334

All the surveyed stretches show intense commercialization and there is virtually no residential use at the ground

floor.

The stretch from Red Fort to Fateh Puri and Fateh Puri to Red Fort comparatively has higher number of

constructions beyond second floor.

The presence of commercial use above ground floor indicates that the properties are being converted from

residential to commercial use.

Stetches of Red Fort Fateh Puri, Chitli Qabar to jama Masjid and Chitli Qabar Chowk to Tiraha Bairam Khan have

shown construction upto fourth floor.

25


29/37

Properties along the Nai Sarak are in very dilapidated condition. There is rampant encroachment as the

properties have extended by adding pillars / columns. This has severely hindered the pedestrian movement. In Chawri Bazar area, there has been reckless addition and alteration of properties and commercialization of

upper floors is intense.

The stretch from Chitli Qabar to Chowk Tiraha Bairam Khan shows that none of the properties have commercial

use above ground floor while residential use is found in upper floors upto the fourth floor which largely signifies

violation of building bye-laws.

4.9 Ident i fica t ion of Ma jor Prob lem s

4.9.1 Urba n Bligh t

The extreme congestion within the Walled City and incursion of a myriad variety of activities and trade has

deteriorated the living conditions. Majority of city houses are in advanced stage of decay and several areas have been

overtaken by blight. During rainy season the buildings are in danger of collapse. But in spite of warnings from the

Municipal Corporation the occupants continue to live in the unsafe structures. Even otherwise a large number of

dwellings have undergone radical transformation including additions and alterations, which paradoxically made themmore unlivable. Such houses rarely have adequate light or ventilation as they have been built up back to back with

each other in a most chaotic manner without any plan or design.

4.9.2 Environm enta l Deg ra d a t ion

The environmental conditions, too, have become bad and in the Walled City the lack of proper sanitation is

common. Even where sewers exist very few connections to toilets have actually been made. Dry latrines still

predominate and in most areas the drains are uncovered and open defecation is not an uncommon sight. Visuals V-9

and V-10 shows clogged drain and poor maintenance of Ram Lila G round being used as garbage dump. The earlier

prevailing pattern of predominant two storied houses has witnessed construction of additional floors, which has resulted

in tremendous strain on the existing infrastructure especially water supply and elec tricity making them extremely erratic.

The outer wall of the red fort along the ring road has also lost its original form as it support the rear wall of the building

26


30/37

constructed along the fort wall. This has been subjected to continuous seepage of water and thereby destroying the

original structure. Another problem is the presence of unauthorised hoardings, display boards and signage togetheradd to the visual pollution of the area.

4.9.3 Una uthorized Construct ions/ Enc roac hm ents

In the garb of repair and maintenance, unauthorized construction has become a regular feature resulting in

further intensification of undesirable activities within the Walled city. Innumerable uses of the most incompatible type

have penetrated even in better residential mohallas; in fact many houses have been surreptitiously converted into

workshops and factories. The survey undertaken along the important stretches gives adequate idea regarding

addition/alteration of the existing buildings. The encroachments by vendors, piaos, religious buildings, police beat have

all contributed to congestion and virtually due to this problem the traffic movement comes to standstill.

4.9.4 Co nve rsion o f La nd useIn the latest metamorphosis the walled city has been in a state of flux where families are moving out to facilitate the

gradual transition of each and every kat ra , g a liand c h ow k into a commercial outlet. The ground floors predominantly

have commercial use and first floor housed residences. But now, since families are opting for moving out and many of

them could not afford to maintain huge have l is. They rented out portions of ha ve lis and eventually each have l ihoused

20 to 50 families. With so many divisions each have l i has become a katra. Further despite regulations banning alterations

and additions, illegal construction goes on unabated. Although the Walled city offers a clear example where inner city

mixed uses in buildings in traditional material are giving way to commercial use through RCC buidings, but in this process

the residing population has declined whereas the working population/built space have increased. As it is a known fact

that the Walled city was originally conceived for a population of 60000 and presently it accommodates 3.35 lakhpopulation .The density has increased manifolds putting immense pressure on the existing infrastructure.

27


31/37

4.9.5 Red uc t ion in Area unde r Play G round s and Op en Spa c esThere has been gradual decline of area under parks and open spaces. In 1971, area under parks and

playgrounds was 18.7%, which declined to 17% in 1981. Further, as observed from visual V-10, Ram Lila Ground, a vast

open space opposite Red Fort is adversely affected by poor maintenance and misused as garbage dump. Also some

of the open spaces in the Walled city are being utilized for unregulated parking and informal sec tor activities.

4.9.6 Co nd ition of Heri ta g e Bui ld ing (Jam a M a sj id / Have l is)As observed from the visual V-11 and V-12, the surroundings of J ama Masjid are severely affected by unregulated

parking and presence of large number of commercial activities. The fish, meat and motor market around J ama Masjid

have encroached on the roads in a big way making the area an eyesore. The entry from Kasturba Hospital Marg to

J ama Masjid shows the presence of large number of encroachment. The surrounding environs of J ama Masjid are

subjected to degradation thereby disturbing the original character of the area. Further, the 271 buildings, which are,

protected havelis having distinct character, architectural style of the medieval era are being tampered by addition

/alterations

4.9.7 Traffic a nd Transpo rta tionThe entire area in and around Walled city resembles clogged arteries which are getting choked day by day.

The unauthorized constructions are mainly responsible for congestion. Encroachments extend to several feet on each

side of the roads. The situation is no different in the by lanes. A large number of hawkers jostle with pedestrians for

valuable walking space. Further in the evenings pavement bazaar comes up making the situation worse. Consideringthe amount of traffic being generated in the area especially around the J ama Masjid may begin to deteriorate.

28


32/37

4.9.8 Prob lem s w ith reg a rd to no rms of MPD-2001

a)The prescribed FAR does not satisfy the owners as the existing built up area has a higher FAR and for any

reconstruction, they have to lose some percentage of covered area.

b) It is difficult in most of the cases to produce any document of approval in support of the concerned area,

because, the buildings are too old to be conforming to any approved Layout Plan. It is difficult to find an

approved Layout for the areas of the Walled City, except for the Wilson Survey conducted some time in

nineteenth century.

c) The concept of minimum road width also comes as a constraint in the approval of building plans, when the owner

has to forego part of his plot for road widening at the time of sanction of building plans

4.9.9 Ra p id Comm erc ial iza t ion of resid ent ia l area s in the Wa lled c ity

It is a well-known fact that the walled city, which is predominantly residential over the years, has been

commercialized. This has been a large-scale commercialization, which in turn have led to a number of problems. Asthe area was designated to be residential, the entire services were designed in a particular manner. With the

commercialization there has been tremendous pressure on the traffic system, water supply, garbage disposal,

electricity and sewerage disposal. Moreover, such commercialization is a misuse as per the lease conditions and the

persons who have changed the land use are liable to be prosecuted under the DD Act. However, in reality this does

not take place since the original lessee has sold of his property in most of the cases and the residential premises have

been converted in to a number of units sold to different parties and performing non-residential activities. Since the

implementing agencies have no privity of contract with the new buyers, it can only determine the lease and let thehaphazard of commercial activities without any control.

29


33/37

SUGGESTED MEASURES FOR TACKLING THE PROBLEMS OF WALLED CITY 5

The foregoing chapters broadly details out walled citys profile, master plan approach and findings of the survey.

While advocating the initiation of the essential steps to be taken for the renewal of the walled city, it would be desirable

that effective measures should be taken without further delay so that the living conditions are not allowed to

deteriorate further and to restore its original character. The urban conservation and renewal within the identified Walled

city needs concerted action through a series of implementable tasks. Previously these areas earmarked forredevelopment have often been dealt through sporadic and otherwise uncoordinated interventions. Largely the

Walled city is continuously experiencing continual demand resulting in conflicting uses and rapid changes. Hence, it is

essential to enunciate planned development strategies which can ensure the sustainable development of the Walled

city. Certain measures are suggested in the following paragraphs, which would be helpful in the urban renewal of the

Walled city.

5.1 Wal led c ity to be an in tegra l pa rt of the o vera l l p lanThe urban renewal of walled city cannot be considered in isolation of other areas of Old Delhi and for that matter

from the rest of urban Delhi since it constitutes inner core of urban Delhi. The renewal of walled city should form an

integral part of the overall plan of Delhi especially in the context of the preparation of Master Plan for the Delhi

2021(MPD 2021). There is a need to have comprehensive database on physical form structure of Walled city which

should be backed by availability of latest authentic base map prepared preferably with the help of aerial

photograph/satellite images. The MPD-2021 has to consider these aspects, which may be further incorporated at theZonal Development Plan level.

5.2 Shift ing of who lesa le tra d e a nd hazard ou s ind ustries

Although MPD 2001 has stipulated that the hazardous industries presently existing in the walled city to be closed

30


34/37

down immediately, however these trades still continue to operate. Hence, effective policy framework needs to beinvolved for their relocation. Further innovative steps need to be taken to encourage the entrepreneurs to shift their

trade out of the walled city.

5.3 Rem ova l of enc roa c hm ent and st ric t enforce m ent of t ra f fic reg u la t ion

As observed from the chapter four the walled city is plagued with the problems of encroachment and haphazard

traffic movement. Strict measures are to be taken for the removal of encroachment. The local authority may imposepenalties for containing this problem. It shall be appropriate to ban tehbazari system in the entire Walled city. The open

space leased by L&DO has to be vacated right up to J ain Temple and developed for recreational facilities or even can

be developed for parking facilities. The regulation of all vehicular traffic entering walled city is immediately needed.

Strict enforcement of traffic regulation with respect to one-way traffic is required for reducing traffic congestion. Steps

are also to be taken for regulating the parking. Para transit or point-to-point short haulage means of traffic is desirable.

The public mode of transport can be reorganized to some extent away from the Walled city areas. These areas be left

for pedestrians and compatible mode of transport. The parking of vehicles is to be allowed only at the earmarked sites.Further, heavy parking charges, slowing down of travel time and other disincentives would help in solving the traffic

congestion. There is also a need for detail study of circulation pattern within the walled city, which can ascertain the

traffic movement in and out of the walled city and its relation to the existing economic activities.

5.4 Preserva t ion o f histor ic a l cha ra c ter of the wa lled c ityThe walled city offers a heterogeneous stretch of buildings of varying architectural significance, visual values and

designs. However many of the structures have been fragmented and have lost the distinguishable character of the

past. It is extremely essential to restore their historical character. The conservation as envisaged in MPD 2001 should be

implemented with active collaboration with Archaeologica l Survey of India. The C handni Chowk area has shrines for all

the religions. These significant landmarks give the area its unique character.

31


35/37

The development around their vicinity should be controlled and guided through strict guidelines. Similar line of

action is also required in the areas around J ama Masjid. The vicinities and areas of these monuments/buildings ofhistorica l importance may be spec ified as heritage zone. Overall, the focus should be on integration of urban planning,

conservation of buildings and economics of heritage precincts. The ideal exercise will be listing of buildings, sites and

remains of heritage value. It would be desirable to process a statutory list under the DDA/MCD Act. The Walled city is

also characterized by the presence of Havelis and Katras. A comprehensive and effective scheme of Katra

redevelopment will ensure better living conditions to its dwellers. There is also need for environmental beautification of

the Walled city and its fringe areas. The Qudesia Ghat, Nigam Bodh, Kashmiri Gate, Begum ka Bagh and surroundings

of J ama Masjid may be taken up for extensive beatification.

5.5 Co nst itution of a Walled City Red ev elop m ent Autho ri ty

In view of the lack of coordination and management among the various agencies and inordinate delay in the

implementation of various schemes of urban renewal, there is a need for a constitution of independent Walled City

Redevelopment Authority. This authority may have the overall responsibility for guiding the redevelopment of walled

city and should also have the responsibility of the actual execution of redevelopment programme in the areas that maybe designated for acquisition and redevelopment.

5.6 Co ntrol o n the Una uthorised Co nstruc t ionsThe problem of unauthorised constructions has been highlighted in Chapter 4. Effective step need to be taken so

as to save the walled city from this menace. The illegal constructions need to be demolished in toto as per the relevant

provisions of DDA Act/MCD Act. It is also essential to identify the derelict buildings, which are in dangerous position andcannot be repaired. If the authorities are not able to carry out demolition due to obvious reasons then steps to be

taken to disconnect the water and electricity connections of the illegal premises. Strict compliance of the Delhi Building

Bye Laws needs to be ensured. If required special building bye-laws for the Walled City may be framed by the proposed

Redevelopment Authority.

32


36/37

5.7 Enforc em ent o f MPD 2001 Norms and Delhi Bui ld ing Bye law s

With a view to addressing the people problems with regard to the Development norms of MPD 2001, relaxations are

required to be allowed in the form of permitting existing FAR and compensation for road widening in terms of covered

area.

The existing provision is the MPD 2001, under the chapter of C ontrol for Building/building within the use premises,

may be replaced as under in respect of Special Area:

a) Reconstruction in the Walled city/special Area, shall be carried out by the applicants on the basis of

permissible Ground Coverage and FAR as per existing covered area or as per the permissible norms for the

residential plots in MPD 2001, whichever is higher.

b)The existing road width from which the plot is deriving its access shall be allowed to be maintained. The

owners of plots falling on roads involving road widening shall be required to surrender the land for road

widening and they shall be compensated in terms of additional FAR either on the same premises or any

other property owned by them in he c ity elsewhere.c) Renovation/repairs/reconstruction of heritage buildings will be permitted retaining outer envelope /facade.

However, the other design considerations regarding conservation of the heritage as specified in the Zonal

Development Plan are also to be followed simultaneously.

d) Clearance from the Fire Department shall be mandatory for sanction of building plan.

5.8 Red ev elop m ent of Eva c uee Prop ert iesWhile initiating the urban renewal of the Walled city it would be essential that appropriate use must be made to

the land which would be available as a result of shifting of any activity and by clearing the evacuee properties. The

disposal of such land may be a profitable venture and generate adequate finances to meet the requirements of

development especially in terms of the up gradation of the infrastructure facilities.

33


37/37

5.9 Mo b i lisa t ion of p eo p le s p a rt ic ipa t ion and c ont inuous resea rc h

Any plan for urban renewable will not be successful without ac tive participation of the people. They should be

mobilised to give their utmost cooperation in the urban renewal of walled c ity. Opinion should also be obtained from

them with regard to control the problems of unauthorised construction. Comprehensive and constant research studies

should be conducted which can provide necessary inputs for the Zonal Development Plan.

Conclus ion

In conclusion, it may be stated that urban renewal of walled city should be an integrated part of overall

development of urban Delhi. This should not be viewed in isolation. The renewal of walled c ity is a complex and

enormous task. As the preparation of Master Plan for Delhi2021 is underway the above suggested measures would be

helpful in framing the overall broad policy framework for the Walled city which may ensure its sustainability and restore

the historical glory.

Members of the Committee of Urban Renewal of Walled City

(K.T.Gurumukhi) (Rajesh Kumar) (R.K.Safaya) (S.C.Anand) (Manohar Dewani) (R.L.Singla)

34

Documents

Urban Renewal Plan for Walled City Delhi