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Zonal Development Plan

A Zonal Development Plan means a plan for each zone (Division) containing information regarding provision of social infrastructure, parks and open spaces, circulation systems etc. The Zonal Development Plan indicates the actual as well as proposed use zones designated in the 9 area in the zone is to be finally developed. Used indicated in the Zonal Development Plan will not give automatic right to the owners to use their property/land for the designated use. Based on the availability of infrastructure services by the respective departments, the urbanisable areas will be opened up for development in a phase manner to meet with the need of urbanization envisaged in the Master plan 2021. The hierarchy of Urban Development indicated in the Zonal Development Plan is to be in conformity with table 3.3 Master Plan 2021.

Background

The National Capital Territory of Delhi has been divided into 15 Planning  Zones/Division as per MPD-2021, out of which 8 zones (‘A’ to ‘H’)are in the Urban area and 6 Zone ‘J’ to ‘P’ (Except ‘I’) are in Urban Extension/Rural Area, whereas Zone ‘O’ is designated for river Yamuna\Yamuna Front.

Location, Boundaries and Area

Planning Zone-J located in the South Delhi, is Bounded by Mehrauli Badarpur road in the North, National Highway No.8 in the West, and National Capital Territory of Delhi Boundary in the South and East. The total area of the zone as per MPD-2021 is about 15,178 Ha. out of which around 6,200 Ha. comprises of the ‘Regional Park’/Ridge’. There are 30 villages/census towns falling in the zone.

Statutory Provision and Objectives

The Delhi Development Act 1957 under section 8 provides a framework for the preparation of Zonal Development Plan. A Zonal Plan may contain a site plan and land use plan with approximate locations and extent of land-uses such as public and semi public buildings, work centres, roads, utilities, housing, recreational area, industries, markets, open spaces, etc.

It may also specify standards of population density and various components of development of the zones. Section 10 of the Act prescribes the procedure to be followed in preparation and approval of the Zonal Development Plans.

Objectives

The basic objectives of the Zonal Development Plan for the Planning zone-J are as follows:

  1. Improve and provide accessibility/Connectivity to both, Existing Urban Areas and Proposed Urban Extension
  2. Balanced Development of the zone and integration with existing Urban Areas;
  3. Preservation of the natural resources and Eco-system,
  4. Conservation of Heritage and Archaeological sites
  5. Master Plan for Delhi 2021 states-

The Zonal plans shall detail out the policies of the Master Plan 2021and act as link between layout plan and master plan. The development schemes and layout plans indicating various use premises shall conform to the Master Plan/Zonal Plans. The Zonal Plans of the area shall be prepared under section 8 and processed under section 10 and simultaneously the modifications of land uses shall be processed under section 11(A) of the Delhi Development Act 1957. Already approved sub-zonal (earlier zonal) plans in conformity with the master plan shall continue for the areas where the zonal plans have not been approved. The Zonal Plans in the form of Structure Plans shall be prepared within 12 months of the approval of MPS 2021.

In absence of zonal plan of any area, development shall be accordance with provisions of the master plan. No activity shall be permitted in the proposed urban extension without change of land use/modification to the master plan as per Delhi Development Act 1957.

Draft Zonal Development Plan-2001

Draft Zonal Development for Zone ‘J’ was approved by Authority on 28/06/06 for inviting objection/suggestions. Total 90 objection/suggestions were received during statutory period. A Board of Enquiry and Hearing was constituted for the purpose of processing of objections/suggestions. Subsequently Master Plan for Delhi 2021 was notified on 07/02/07. The Board of Enquiry & Hearing decided to synchronies the ZDP with the proposals of MPD-2021.

Special Characteristics of the Zone

Zone J bound by NH-8, West and NH 2 on East provides a gateway to Delhi from Haryana, Rajasthan and also act as main access to the Airport via Mahipalpur Road, Along the southern boundary NCTD  a green buffer in the form of Southern part of Reg. Park is proposed.

In addition to above following landmarks can be noted-

  1. Asola Bird Sanctury
  2. Tughlakabad Shooting Range
  3. Sultan Garhi Tomp
  4. Adilabad Fort
  5. Chhattarpur Mandir
  6. Ahimsa sthal

This zone contains several historically important and ecologically significant sites.

Vision – The vision of the zone is to develop it as an inclusive and integrated zone with special emphasis on conservation of the Regional Park and heritage areas. At the same time, it will focus upon the issues of slums, up-gradation of villages, dilapidated areas, provision of adequate infrastructure services, conservation of the environment, preservation of Delhi’s heritage and blending it with the emerging development. This should be carried out with a framework of sustainable development, public-private and community participation, a spirit of ownership and a sense of belonging among its citizens.

 

  1. ZONAL DEVELOPMENT PLAN PROPOSAL

 

 Population and Employment

As per MPD – 2021 to accommodate the projected additional population @ 250-300 pph average city level density, the requirement for average city level density, the requirement for urban extension would be 20,000-20,000 ha of land within development time frame of 15-16 years. The immediate urban extension could be zone of J to L,N&P (I&II). The land required for urban extension will have to be acquired/assembled for planned development.

Total area of Zone J is 15,178 Ha., out of this 6200 Ha. area is under Regional Park and 410 Ha under Greeen Belt, 300 Ha under Asola Bird Sanctuary. Remaining area available for urbanization is 8268 ha. It is expected that total 20,67,000 persons will be accommodated in this zone.

Employment

As per MPD-2021 the Urban Extension area is proposed to be planned with an overall gross density of 250 person per ha. The total population of the 23 villages existing in the zone, as per 2001 Census is 4,00,000 (Ref. Annexure 1&2). Based on the gross density of 250 PPH, proposed population in the Urban Extension area will be about 20,67,000 persons. The MPD-2021 has envisaged work force participation @38% and accordingly the work force in the zone estimated to be about 7,85,000 persons.

Residential Development

The area in the zone is predominantly by the farm houses. The development of residential areas is expected to provide dwellings for about 4.5 Lac families of all income groups. The village abadi areas and unauthorized colonies like Sainik Farms, Sangam Vihar etc, would be dealt as per the statutory provisions and policy decisions of the Government. Urban renewal areas are to be identified for up-gradation in Local Area Plans (LAP). Unplanned areas including villages and unauthorized colonies, regularized colonies should be taken up for rejuvenation and redevelopment.

Unauthorized Colonies

The process for regularization of unauthorized colonies is being coordinated by the Govt. of GNCTD. Regularization of unauthorized colonies is subject to the Government orders/guidelines approved from time to time. The tentative list of the unauthorized colonies falling in each Zone has been annexed to every Zonal Plan. As in the case of village abadies, the ‘land use’ of the finally approved unauthorized colonies located in any use zone, at any point of time, within the boundary specified by the competent authority, would be ‘residential’. The tentative list of unauthorized colonies falling under this zone is given in Annexure 3.

Redevelopment Strategy

The target areas for redevelopment will have to be identified on the basis of their need for up-gradation and potential for development, redevelopment schemes will be prepared by the respective local body/land owners/residents.

Redevelopment of existing urban areas and villages to be taken up as per MPD 2021 provisions after identification of such areas at the time of micro level planning.

Work Centre

As per the MPD-2021, provisions 4 District Centers and 20 Community Centers are required in the zone. These will be indicated at the stage of detailed planning.

Social Infrastructure

The requirement of public and semi public facilities up to the zonal level have to be calculated as per MPD-2021 norms, which may be located either within:

  1. Facility Areas to be identified at the stage of detailed planning.
  2. Facility corridor/belt along major roads

These will include zonal level recreational uses and utilities, besides all other facilities. Location specific land uses shall be determined at the time of detailing of the area plans.

Sports Complexes will be provided as per MPD 2021 norms. Existing sports complexes will be included in the total number.

Transportation:

Following Strategies are proposed for efficient transportation network-

Integration with surrounding zones through major roads of ‘J’ zone

Integration with MRTS, High capacity Bus System and other modes of mass transportation. Encourage multimodal transportation system with passenger change over facilities.

As far as possible existing road needs to be considered while planning new areas to exploit full potential of existing road network.

Optimal use and utilization of the existing road network and full development of ROW by removing all impediments.

   Parking policy

  1. i) Parking to be made available by concerned agencies at public places and at multi modal transportation nodes/passenger changeover points like MRTS station etc.
  2. Following multi level parking sites are proposed:-
  3. In the vicinity of Ghitorni Metro Station.
  4. Within proposed facility corridor along proposed 100 Mtr. Wide road at strategic location to intercept traffic at MRTS & LRT junctions
  5. In the vicinity, of Metro station near Arjun Nagar & Ayanagar Village where there is proposed confluence of MRTS/LRT & M.G. Road traffic.

Establishment of a quick and efficient transport network between the NCR and the NCT of Delhi. ‘J’ Zone is sharing its southern border with Haryana, where large no. of habitations have come up in the close vicinity of border of GNCTD. Mutually beneficial road connections needs to be put in place.

Grade Separators should be proposed on all 30 Mt. & above roads along with traffic management plans.

 

 Circulation Network.

The Zonal Plan indicates circulation network, which is based on secondary source data. The actual detailed alignment will be with reference to the actual detailed project report/site survey and thus may undergo minor modifications at the time of finalizing the road alignment which will be incorporated in the sector plans/layout plans. A Realstic strategy of compensation & rehabilitation of project affected persons is recommended under these Plans/areas.

The existing circulation system in the zone is based on surface transport which needs to be upgraded to meet the requirement of the proposed population. A 100 M R/W road along the existing H.T line, connecting National Highway No.8 to the National Highway No.2 had been approved by the Authority while considering the Urban Extension Plan in 1987. The road alignment is proposed to be modified in view of the existing unauthorized residential development along the H.T. line and in the surrounding areas, The R/W will also accommodate proposed future MRTS/Mass Transport Modes.

A major road network of 45M and 30M road R/W has been proposed to effectively cater to the circulation requirements of the zone. This road system would be further connected to a hierarchy of roads of 20M and 12M R/W as per the detailed plans.

As per Authority resolution no. 65/2006, dated 28.06.06, it was decided, CRRI being an Expert Body, the development of Kapashera Junction should be carried out in accordance with advice of CRRI.

  1. a) MRTS Corridor-

MRTS corridor along Mehrauli Gurgaon Road is under implementation. It enters in the ‘J’ zone near Andheria Mor through Regional Park and follows the alignment of M.G. Road up to NCTD border. The metro station are proposed near Sultanpur, Ghitorni & Aya Nagar village.

  1. Air connectivity

Indira Gandhi International Airport is undergoing modernization and expansion plan as being provided with Metro link. Connectivity to the airport is through NH-8 as well as Mahipalpur road and both these major roads form part of peripheral arteries of this Zone Taking into view proper inter-change points, passenger facilities need to be created near entry point at Gurgaon Border and near airport while preparing plans for integration of multimodal traffic and transportation system.

  1. NCR Plan – 2021

The NCR Plan has earmarked Zone ‘J’ as urban Area with Regional Park & Green Belt, above major corridors in transport network system with the prime objective of controlling growth of Delhi. the National Highway-8 forms one of the boundaries of this zone.

 Environment

MPD 2021 STATES a threefold approach to be adopted is given below:-

  1. Management of Natural Resources.
  2. Conservation and Development of Natural Resources.
  3. Development and preservation of open spaces.

As shown in the Zonal Plan, Zone ‘J’ has major natural resources in the form of Regional Park land use forms part of Aravali ranges. The general topography of the zone is undulating and rocky in nature with valleys towards the south and depression in the center forming a bowl shape. Abandoned stone quarries exist near the southern boundary of the zone.

  •  Natural Features

The Delhi Ridge is defined as the rocky out-corp and extension of Aravali ranges. The area of the Regional Park in Zone ‘J’ is 6,200 Ha.

Green Belt

The plan provides a Green Belt along the border of NCT of Delhi, in synergy with the provisions of Regional Plan 2021 of NCR. The belt extends from the NCTD boundary up to a depth of on peripheral revenue village boundary, wherever possible/available. Land-Use Plan MPD 2021 has identified about 410 ha. of land near Delhi-Gurgaon Border along the Eastern side of NH-8, Southern Regional Park identified by MPD 2021 along GNCTD border Gurgaon border also act as green buffer.

Recreational Areas/Parks at Sub City Level

As per Master Plan stipulation of the 3-Tier system of Parks/Recreational Areas, the proposals for Zone ‘J’ are as given below in Table No.1:

  •                       Table No.1
Sl. No. Category Planning Norms & Standards Total Units Required
Population / Unit Approx. Plot Area (Ha)
1 City Park 10 lakh 100 2
2 Distric Park 5 lakh 25 4
3 Community Park 1 lakh 5 20

Apart from MP level Recreational Use, the hierarchy of neighborhood/local Park proposed in the Zone, which will be indicated in the Zonal Area plan\Layout Plan, area as given below in Table No.2:

  •                    Table No.2
Sl. No. Category Planning Norms & Standards Total Units Required
Population/Unit Approx. Plot Area (Ha)
1 Neighborhood Park 10000 1.0 220
2 Housing Area Park 5000 0.5 400
3 Tot lot at housing Cluster level 250 0.0125 4000

As proposed in the MPD-2021, the zone shall have the following Multipurpose Grounds:-

Multipurpose grounds should be located near metro station wherever possible.

The planning norms, standards for multipurpose grounds are given below in Table No.3

  •                         Table No.3
Sl. No. Category Planning Norms & Standards Total Units Required
Population/Unit Approx. Plot Area (Ha)
1 City Multipurpose Ground 10 lakh 8 2
2 District Multipurpose Ground 5 lakh 4 4
3 Community Multipurpose Ground 1 lakh 2 20

 

Wildlife and Bird Sanctuary

A Wild Life advisory board constituted in Sept.1984 under the Wild Life Protection Act 1972, decided to establish a national Botanical garden and bird sanctuary in the union territory of Delhi. Accordingly, an area comprising of about 906 Ha. (2238 Ac.) was identified in South Delhi near Sharurpur/Asola villages, forming part of this zone.

Water Harvesting Sites

INTACH in a study entrusted by the Irrigation & Flood Control Deptt., Govt. of Delhi, has prepared a comprehensive report on various aspects of water augmentation through advanced techniques of water harvesting.

The study recommends use of abandoned quarries available in the vicinity; Several sites for small or large check-dams have been identified in the zone for storage of water and recharging of ground water table. Suitable integration of the identified sites and catchment areas needs to be put in place.

Urban Design

City Gateways

  1. Road- Entry points near Gurgaon Border on NH-8 and Gurgaon Mehrauli Road need to be treated carefully. A proper scheme with entry plaza, toll booths parking areas and passenger facilities/change over points etc needs to be put in place.
  2. Rail – Entry of Metro from Gurgaon border to Delhi City should be treated as a major land mark from aesthetic point of view and passenger facilities/change over point.
  3. Air – Area around Airport is going through major change over. The Dwarka Sub City of the Western side of Airport offers an enhance visual experience from Air. Similar ideas may be kept in mind while developing areas in the vicinity of Airport by revitalizing surrounding natural and build environment.
  4. MRTS CORRIDOR passing through this Zone is mostly elevated along the Mehraula – Gurgaon road except for few stretch. It will also form a GATEWAY to Delhi from Gurgaon border. Areas around MRTS corridor should be revitalized to enhanced activities and visual quality.

Conservation of Built heritage

Heritage Zones -Following areas have been identified as Heritage Zones in the zonal plan –

  1. Adilabad Fort –

It is one of the capital city of seven cities of ancient Delhi. Taking into consideration its historical importance Zonal Development Plan for Zone ‘J’ has earmarked area under Adilabad Fort as monument in Land-Use Plan.

  1. Archaeological Park – Sultan Garhi Area (11 Ha)

Archaeological Park is an area of heritage resource and land related to such resources, which hapotential to become an interpretive and educational resource for the public in addition to the value as a tourist attraction.

All decision related to Built heritage in general and Archaeological Parks in particular should be based on evaluation of the pertinent aspects like form and design, materials and substance, use and function, traditions and techniques, location and setting, spirit and feeling and other internal and external factors.

Special Conservation Plant

The development plans/schemes for such areas shall conform to the provisions, in respect of Conservation Heritage Site including heritage Buildings, heritage precincts and Natural Feature Areas.

Following areas have been identified for preparation of special conservation Plans:-

  1. Quila Rai Pithora Wall near Ahimsa sthal
  2. Gyasuddin Tughlakabad Tomb, Tughlakabad
  3. Adilabad

The list of centrally protected monuments under Delhi circle Archaeological Survey is given in Annexure 6 & the list of protected monuments – INTACH is given in Annexure 7.

  • Utilities:
  • Water Supply

At present water supply requirement is met through individual sources/tube wells as no water supply system exists except in the Vasant Kunj housing Scheme. The water harvesting/augmentation techniques proposed by INTACH may meet water requirement to the extent of 10 MGD. Provision of water supply @70 MGD will be required for the proposed population.

Sewerage

Presently no sewerage system exists in the zone except in the Vasant Kunj House area and one STP existing in the vicinity of Ghitorni village. Provision for sewerage system and treatment plants will be required to be made for the proposed population in the Urban Extension area.

Storm Water Drainage

Provision of appropriate storm water drainage will be required to be made in the Urban Extension area, after conducting detailed feasibility studies, considering the undulating topography of the terrain. Presently no drainage system exists in the zone.

Power

In the zone one 220 KV Grid Sub station at Mehrauli Mahipalpur road and two 66KV Sub station exists in the zone. The main power line passes through the zone. To cater to the needs of proposed population, provision of suitable sites for grid sub stations could be made in the facility area.

Land Use Plan

The land-use plan for the zone is proposed on the area recommended in the Urban Extension Plan of DDA and NCR plan including the existing and proposed circulation system and the residential density pattern. The Urban Extension area is proposed to be increased. The land-use break-up proposed for the zone is as follows:

Land use at zonal level:

    Total area of the Zone as per MPD-2021                15,178 Ha (A)

  1. Area under Regional Park/Ridge                 6,200 Ha (B)
  2. Green Belt                                410 Ha (C)
  3. Area under Asola Birds Sanctuary outside Regional Park        300 Ha (D)
  4. Area for proposed Urban Ext. {A-(B+C+D)}=          8,268 Ha (E)

Population in Urban Extn. Area @ 250 PPH

Total Projected Population for the zone                20,67,000 persons

  1.  Existing Population:(Village Abadis + Unauthorized Colonies            10 Lakhs (Approx)

(For which facilities will put in place as per  re-development plan)

  1. b) Proposed Population in New Area MPD 2021     10 Lakhs (Approx) has provided for reduced standard of facilities up to

Neighborhood level for areas earmarked for redevelopment.

The proposed land use break up of urban extension area is as given below in Table No.4:

                        Table No.  4

Landuse Area in Ha Percentage
Residential 4547 55
Commercial 413 5
Public & Semi Public 827 10
Govt. Use
Govt. Offices 165 2
Use Undetermined 165 2
Recreation Use 1239 15
Circulation 912 11
Total 8268 100

 

The list of Commercial/Mixed use streets in Zone-j is given in Annexure-4, and modifications incorporated in the Zonal Plan-Notification for Change of Land Use in MPD 2021 issued under section 11-a of DD Act. Is given in Annexure-5

Facility Corridor

In Master Plan it is mentioned that for the Zonal Development Plans in Urban extension the facility belt/corridors shall be detailed out in Layout Plans. The facility corridors indicated in the Zonal Development Plan will be detailed out into specific uses as per Master Plan (Ref. Annexure 8)at the time of preparation of detailed layout and boundary of facility belts/corridors will thus be governed by the approved layout plans.

Phasing and Implementation

   Area for Redevelopment

Areas deficient in terms of Infrastructure/lacks in terms of MPD standards/sub-standard areas needs to be identified for redevelopment.

 Plan Phasing:

Area under Planning Zone ‘J’ is sandwiched between existing development like Vasant Vihar, Vasant Kunj and Saket in South Delhi and residential development in Gurgaon. This is peculiar Zone Where major area of land is under Regional Park 6200 ha, Green Belt 410 Ha. & Asola Bird Sanctuary 300 Ha. outside Regional Park constituting about 6,910 Ha. out of 15,798 Ha. is not available for urban development. Out of remaining 8,268 Ha. area under Villages and Unauthorized Colonies is about 71.12 Ha. & 1630 Ha. respectively. The remaining area for planned development is 6567 Ha.. Urban Development under MPD-2021 is cellular and hierarchical Urban Development Structure, where premises level or plot level is generally identified by the individuals but the city level facilities are generally not counted or contributed by them.

In view of the above, following phasing is suggested:-

  •    At the first instance, the Phase I should constitute (a) area between NH-8 in the West, Mahipal Pur Road in the North, M.G.Road in the East and Boundary of Union Territory in the South and (b) area between Mahipal Pur – Gurgaon Road in the West, proposed 100 M. wide road in the North and regional Park in the South and Asola Bird Sanctuary in the East may be taken up for development as this area will be served Metro, National Highway and major existing roads and it provides mostly land under Agriculture and few villages abadies. Propensity to develop new road network is greater in this area.
  •    The area between Mahipalpur Badarpur Road in the North, M.G.Road in the West and proposed 100M. wide road in the South mostly consists of unauthorized colony like Sangam Vihar, Sainik Farm and Abadies of villages. This area will have to be dealt as per the policy of Government from time to time and provisions of MPD 2021.

    Sub – Division of ZDP in Sub-Zones for preparation of Local Area Plan

Total area of Zone-J can be divided into 3 sub zones taking into consideration transportation network, existing development, ground realities and contiguous areas available for planning.

      1. Sub-Zone J – 1

Area between NH-8, in the West, Mahipal Pur Road in the North, M.G. Road in the East and boundary of NCT in the South.

  1.  As per the policies of MPD 2021 w.r.t. SPECIAL AREA and VILLAGES AS

GIVEN IN PARA 4.2.2.2-A, following village should be taken up for preparation of redevelopment plans on priority due to its proximity to  existing/proposed roads and metro stations

–  Ghitorni Village due to proximity to proposed Metro Station.

  •  Sub – Zone J-2

Area between Mherauli Gurgaon Road in the West, proposed 45M. wide road in the North (passing near village Chandanhula) and Regional Park/NCT Boundary in the South and Asola Bird Sanctuary in the East.

  1.   As per the policies of MPD 2021 w.r.t. SPECIAL AREA and VILLAGES AS GIVEN IN PARA 4.2.2.2-A, following villages should be taken up for preparation of redevelopment plans on priority due to its proximity to existing/proposed roads and metro stations.

Ayanagar Village due to proximity to proposed Metro Station. Chandan Hula, Jaunapur, Fatehpur Beri andAsola Villages Due proximity to existing/prposed road network.

  •     Sub – Zone J-3

Area between MB Road in the North, MG Road in the west, proposed 45 M. wide Road in the south and Asola Bird Sanctuary/NCT Boundary in the East.

  1. As per the policies of MPD 2021 w.r.t. SPECIAL AREA and VILLAGES AS GIVEN IN PARA 4.2.2.2-A, following villages should be taken up for preparation of redevelopment plans on priority due to its proximity to existing/proposed roads and metro stations.

Sultanpur Village due to proximity to proposed Metro Station.

– Chhatarpur Village due to proximity to existing/proposed road network &Temple Complex.

The villages which have potential to provide immediate public facilities like multi purpose grounds for marriages/social functions and large parking areas near Metro Stations/road network should be taken up on priority for redevelopment. Gaon Sabha land in these villages/areas should put to PSP use and integrated with overall planning of the Zone.

Similarly unauthorized colonies/regularized unauathorised colonies / regularized unauthorized colonies / PSP facilities should be identified as per the provisisions of MPD-2021 U