An approach to Make Dwarka : A regional Hub through TOD model Urban Expansion and Regeneration Panning Studio | Semester 3 Amrutha Balan PG190115 Master of Urban planning Faculty of Planning CEPT University
PO
RT FO L
IO
ABOUT THE STUDIO
The studio incorporated an extensive learning on Local area planning throughout this semester. We were exposed to Local area planning as well as TP Scheme to achieve an envisioned development of the City . The studio included : Exercise 1 :Area Based Development Case Study Exercise 2 :Development Feasibility Study Studio Project : Local Area Plan Iteration 1 :Existing Situation Analysis, Statutory Provisions and Policies , Initial Vision & Concept Iteration 2 :Preparation of Master Plan with proposed Road Network and other major Proposals Iteration 3 :Street Network detailed out, Regularions ,Proposals , L-Form Iteration 4 :Final masterplan ,Final proposals, Final regulations,final L-Form
ABOUT THE SITE
Dwarka, New Delhi was selected as one of the sites for the preparation of the LAP as a TOD Model. The study area considered is the stretch from Sector 10 to Sector 13 and has city-wide connectivity majorly via the blue Metro line . Dwarka being in the South West of Delhi has the potential to develop as a Sub city forming a diplomatic enclave. The area is an envisioned Smart city with abundant social amenities and is one of the largest residential suburbs in Asia. Despite enormous potential, the TOD model is not being followed and the presence of sizeable under-utilized plots reduces the social connectivity between populations residing there making the city unsafe for women.UERP studio aims to reconsider the micro-level planning of Dwarka through a local area plan to provide planning visions that cater to the needs of the area to make Dwarka an active regional Hub.
Led the topic with major contribution to data and graphics
Shared work of 4
Shared work of 2
Individual Output
2.
3.
1.
STRUCTURE
1.Development feasibility study
2. Area Development Model-Micro level planning example
3. Local Area Plan Model
Kanhangad, Kerala
Kop Van Zuid Rotterdam, Netherlands
Dwarka,Delhi
Pages 4-5
Pages 6-7
Pages 9-27
4 . Key Leanings
Pages 28-29
Kanhangad,Kerala
Development Feasilibity Study 63.5 m Coverage 1334 m2
21 m
d Roa 45m
rea: Site A
2187
sq.m
Buildable area Yard
wid th
Additional open space as the height increases Car parking : Basement- 89 cars (1 car per 15 mtr sq) Open space area parking :1021 sq m68 cars
Residential (40%) Commercial (60%)
60.5 m Coverage 1089 m2
18 m
Basement Commercial Residential Car parking : Basement- 74 cars (1 car per 15 mtr sq) Open space area parking :1335 sq m-89 cars
4
Land Cost
Development Scenario
Land Rate
a CommerRs 74147 cial
Mixed use (ComRs 74147 mercial+ Apartment )
Land Area
Total Land Cost
b
c (= a x b)
2187 Sq m
Rs 16.2 Cr
2187 Sq m
Revenue Estimate Development PermissiScenario ble Built Floor Space on the plot (As per FAR, Ht, Setback & other regs)
Rs 16.2 Cr
Construction cost Built Floor Space (Super built up = Construction Total Permissible Cost Rate Construction Floor Space (e.g. 25000 cost + additional Rs/Sqm) 30%-40% for lobbies, common areas etc) d
e
f (= d x e)
8529 sq m
Rs 16,700
Rs 14.2 Cr
8529 sq m
Comm.(60%) : Rs 16,700Rs 19.0 Cr Resid.(40%) : Rs 31,000
super built up (Permissible Built Up x 20% - 40%)
Total Built up space
Market Rate for the Total Revenue area (based on market survey of similar properties in similar location / surrounding areas
l
m
n
p (=mxn)
1321
7882
Rent Rs 555/Sq m
Rs 4,3.75 Lakhs/ Month
Mixed use 6561 (Commercial+ Apartment )
1321
7882
Residential: 3bhk(159Sq m)(10)Rs 52,466/Sq m 2bhk (106 sq m)(10)Rs 41,666/Sq m Commercial : Rent Rs Rs 555/Sq m
3 bhk- Rs 85 Cr 2 bhk- Rs 45 Cr
Revenue of rent per month
Revenue Estimate Through rent Cost Estimate
Total= Rs 13 Cr Commercial : Rs 43.75 Lakhs / Month
No. of years required to generated the profit
q (p - j) Commercial
Commercial
Mixed Use
Residential (40%) Commercial (60%)
Residential
High Sale % High Demand
Residential saleable price : Rs.13 Cr Commercial rental price : Rs. 555 per sq m
But Low Supply
Recommendation to the Authority
6561
Profit Estimate Development Revenue at Scenario sale
Market feasibility
Retal Demand
k Commercial
Recommendation to the Client :
Rs 4,3.75 -262054490 Lakhs / Month
Mixed use Rs Rs 43.75 (Commercial+ 130,000,000 Lakhs / Apartment ) Month
-219061405
5.2 years
The car parking of 1 car per every 60 sq m constraint costs additional parking space requirement for the building .As the basement is included in built up area ,increasing the basement area will decrease the saleable space rate in case of plots less than 1000 sq m.
Recommendarion to the Authority: Parking requirement : 142 car parking Basement car parking : 74 Additional car parking : 89 Here the car parking is met . But in case of small plot >1000 m, after leaving the mandatory yard it is difficult to meet this requirement and has to be met on the open space or additional land to be purchased or leased if insufficient for car parking. The car parking of 1 car per every 60 sq m constraint costs additional parking space requirement for the building .As the basement is included in built up area ,increasing the basement area will decrease the saleable space rate in case of plots less than 1000 sq m. This is again affected by the open area restriction and total coverage possible on the ground floor
4.0 years
High demand -Tabasco 50% residential sold at and 30% commercial rented construction stage (First apartment proposed at Kanhangad) Commercial complexes are occupied at 80% and above
Local Area Plan for Dwarka
Parking requirement : 142 car parking Basement car parking : 74 Additional car parking : 68 to be met on the open space or additional land to be purchased or leased if insufficient for car parking
Height and additional open space: The margin of above 10 m could be increased to 20 m as the market is trend is towards a higher commercial development which will invite more commercial structures to develop vertically and horizontally utilizing the coverage 65% . A minimum open space of 10 % could be provided as per the built up area and rest shall be incentivized considering the benefits of the developer and the public.
5
Kop Van Zuid, Netherlands Development Feasilibity Study
Purpose/Vision -Reuniting a divided city -Changing the city’s image -Spreading the benefits -Social reordering and housing management
Area of the Scheme 122 Hectare Contextualizing the Scheme
To
Port city
Wilhelminaplein – Design destination plan 2007(Muncipal corporation) Area -0.26 Sq Km
Residential ,Recreational and Commercial centre
Project development Kop Van Zuid Integrated Zoning scheme .Finally revised -2013(Muncipal corporation) Area-1.22 Sq Km
City master plan, 2011 (Land use) Area 325 sq Km
Spatial Policy(National Spatial Structure) Netherlands
Area Development Model Micro level planning
Land use
: Commercial
The old structures are revitalized and used as affordable residential units.New structure comprise of mixed uses.
6
Dutch Major cities policies,1994
Fig 2: Wilhelminaplein
Low riselinear
Niewe mass river
Promotion deregulation ,decentralisation
High rise
Institutional Framework Leadership capacity of local authorities to take on more powers
National
Inferences
The urban pattern observed is a mixed of high-rise structures in Wilhelminaplein area and rest are low rise arranged in linear pattern
Provinces
Open Green Water City centre Residential Office Mixed Retail Recreation Company
Central zone (Height permitted 150 m) Transition zone (Height permitted 30-70 m
Redeployment of national government funds
Urban Renewal Policy,1970 Collaboration between central and local government.
Structural vision (sets the policy framework) Structural vision
Municipalities (City council)
Structural vision(proactive and entrepreneurial approach in both planning and policy implementation)
National and provincial government can make Integration Plan, in case national/ provincial interests are at stake
Zoning Scheme (Entire territory of the municipality) Project team (PPP) will implement the projects in the planning areas
Duration Activities
Legal provisions
One month
Spatial planning Ministry of economic policy ,Article 9 affairs ,Ministry of Infrastructure and environment ,Municipal corporation
Municipal contracts through Major cities policy under National govt.
Municipal Development Authorities using municipal property holdings tounderpin investment projects
scheme is helping to attract high and middle income groups to come to live and work in Kop Van Zuid
Finding new economic roles to replace lost jobs e.g. logistics, offices -Public led mixed use development
Local Area Plan for Dwarka
Maintaining social order through good Neighbourhood management and a high-quality public realm
Developing programmes “Mutual benefit” Community engagement in development
The Municipal corporation after preparation of draft plans apply to the Minister of Economic Affairs with the feasibility study .The Minister will agree a joint timetable in consultation with the other competent authorities. Two The municipal development corpomonths ration will prepare a draft for the public consultation and submit it to the Minister of Economic Affairs. The EIR Advisory Committee will be requested to issue formal advice. In case of EIA not mandatory ,the project impact on environment is assessed. 3-6 The government authorities months involved will prepare their draft decisions in mutual consultation. If necessary, they prepare a draft zoning integration plan Six weeks The draft decisions, along with any environmental impact report that has been prepared, will be collectively available for public examination Two The government authorities will months process the advice and opinions and finalize their decisions.
Built V/s Open (Private & Public)
10% 30%
52%
30%
Open land area
Total permissible FSI 5.75 Total consumed FSI 3.57
Public open (parks,roads and squares) Buildings Semi private open space(Accessible to block residents) Water
Road Network
Well connected Network Vacant land network to be developed
Level 1 50 m ROW
Level 2 40 m ROW
Level 3 20 m ROW
Level 4 12 m ROW
Block size and intersection
Statutory/Legislative Framenwork Key Take aways
8%
Institutions involved
Spatial planning Municipal corporapolicy ,Article 9 tion,City council,developers,planners,architects Environment EIR Committee Protection Act
Smaller block size Walkable
Link Node ratio
0.76 Areas under the scheme Vacant lands
3%
Public buildings (Wilhelminaplein area)
6%
Public space(parks and squares) Water Mixed use blocks Housing Public buildings Area under road Vacant land
National ,Provincial,Municipal
National ,Provincial, Municipality
Public parks and squares integrated in neighborhoods. The recreational spaces are yet to be developed.
Public amenities highlighted
But these space are not taking the development of actual ecosystem into consideration as they remain as a recreation facility.
7
8
Evolution
DWARKA ,Delhi
Local Area Plan:Urban Transformation(TOD)
1977
NSUT Campus NSUT Campus
Increased in-migration patterns in Delhi
1980 Further Expansion of Najafgarh Corridor Sector 14 Metro Station
1988
Sector 14 Metro Station Sector 14 Metro Station
Cleaning Najafgarh Corridor Proposed International Sports Complex Sector 19
Habitat Centre Hangout Zone
People resorted to Jhuggi Jhopri clusters on the peripheries of Delhi due to lack of formal housing
DDA announces Rohini and Papan Kalan for leapfrogging housing schemes
1990
Major Urban Infrastructure and road connectivity to facilitate planning of Dwarka
2001
MPD’01 identifies Dwarka as a sub city under it’s Urban Expansion Plan `
Sector 14 Metro Station
Dwarka City Centre
MPD’62 announces Dwarka as green belt
Dwarka is opened for residential development
Diplomatic Enclave Bus Terminal
International Conventional Centre Airport Line Extension
DDA Key decision authority for proposing land use and its change Infrastructure Water Supply
Local Area Plan for Dwarka
State PWD
2005
2011
Delhi Jal Board
Waste Management
SDMC
Public Transport
DMRC & DTC
2017
Phase 1 of Blue Line is launched in September’ 05 DDA Sports Complex is set up in Sector 19 along with major educational institutes
Sector 24 in Dwarka is announced as the site for the Diplomatic Enclave
9
With the aim to reduce the need to commute for work or recreation, living and commuting easier and making urban development more sustainable at Karkardooma and on Green and Blue Line
Can Dwarka be a potential Regional hub?
Sector 13 Sector 12 Sector 11 Sector 10
Airport
Proximity to Gurgaon
Sector 13 Sector 12
Highway Link
Sector 11
Implementa tion of TOD policy
Sector 10
Existing land distribution....
Principle for delineation
19%
1% 5%
Residential
25%
6% Commercial Vacant lands
<50% area of a plot in
1%
10%
5% Open green (Majorly along Naala)
the influence zone
Influence area
13%
12%
3%
Metro Station
Considering the above
plots were delineated aspect the
accordingly
10
Feasibility Study
CONCERNS Larger block sizes
8
Low pedestrian accessibility
lakhs/m²
Automobile oriented design of roads
High market rate
5,62,123 Buyers
Missing links
POTENTIAL POTENTIAL Inter city road connectivity and high linkage
More emphasis on private open
High Demand and Supply of land
Infrastructural challenges (nalla cleaning and sewage pipes) Mismatched green network
0.5-1.4
Under utilised FSI Vacant land
Green & blue resourced
30% Unintegration context to metro
Under utilised lands
18%
Unsafe
Higher land rate under commercial land use Circle Rate
Residential ₹ Plot
Vacant lands surrounding the metro
Gated communities Lack of active dedicated public realms
Market Rate
₹₹₹₹₹₹₹₹₹₹ ₹₹₹₹₹ 15 times
Active neighbourhoods
Institutional ₹ Plot Commercial ₹ Plot Local Area Plan for Dwarka
₹₹₹₹₹₹₹₹₹₹ ₹₹₹ The rates are higher along the metro but due to under developed 13 times infrastructure developers prefer the area away from the metro. ₹₹₹₹₹₹₹ ₹ 8 times Rates are according to land use and a notified road in the area but the ground reality of rates are different in areas away from the metro.
11
Does Dwarka have the potential to redevelop? a. Sector 13 Station b. Sector 12 Station Density a
b
c
c. Sector 11 Station
d
Built vs Open Public Open Built Private Open
DU / Hectare
33%
50%
17%
36
15%
21% 62
1 hectare
10% 18%
65%
60%
57
1 hectare
1 hectare
Open Space (m²) /capita
14.81
6.94
7.52
Job Density
364.13
204.22
110
Diversity a
b
c
d. Sector 10 Station
a. Sector 13 Station
b. Sector 12 Station
c. Sector 11 Station
d. Sector 10 Station
d
Identified Dominant character(%)
39 %
Residential Commercial Institutional Others
25 %
49 %
36 %
0 Entropy: Heterogeneity of Area Character
0
0.26
Homogeneous
1
Heterogeneous
28 %
44 %
23 %
26 %
28 % 28 %
40 %
1 0.16
0 0 0.13
34 %
1
1 0.24
12
Design a
b
c
a. Sector 13 Station
b. Sector 12 Station
c. Sector 11 Station
d. Sector 10 Station
d
Mean Block Perimeter (m)
1050 m
Porosity
1040 m
Poor edges
1300 m
Most Active
935 m
Poor edges with higher block sizes
Poor edges inspite of having smaller blocks
Linkage to Metro Intersection Density (/m²)
4.17
4.17
1.59
3.38
Link to Node Ratio
1.19
1.14
0.87
0.94
Street Connectivity 1.4
Footpath Yes
Threshold
a. Sector 13 Station b
1.4
1.4
No
Inference a
1.4
c
b. Sector 12 Station
c. Sector 11 Station
d. Sector 10 Station
d
Intensive job generation especially from commercial activities
Prominently Residential
Prominently Residential & Socio-cultural
Intensive job generation especially from Institutional entities
Dominant Character
Metro Corridor Character
Inadequate Lighting
Local Area Plan for Dwarka
Poor Public realm
No eyes on the street
Non-porous edges
On street parking
13
What are the Major Concerns? Intangible
Women Safety
Work far from home
More time spent in commuting
TOD Principles
Tangible
Socially Under Utilised disconnected land, especially along the metro line
Inactive street edges
Low Walkability
Planned but Inactive Green Spaces
Streets for private vehicles not for people
No free-flowing greens connecting the entire site
Interconnected street network
Value capture financing
Compact Development
Mixed land use
Last mile connectivity
NMT Network
Affordable Housing
Managed parking
Vision and Objectives
1
2
3
Making it a Regional Hub
Increase Walkability
Vibrancy
Supporting Job Generators
Interconnected green network
Mixed Use development along metro corridor
Boosting the existing institutional hub
Well designed pedestrian walkways
Active Frontages
Scope for Planned informal economy
Promoting Public Transport in intense Influence zone.
Usable community spaces
14
Concept proposal
Using Character Based Zoning to
Envisioned Land-uses
Existing Land-uses
Potential land-use
Capturing the potentiality of the land-use into defining an Urban character
Is the existing network robust to cater to the development envisioned ? Carrying capacity of same road change drastically
Mix use Using Form Based Regulations to create
Sub Arterial changes to Arterial road Metro road working as collector road
Sector 13 Sector 12 Promote Development
Presence of metro influenced corridor
Active Edges
Sector 11 Sector 10
Well laid out city wide network
Initiating Placemaking to create
Integrating Green Blue Network
Socio-cultural Centers
Metro Station area Development
High Intensity mixed use corridor
Mixed use 2 (MU2)
Low Intensity Moderate Intensity
Green corridor Mixed use 1 (MU1)
Low Intensity
Mixed use 3 (MU3)
Low Intensity
Moderate Intensity
Commercial Belt facilitating TOD
Merging the built urban form with the Green Network
But lacks inter sectoral connectivity
Leads to congestion and delay in travel time
Moderate Intensity
Merging the Metro station wise Urban Characters
Huge Block size
Poor Connectivity
Inactive Edges
Non-porous Edges
Actual Distance to be travelled Metro Stop
Sector 13 Metro Station Sector 12 Metro Station Sector 11 Metro Station
Source Spatial Distance
Sector 10 Metro Station
Local Area Plan for Dwarka
15
Street Network Derivation layers
2 links
Incorporating the missing layers
Missing connectivity in the existing collector metro road
The collector road(metro) link between sector 12 and sector 11 Missing link at and beyond sector 10 Redefined Collector to sub-arterial
4 links
11 links
Introducing direct links to stations
Proposed sub arterial 60 m
Links which connects the metro station to the parallel arterials dedicated to Bus/ IPTs and pedestrians
Introducing links connecting to major arterials, sub arterials and Collector roads
Redefined Collector to sub-arterial Proposed sub arterial 60 m Redefined local to collector 24 m Proposed collector
Connectivity to metro corridor as well as a feeder to other major roads catering to private traffic
58,306 Improving block sizes Sq m
Large block sizes reducing the connectivity and walkability and threatens the safety.
Redefined Collector to sub-arterial Proposed sub arterial 60 m Redefined local to collector 24 m Proposed collector Redefined local to collector 18 m Proposed collector 18 m
Adding green links Missing network connecting the greens and increase walkability sub-dividing the blocks
Redefined Collector to sub-arterial Proposed sub arterial 60 m Redefined local to collector 24 m Proposed collector Redefined local to collector 18 m Proposed collector 18 m Local NMT 9 m Local Flexible NMT
16
PARKING
Sub arterial 60 m wide (Metro )
Upgrading the collector metro road to Sub arterial 60 m The upgraded link along the metro corridor shall cater to NMT and bus /IPT traffic and encourages the vending activities in the dedicated lane(active edge).The high intensity corridor shall be proposed along this link. Footpath
Vending
Cycle track
Bus stop +Green
Bus /IPT Lane
(6m)
(4m)
(4m) 2 way
(2m)
(3.5m)
Metro lane
Carriage way (7m)
New proposed Collector roads 24 m The network shall act as the direct link to the metro sub-arterial road. The moderate intensity zone shall be proposed along this link. Central green corridor underneath the metro line
Pedestrian / Vending/Cycling lanes
Dedicated Bus /IPT lane
Collector 24 m wide
Upgrading local to Collector roads 18 m
PARKING
The network shall act as the next feeder to the existing arterial and proposed sub-arterial roads. Footpath (4m)
Cycle track
Green
(4m) 2 way
(1m)
Carriage way Car/Bus/IPT/2wheeler s (7m)
Green
Vending
Footpath
(1m)
(3m)
(4m)
Proposed NMT local roads 9m Reducing block sides and redefining the connectivity
The NMT roads are the pedestrian/ cycling dedicated roads which subdivide the larger blocks and cater to green connectivity
Carriageway (2 way) Vending lane
Local Area Plan for Dwarka
Pedestrian /Cycling lane
17
Comparison with the existing network
Proposed Street Network
27% Area under Streets
33% Area under Streets
Arterial 45 m Sub-arterial 60 m (Metro) Sub-arterial 45 m Collector 24 m Collector 18 m Collector 12 m Local NMT 9 m Local Flexible NMT
957 m Average Block Perimeter (Existing)
Maximum block size
422467 Sq. m Minimum block size:
2370 Sq. m
Average block size:
58,306 Sq. m
627 m Average block Perimeter (Proposed) Maximum block size
122432 Sq. m
Minimum block size:
1131 Sq. m Average block size:
26,930 Sq. m
18
Proposed Zoning In MU1 zone, at least 50% of the total built up is developed as commercial, EDC charges shall be reduced up to Rs. 350/m2
Sector 13
In MU2 zone, at least 40% of the total built up is developed as residential, EDC charges shall be reduced up to Rs.350/m2
Sector 12
In MU3 zone, at least 50% of the total built up is developed as institutional, EDC charges shall be reduced up to Rs. 350/m2
Sector 11
High intensity First plot
Plot 1 >50%
Sector 10
First plot considered
Plot 1 <50% Plot 2
Plot 3 >50%
First plot Plot 2 <50%
Principle 1: If >50% of the plots in the influence zone of 200 m then the plot will be taken
(MU1)
Low Intensity
(MU2)
Moderate Intensity First plot
Low Intensity
(MU3)
Low Intensity
Moderate Intensity
Moderate Intensity
High Intensity Mixed Use 4 Green
First plot considered
Plot 1 <50%
PLANNING
Plot 2
Plot 3 >50%
URBAN DESIGN
First plot Plot 2 <50%
Principle 2: The first plot abutting the metro corridor, if principle 1 is not fulfilled
Underutilized FSI
Moderate intensity Principle : First plot abutting the secondary road fall under moderate intensity
Non-Conducive Environment
No eyes on streets Underutilized land along the metro land
Plot 1 Plot 2
Plot 3
Local Area Plan for Dwarka
Higher land market rates deter development
Poor street Design
19
ZONE
HIGH INTENSITY
MODERATE INTENSITY
LOW INTENSITY
GREEN CORRIDOR
6 1.5 7.5
4 1.5 5.5
3 1.5 4.5
0.3 0 0.3
FSI
Base *Additional **Max. Permissible
Dwelling-3, Mercantile -1,2, Educational-1,2, Assembly-1,2, Institutional, Religious, Hospitality, Permissible Uses Service Establishment, Transport, Public Institutional, Health-1,2 and 3, Tourism Services
Dwelling-1,2 and 3, Mercantile 1,Educational 1 and Dwelling -3, Mercantile 1 and 2, Educational 1 and 2, Assembly 1,2,3 and 4, Institutional, Religious, 2, Assembly 1,2 and 3, Institutional, Religious, Hospitality, Service Establishments, Storage, Hospitality, Service Establishment, Public Transport, Temporary Use, Public Utility, Public Institutional, Public Utility, Heath -1,2 and 3, Institutional, Health 1,2,3 and 4, Tourism Services, Tourism Services Recreational Use, Sports and Leisure
Religious, Temporary Use, Tourism Services, Recreational Use, Sports and Leisure
*Additional FSI can be purchased from DDA and or as TDR from plots within Dwarka **Affordable Housing will be incentivized by 1.5 additional FAR over and above the Max. Permissible FAR Floor Plate
ZONE
HIGH INTENSITY
LOW INTENSITY
MODERATE INTENSITY
Side setback is to be applied after min. 8m frontage built Side setback not applicable to corner facing plot
Setback (m) Frontage Common Plot FSI
• • •
Front
Side
Rear
Front
Side
Rear
Front
Side
Rear
0
3 100%
6
0
3 100%-Setback
6
NA
3 NA
3
Mandatory open space minimum 20% for public domain shall be followed according to the uses Only temporary construction shall be permitted in this space such as wholesale markets, vending stalls, community activities etc. The open space shall be increased according to the uses
(6+1.5) 7.5
(4+1.5) 5.5
(3+1.5) 4.5
20
ZONE
HIGH INTENSITY
LOW INTENSITY
MODERATE INTENSITY * The area can be shaded and only temporary structures will be allowed to be erected in this step-back
Built-to-line (m)
Mandatory (In case of plots with two ROWs both the Mandatory (In case of plots with two ROWs both the sides have to follow the built-to-line setback) sides have to follow the built-to-line setback)
*Step-back (m)
Porosity
min. Step-back
min. Height below
min. Step-back
min. Height below
min. Step-back
min. Height below
6m
15 m
4m
7m
3m
7m
clear width
Arcade
NA
6m
Clear depth
NA
6m
Façade Treatment
Compound Wall
Façade Treatment
Compound Wall
Façade Treatment
Compound Wall
70% transparent
Not Allowed
50% transparent
Not Allowed
NA
Permitted height 1.2m
Proposed Land Development Mechanism 3.Change in DDA regulations in TOD areas
1.Compensation Mechanism
Partial land is taken for roads and public use
More flexibility of permissible uses in the list of proposed land use
Saleable TDR
PPP model for development works of serviced public land
Compensation through providing additional FAR on the now reduced plot size.
If deduted plot cannot utilize the total permissible FAR
2.Incentivizing Development/ Re-Development
Lower EDC charges if property redevelops within a stipulated period
Reduced fee On chargeable FAR on remaining plot (20% of market rate instead of current the 40%)
FAR
Local Area Plan for Dwarka
Charge proposed Rs. 700/ m2
Rs. 350/m2 if land redevelops within 5 years of declaration of intent
Rs. 500/m2 if land redevelops within 10 years of declaration of intent
Providing of outright sale of public land as an alternative option to the existing lease model Incentivizing private developers for EWS and affordable housing on government land through PPP Revamping the existing lease structure and updating the lease amount
21
Land Development Mechanism-Cases Identified plots for the proposed roads
O.P Area plot 299 -4011 sq.mt O.P Area plot 327a -22812 sq.mt
Analysing the deductions after laying proposed road network 142 sq.mt(299) and 1898sq. mt (327a)
Compensation mechanism “Since it is a public plot, readjustments of plots based on the current trends is proposed”
Sector 13
Sector 12
Final Plot division.The plots can amalgamate for large scale developments.
Sector 11
F.P Area plot 2993869 sq.mt
Sector 10
F.P Area plot 299-10433 sq.mt
Plot identified fro proposed road
O.P Area plot 130 -818 sq.mt
Deductions after proposed road network 297 sq.mt.
Compensation mechanism “Compensation through allowing initial built up on the now reduced plot size, if buildable and more F.A.R. (usable as TDR)”
Final Plot division. Plot number 327a and 299 can amalgamate for large scale developments. F.P Area plot 130-572 sq.mt.
22
Identified plots for the proposed roads O.P Area plot 974 -441 sq.mt. O.P Area plot 985 -404 sq.mt.
Deductions after proposed road network Compensation mechanism “Since the land is unbuildable, compensation is provided through land transfer of same size in same zone, along with Saleable TDR.”
Compensation mechanism “Compensation through allowing initial built up on the now reduced plot size, if buildable and more F.A.R. ”
205 sq.mt. and 214 sq.mt. .
Same Size Plots will be allotted to the plot owners in same intensity zone with an additional F.A.R of 1.5 (Non chargeable) F.P Area plot 974 -236 sq.mt. and F.P Area plot 985-194 sq.mt.
Identified plot for the proposed roads
O.P Area plot 692-15,261 sq.mt. Deductions after proposed road network 2032 sq.mt.
Since its is a Private plot with built, the owner can develop it as a single model with applicable changes in the built form F.P Area plot -13,229 sq.mt. Local Area Plan for Dwarka
23
Special Proposals -Metro Station Area Development
Barrier free design for pedestrians
1 Bus lane + 2 private vehicle lanes; only drop-off allowed
Café edges improves public engagements in plazas
Bike Lane
Station Bay
Plaza / Public Realm
Existing Building
Vehicular road
Green Pockets
Proposed Building
Green Pockets maintains the ecological balance
Skywalks -access to commercial buildings & malls
Play Zones
Footpath
Plazas enhance the socio-cultural needs
Theatre (OAT)
Dedicated Vending zones in plazas enhances the public realm
Proposed Recreation centre Bus & IPT Stop
Sector 12 Metro Station
Sector 13 Metro Station
Bus & IPT Stop
Metro Station/Rail
1 Bus lane + 2 private vehicle lanes; only drop-off allowed
Café edges improves public engagements in plazas
Plazas enhance the socio-cultural needs
Barrier free design for pedestrians
Ensured shading for Bicycle Network
Skywalks -access to recreation building & mall
Dedicated Vending zones in plazas enhances the public realm
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Metro Station/Rail
Footpath
Bike Lane
Station Bay
Plaza / Public Realm
Existing Building
Vehicular road
Green Pockets
Proposed Building
Bus & IPT Stop
1 Bus lane + 2 private vehicle lanes; only drop-off allowed
Ensured shading for Bicycle Network
Skywalks giving access to community centre & Footpath
Redevelopment of Open setback areas into vending zones & market complexes for active edge
Redevelopment of Open setback areas into vending zones & market complexes for active edge
Local Area Plan for Dwarka
Ensured shading for Bicycle Network
Skywalks themed around a walkway library towards city centre giving direct access
Digital Library
Sector 11 Metro Station
1 Bus lane + 2 private vehicle lanes; only drop-off allowed
Green Pockets maintains the ecological balance
Green Pockets maintains the ecological balance
Digital & interactive Museum
Sector 10 Metro Station
Barrier free design for pedestrians
Food Food Court Court & & Exhibition Exhibition
Barrier free design for pedestrians
Proposed City Centre
Bus & IPT Stop
Socio-cultural Socio-cultural Amenities Amenities
Proposed Community Centre
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Special Proposals-Nala Front Development A 20 m intense green zone accessible to public but no vending allowed
A 50m Activity green zone with allowed vending, kiosk etc. for public use
Foot-over Ramp (Bridge)
Pedestrian Under-pass
A 100m green buffer zone for additional services (if required) and public access. Vending along the walkway
Intense Green (20M)
Children’s play area
Activity Green (50M)
Green Buffer (100m)
Café and clubs
Cycling track
Activity green zone
Intense green
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Costing
238 Crores
91 Crores
49.2 Crores
Affordable housing
Road Network For total Network addition of
28 Crores
Infrastructure
Projects
50.47km
Total Cost
405 Crores
Phasing done according to the envisaged change in character to develop
Dwarka into an active TOD
Revenue Sources for DDA Funds generated through development in LAP
Funds generated from public land Total land area available with DDA 10,89,907m2
Chargeable FSI and EDC to be included in TOD fund in addition to the grants received
Chargeable FSI
External Development Charges
*to be calculated at 40% of market rate Est. Revenue
Rs. 700/m2 for commercial built up Rs. 350/m2 for residential built up Est. Revenue
₹ 1895.84
crores
₹ 411
10%
Sale of DDA Land ₹ 1861
Vending Charges
Rs. 100 hourly for 200 cars
Rs. 5000 a month on primary and secondary road system
crores
*Rs. 15873 per sq. ft.
Est. Revenue
Est. Revenue
crores
₹ 138
₹ 2450 cr Local Area Plan for Dwarka
Sale of existing leasehold DDA land
crores
Parking Charges
₹ 5.93
10%
crores
₹ 1221
crores
*calculated on current conversion charges from leasehold to freehold land used by DDA for residential property
30% of the remaining 80% land
Leasing land ₹ 53
crores
*calculated on 2.5% of current circle rate for residential property
₹ 3135 cr
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Key Learnings
Developing Dwarka into a regional Hub
Sector 13 Nala Front Development
Sector 12
Sector 11
Sector 10 Enhanced Street Network
Sector 12
Unlocking Land Potentials
Station Area Development
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Mixed use & heterogeneity to instigate activeness and regional transactions
Strengthening the Street network within the Dwarka sector oriented to the TOD corridor enhance the connectivity within the area as well as to the areas around (to the other cities and connectivity fromnearby gamtals)
Well designed active streets -Introduction of Street vending and enhancng the street edges.
Safer streets for women active during day and night through place making
Local Area Plan for Dwarka
Compact and sustainable developemnt
Increased walkability
Active public realm -enhanced socio cultural activities
Job generating centresMetro station developmentMarket plaza,Recreational centre,Digital Museum
Public transport /IPTs to the TOD Zone
Interconnected greens
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THANK YOU