CITY LEVEL PROJECTS

New Ashok Nagar

Site Specific Design for Ward Number 212
 Acknowledgements

It is said that for an artist to join establishment is a kiss of death. I was fully aware of this
aphorism when the Minister of Urban Development, Mr. Kamal Nath, asked me to be the
Chairman of the Delhi Urban Art Commission. I had three conditions before accepting
the assignment and one of these was that DUAC should be allowed to carry out site
specific studies for improving slums and unauthorized colonies. Subsequently, the Minister
along with the then Lieutenant Governor of Delhi, Mr. Tejendra Khanna, and Secretary,
Ministry of Urban Development, Dr. Sudhir Krishna, approved the proposal to carry out
three dimensional studies for improving slums and unauthorized colonies. I am grateful for
their support.

I would like to thank other members of the Commission, Eric P. Mall, Satish Khanna, Sonali
Bhagwati and D. Diptivilasa for helping to make success of problematic urban design
exercises and charting new paths.

I take this opportunity to thank senior consultants, architects, urbanists and planners as
well as younger colleagues who have been working full time. DUAC Secretary, Vinod
Kumar, and other permanent staff have enthusiastically supported us and guided us
through government procedures. Many thanks to all of them.
Delhi Urban Art Commission
Raj Rewal Chairman Raj Rewal
Chairman
Satish Khanna Member
Sonali Bhagwati Member
Eric P. Mall Member
D. Diptivilasa Member & Addl. Secretary, Ministry of Urban Development
Vinod Kumar Secretary

DELHI URBAN ART COMMISSION with gratitude duly acknowledges the valuable
Duac Staff contributions of the following Government organizations in making this report:

Rajeev Kumar Gaur, Raghvendra Singh, Amit Mukherji, V. K.Tyagi, Siddharth Sagar, Neelam Bhagat, Manju Anjali,
Indu Rawat, Nihal Chand Ministry of Urban Development
Delhi Development Authority
Government of National Capital Territory of Delhi
North Delhi Municipal Corporation
East Delhi Municipal Corporation
South Delhi Municipal Corporation
New Delhi Municipal Council
Geospatial Delhi Limited
Senior Consultant Delhi Metro Rail Corporation
Divya Kush Delhi Urban Shelter Improvement Board

Consultants BSES Rajdhani Power Limited

Bhaskar Agarwal BSES Yamuna Power Limited
Richa Malik RWA’s and Area Councillors
Preface
Half of Delhi lives in ramshackle slums and shabby unauthorized colonies. This state of buildings and complexes submitted through local municipal agencies. After taking over the
affairs is a serious blot on the face of the city which has great historical monuments and direction of DUAC in 2011, members of the Commission arranged meetings with wide
aspires to be a world class city. The centre of New Delhi is lined with leafy trees and can spectrum of advisors and formulated principles on which a building can be automatically
boast of superb example of contemporary architecture but its growth under exploding and speedily approved and decided to take over the job of visualization and three
population has disintegrated into shanty towns. dimensional planning for various aspects of the site specific designs which need to be
My first memory of Delhi is that of a child going in a tonga from the railway station urgently developed if Delhi has to maintain standard as a world capital city.
to our government quarter in New Delhi around a square which became our home A large part of Delhi lives in unauthorized colonies and slums and even the Master Plan
for several years. The squares were built near Birla temple and when my father was of Delhi had suggested a detailed design proposal to augment the Master Plan based on
promoted in the government hierarchy, he was offered an independent house with a ground realities.
larger area but my mother refused to move as she had developed kinship with families In order to fulfil the requirements of neighbourhoods, wards, the DUAC has
around the square. This was my first lesson in neighbourhood “mohalla” as an urban undertaken a few pilot projects which can be eventually developed in a manner that the
phenomenon. local municipal agencies can implement them. In order to carry out these studies, DUAC
In fact the word ‘urb’ in Latin stands for neighbourhood space. It was a period when developed in its own office a core group of architects and urban planners. This was done
Connaught Place was the leisurely centre for social, shopping and cultural activities and on the basis of DUAC mandate that “the Commission may suo motu promote and
the Old Delhi was lively and still gracious, dominated by Jama Masjid and Red Fort. Delhi’s secure the development, re-development of which no proposals in that behalf have been
monuments like Humayun’s Tomb, Qutab Minar and Lodhi Garden were favourite places received from any local body”.
for picnics. The studies involve the visual tools for ground studies combined with extra assistance
Seventy years have passed since the tonga ride, Delhi has dramatically changed as the of Google images. It is hoped that the proposals and their conclusions would be
population of Delhi has exploded from under a million before partition in 1947 to about evolved to such an extent that a process can be worked out with the resident welfare
twenty million today. associations to make meaningful designs for the neighbourhood upgradation for the
As a Professor in the School of Planning and Architecture in Delhi, I had ample scope different kind of wards.
of studying typology of Indian cities which helped me to design Asian Games Village in my The DUAC’s site specific designs are the seeds which can grow and it is hoped that
mid-career around 1980 as a series of clusters (mohalla neighbourhood) woven around economic principles would be evolved to implement the meaningful neighbourhood
pedestrian pathways, segregated from road networks. This was a low rise high density upgradation for the different kind of slums and wards. India cannot remain shabby and
housing built within the framework of 150 FAR (FSI 1.5). ramshackle forever and solutions have to be found for shanty towns.
Delhi has changed even more drastically during the last thirty years since the Asian
Games Village was built, but the idea of a city as a series of sympathetic, humane
interconnected neighbourhood building blocks interspersed with social, cultural and
educational facilities has remained embedded in my mind.
Delhi Urban Art Commission was established to preserve, develop and maintain the
aesthetic quality of urban and environmental design within Delhi. During the last 40 years Raj Rewal
Chairman, DUAC
of its existence, DUAC has not received any three dimensional exercises which visualizes
neighbourhoods, wards etc. The emphasis has often been only appraising individual January 2014
Contents Summary

1 Ward Level Overview 6 In developing countries, more than half of the urban population lives in unplanned
1.1 City Level Location 6 settlements where their quality of life is substandard and at times inhuman. Delhi,
1.2 Development History 6 the capital of India, is a prime example as more than half of its population resides in
unplanned settlements despite planning interventions since the inception of its first
1.3 Water Systems 7
Master Plan in 1962. It is estimated that over 4 million people reside in unauthorized
1.4 Functional Role in the City 8
colonies.
1.5 Area Details 9
1.6 Land Use Details 10 Such unauthorized colonies generally suffer from lack of civic and social infrastructures.

1.7 Open Space Structure 11 The local bodies have also played marginal roles in improving the situation due to a host
of administrative and legal and sociopolitical roadblocks.
2 Area Level Details 12 Presently there are about 1639 unauthorized colonies in Delhi, out of these 895 such
Precinct Details 12 colonies have been provisionally regularized by the government to enable them to be an
2.1 Population and Density Study 13 integral part of the planned development of the city and help improve the plight of the
2.2 Building Use details 13 citizens living in these areas under extremely unhygienic and inhuman conditions.
2.3 Transportation 15 One such unauthorized but ‘provisionally regularized’ settlement is New Ashok Nagar,
2.4 Physical Environment 18 located on the eastern bank of the Yamuna and bordering Noida. This unauthorized
2.5 Physical Infrastructure 20 colony today houses nearly 60,000 people and is home to a native migrant population
2.6 Social Infrastructure 22 from all parts of the country with different socioeconomic background. The area is
2.7 The Issues 24 plagued by issues that are generic to such areas, such as high population densities,
nonexistent sewerage and solid-waste management, inefficient social infrastructure, poor
3 Public Participation 25 housing conditions. This area presents numerous opportunities for improvement which
3.1 Dialogue with Stakeholders 25 can act as an example for other such settlements.
3.2 Stakeholder Suggestions 25
This study is an outcome of extensive on-site survey and continuous dialogue with

4 Design Proposals 26 residents and all the stakeholders. It is not limited to addressing the common problems
faced by all such unauthorized colonies, but also identifies and makes suitable proposals to
4.1 Recommendations 26
deal with the specific problems of New Ashok Nagar within the common framework of
4.2 Spaces of Opportunity 27
Local Area Plan as suggested in MPD 2021.
4.3 Design Strategies 30
4.3.1 Proposed Transportation Plan 30
4.3.2 Proposed Open Space Plan 32
4.3.3 Proposed Built Form & Use Plan 34
4.4 Master Plan 36
4.4.1 Rearranging the Scenery 38
4.5 Detailed Proposals 40
4.5.1 Redesigning of Street Sections along major roads 40
4.5.2 Housing Redevelopment 48
4.5.3 Improvement of Area Level Road 50
4.5.4 Proposed Solid-Waste Management System 53
4.5.5 Proposed Sewage System (unauthorized colony) 54

5 Annexures 56
5.1 Terms & Definitions 56
5.2 Strategic Interventions/Development Proposals 58
 1.1 City Level Location 1.3 Water Systems
Ward Level Overview

Ward Level Overview

The New Ashok Nagar ward lies on the eastern The water bodies that form a major
periphery of the city of Delhi. component of the ward in terms
The ward lies in the Shahdara South Zone of the of its area are also important at the
Municipal Corporation of Delhi (MCD), and is under the city level. While one is the Ghazipur
jurisdiction of East Delhi Municipal Corporation after the Drain, which is a city level drain, the
recent trifurcation of the MCD in the year 2012. other is the Hindon Canal, which
This ward lies in the planning Zone -E of the Master originates from the Hindon River and
Plan Delhi (MPD), known as the Trans Yamuna Area. MCD Zone Map flow towards the Yamuna River
The third water body is the Ganga
1.2 Development Water Channel, which is a fresh
History water supply channel.
The water bodies, leave a
Till the early 1960s a very small considerable amount of open space,
part of this ward was inhabited. Few in this otherwise densely populated
urban villages existed in the midst of and built-up area. Though these are
vast agricultural lands, owned by the presently disjointed to the rest of
villagers, along the floodplains of the the ward by connections as well as
Yamuna River. Even the land use of function, they are the lungs of this
this area in the first Master Plan of ward.
Delhi, which came out in 1962, was A sewage treatment plant is
mainly for agricultural and recreational currently under construction for
uses. Post 1962 and till the early The ward in relation to city level arterial roads the purpose of treatment of the
By the time the MPD 2021 was in place, the According to the MPD 1962, the entire area
1980s, as a new transport network unauthorized colony grew manifold in size was agricultural lands, floodplains of River discharge from Ghazipur Drain
was established through this zone to and in terms of population. It was granted Yamuna and existing urban villages.Till the before entering the Yamuna River.
provisional regularization in 2007, while early 1970s the land use remained more or
facilitate better connections to Central Delhi Metro reached the area in 2009. less the same.
Delhi, a number of unauthorized
colonies developed in this area,
To counter this scenario, the Delhi surveyed layout plans of these areas, The location of this area has
Development Authority (DDA) in order to obtain mainstream status become very important because of
came up with provision of sites for like other planned areas. its proximity to Akshardham temple,
cooperative group housing societies But after the allottment of city level and arterial roads like the
and DDA housings. The scenario provisional regularization, better NH-24, Noida Link Road, Ghazipur
that has emerged is a mix of planned connectivity to the city and with Road and DND flyway.
and unauthorized development in the Delhi Metro line coming to this This area has become a
competition with each other. area in the year 2009, the private thoroughfare for people travelling
One such unauthorized colony is development and population densities from East Delhi, Ghaziabad to South
New Ashok Nagar, which started as within this area have seen a rapid rise. and Central Delhi and Faridabad.
a settlement in and around the year
1972, on agricultural lands of farmers Water systems of the area with relation to the city level systems
of Chilla Village and Dallupura. The
planned residential areas which
are a part of Mayur Vihar came
up after the 1980s. But within the
course of further development, the
colony further grew in size and the
connectivity to the area improved
with the Delhi-Noida (DND) flyway.
The colony was granted provisional
regularization along with several
other unauthorized colonies of Delhi,
by the Delhi government in the year
2007. The existing Residents Welfare
Associations (RWA) of these areas
were asked to submit detailed and Transport connectivity of ward wrt to the city The built edge of New Ashok Nagar overlooking the Hindon Canal & Ghazipur Drain

6 CITY LEVEL Project New Ashok Nagar 7

 1.4 Functional Role in the City 1.5 Area Details
Ward Level Overview

Ward Level Overview

The large percentage of the ward The ward lies in the electoral
comprises unplanned residential constituency of Tirlokpuri. The sitting
areas, which acts as an affordable Member of Legislative assembly of
housing option for new migrants to this area is Mr. Sunil Kumar while the
the city as well as the middle class sitting ward councillor is Mrs. Nikki
strata of the city. Singh
Large numbers of student
population studying in institutions Area of Ward = 177.23 ha
in Noida, daily-wage labourers, Population Density = 525/ha
drivers, rickshaw pullers and house
area under planned
maids find relatively cheaper settlements = 56.13 ha
accommodation here. Planned cooperative housing Rental housing
One of the major sources of UNAUTHORIzED COLONY
income of residents in New Ashok AREA = 71.9 ha
Nagar Unauthorized Colony is
URBAN VILLAGE
through rentals. AREA = 19.50 ha
After the Commonwealth Games
2010, East Delhi’s connectivity with AREA UNDER NATURAL
FEATURES = 29.70 ha
Central Delhi and satellite towns,
like Noida, Gaziabad and Faridabad, Though the major part of the
improved. This development has ward has high population densities,
made New Ashok Nagar a favourable Location of Ward 212 in Shahdara South Zone the area occupied by the Hindon
and affordable residential option for Canal, Ganga Water Channel and
all sections of the society. the Ghazipur Drain provide much
needed relief and an opportunity for
creative design intervention.
Mixed-use developments Rampant new builder activity

Edge of unauthorized colony with Noida Chilla Village

Hindon Canal

Housing in planned areas Schools in planned area

Ghazipur Drain Water Systems of the Area Housing condition in unauthorized area Central green & water bodies

8 CITY LEVEL Project New Ashok Nagar 9

 1.6 Land Use Details 1.7 Open Space Structure
Ward Level Overview

Ward Level Overview

legend
As per the Master Plan the Land h

use of the area is mainly residential dm er

residential
with negligible commercial and
social infrastructure. The entire area commercial – district centre

has developed into mixed land use h institutional – hospital

unplanned settlement. dc
er institutional – educational &
research university

dm institutional –
disaster management centre
Land use plan as per Mpd 2021

This ward being very close to the

banks of Yamuna and its proximity
to the drain and canal, green and
open spaces are seen in the form of
natural areas.
The open spaces within
Existing building use plan of entire New Ashok Nagar ward settlements (apart from planned
Ghazipur Drain & scrub area Hindon Canal areas) are in deficit. Only few around
religious structures or schools exist.
The social infrastructure such as green & utilities The allocated spaces for greens or
open spaces
schools, healthcare facilities etc is parks in the unauthorized colony
in major deficit when unplanned institutional have been encroached upon for
areas are considered. Also, if only parking.
residential
the water bodies and central verge mixed use The only public park is the DDA
is considered, green and open space park in the planned area of Mayur
percentages look high, but in reality commercial Vihar Ext.
none of these spaces are accessible
to the residents. Existing Land use distribution of the ward Dda Park Mayur Vihar Dargah open space

10 CITY LEVEL Project New Ashok Nagar 11

 2.1 Population and Density Study
area level details

area level details

Precinct Details
For the purpose of the study the The major components of the precinct is the Unauthorized Colony of New
ward has been divided into two Ashok Nagar, which is largely unplanned, and unserviced by the Municipal
precincts: Corporation of Delhi; the other part is the Planned Housing of East End
Apartments. Out of the the total population of approximately 60,000 people,
1. New Ashok Nagar Precinct – On the East End Apartments is only about 5,000 persons.
the left bank of the Hindon Canal, The unauthorized colony has high population density of about 800 persons
comprising: per hectare. The colony is termed as unplanned area because it has come up
• New Ashok Nagar Unauthorized on private agricultural land which is not according to provisions of the Master
Colony Plan of Delhi. The East End Apartments, on the other hand, is a planned
• East End Apartments cooperative housing society, well serviced with all municipality functions.
• Ghazipur Drain, central Open However, sanitation, water supply, and sewage are major areas of concern in
Land between the Drain & Hindon the unauthorized colony.
Canal, Hindon Canal The unauthorized colony has a fairly working hierarchy of roads, planned by
2. Chilla Village precinct – On the the original colonizers.
right bank of the Ghazipur Drain, Dense housing and commercial areas have mushroomed along these and
comprising: over the years, this has also increased vertically, as family sizes have multiplied
• Village Chilla Saroda Bangar and rental components have become highly profitable due to its location.
• Residential Apartment Societies The major roads divide the colony into a system of blocks, each having its Comparitive blockwise population densities
• Research & Analysis Wing (RAW own RWA with elected representatives.
Campus)

For the purpose of the report,

detailed studies have been made for Ward layout showing both preceints
Precinct 1. However the proposals
have been made on the basis of the
statistics of the entire Ward no. 212.
* (SOURCE: www.ceodelhi.gov.in
The statistics have been analyzed data of 2013)
under the following heads: 2.2 Building Use Details
1
The unauthorized colony has come up mainly as a residential settlement, but
Precinct Details
over a period of time has developed into a mixed use comprising commercial
Building Use Details
activity, small scale household industries, warehouses etc. Dense housing and
Transportation & Movement
commercial areas have mushroomed and resulted in vertical development
Physical Environment as family sizes have increased and rental components have become highly
Physical Infrastructure profitable due to its location.
Social Infrastructure High density commerce has developed along the main roads of the
settlement. This commercial component not only caters for the needs of the
unplanned area, but also for residents of the East End Apartments, as well as
nearby areas of Noida. This commerce is mainly of household nature.

2 3

Block division within New Ashok Nagar Unauthorized Colony

Total Area of Precinct 1 = 71. 9 ha

(excluding open space, water bodies)
Electoral Population = 41,548 (Source: www.ceodelhi.gov.in data of 2013)
Non Voting Population = 43.5 % of Voting Population = 18,073
Total Population = 59,621
Density = 828 ppl/ ha

12 CITY LEVEL Project New Ashok Nagar 13

 2.3 Transportation
area level details

area level details

Although not as per the planning
standards, the layout of New Ashok
Nagar has a fairly well planned
system of hierarchy of roads.
The main road along which the
Metro line has also come up is
the major access road to the area.

N
DRAI
Commercial development has

UR

L
NA
ZIP
road 3

CA
GHA
21 m row flourished along the main roads and

N
NDO
streets of the colony.

HI
3
Being an unauthorized area, with
road 2 no municipal controls, the civic
12 m row
infrastructure is highly insufficient
road 1
12m row
and is in a very poor state of
maintainance.
new ashok nagar There are issues of congestion on
main road 5
7 5
30 m row the major commercial roads due
to encroachments by shopkeepers,
INTERNAL- metro line unauthorized parkings, stray animals,
N
N road 6
unplanned street sections, unplanned
weekly markets etc.
2
Main Road Network Map of Precinct 1
4
6
NOIDA
1
Sections of Main Road 5

Building Use Plan at Ground Floor Level of Precinct 1

4 5

The road mainly has mixed use developments along both sides, making parking an important issue

The major issue of the main road is its irregular Right of Way (ROW).
6 7 Though it is only below the Metro station, it is 30 m in front of the East End
Apartments and further down it, reduces to 21 m.
This road being a major connection to Noida also, is full of traffic
throughout the day. The lack of public transport, lanes for pedestrians and
non-motorized vehicles adds to the problems.
Excessive commercial activity traffic and unauthorized parking
encroachments by hawkers, need to be addressed for efficient functioning of
this artery.

14 CITY LEVEL Project New Ashok Nagar 15

area level details

area level details

Section of Road 1 (12 m) Internal Roads of the Area

Roads of all widths are generally in a poor state of maintainance. The actual ROW is considerably reduced due to
As per the plans submitted by the RWA, this is a 15 m ROW road, however encroachments & unauthorized parkings by residents & visitors alike. Extension of balconies & chajjas at upper floors
due to encroachments & extensive unauthorized parking it has been actually has considerably reduced ingress of natural light & adversely effects ventilation. Movement of fire tenders & ambulances
reduced to 12 m ROW. Issues of unauthorized parking, pedestrian movement during emergencies is virtually impossible due to narrow lanes which are further encroached. upon
& clear demarcation of NMV & hawking zones need to be addressed.

Section of Road 3 (21 m)

Section of Road 2 (12 m )

As per the plan submitted by the R.W.A, this is also a 15 m ROW road. The
covered drains on either side of the road effectively reduces the ROW to less
than 12 m. Pedestrian movement, maintainance of roads, hanging electrical
lines are some of the major issues which need immediate attention. This road is the physical boundary
of the ward. With a nearly uniform
ROW of 21 m, this road has many
commercial establishments, in form
of retail, garages, involving vehicular
movement and parkings. Presence of
Dashmesh School, police station also
increases the parking demand.
This road forms the edge of the
unauthorized colony along the Ganga
Water Channel. As per the ZDP, it
has been proposed to be widened
to 45 m.
The Right of Way of the road is
15 m, while another 6 m along the
Ganga Water Channel is being used
as a garbage dump.The main trunk
sewer line also passes through this
road.

16 CITY LEVEL Project New Ashok Nagar 17

 2.4 Physical Environment
area level details

area level details

N
DRAI

AL
UR

N
ZIP

CA
GHA

N
NDO
Nallah and Canal Edge

HI
section a-a’
N

Open Space Structure of the Precinct 1

Hindon Canal & Ghazipur Drain along with the strip of green sandwiched between the two are the lungs for New
Ashok Nagar, which provide much needed breathing space & huge opportunity for creating recreational facilities &
other social infrastructure like schools & community centre etc. In order to be able to utilize this tract of green space
for such a gainful purpose, the quality of the flowing water & banks of the canal and drain will have to be significantly
improved.
Ghazipur Drain edge Department of irrigation land Garbage dump beside canal edge

Built edge of New Ashok Nagar facing the water bodies

18 CITY LEVEL Project New Ashok Nagar 19

 2.5 Physical Infrastructre
area level details

area level details

Since a major part is unauthorized, Drainage
it lacks in availability of basic services There is absence of proper drainage
like sewerage lines, drainage system in the ward and the roads
and garbage disposal systems, are flooded during the rainy season.
maintainance of roads etc. Open drains which carry sewege get
mixed up with the rainwater and lead
Sewerage to extremely unhygenic conditions.
Every house has its own sceptic tank Condition of vacant plots
Condition of roads
& untreated sewerage is allowed
to flow into open drains to finally
join the treated sewage water
drains coming from Kondli Sewage Solid-Waste Disposal
treatment plant, which finally flows The major concern of the area is
into the Yamuna River. This not only garbage and solid-waste disposal.
creates unsanitary conditions in New Garbage dumps have come up along
Ashok Nagar and its surroundings, the left bank of the canal on vacant
but also adds to the pollution of the plots, and in gullies. Although recently
River Yamuna. collection of garbage from gullies has
been arranged, but a proper system
of dhalaos and segregation of garbage
Map showing a sewer lines passing through Precinct -1
needs to be introduced.

Disposing waste along edges

Electric Cables
The electrical cables and wires
dangerously crisscross & hang over the
streets & roads and have often been
the cause of fatal accidents & fire.

Condition of Roads &

Streets
The roads & streets, particularly in
the interior parts of the ward, are in
Internal streets with drains Condition of open drains carrying household sewerage
a very poor state of maintainance.
Most of them are unmetalled &
under encroachment & occupied by
unauthorized parking.
Dangling electric wires

Water Supply
After provisional regularization,
borewell water is being supplied Conclusions
through pipelines. However, since the It may be concluded that the entire
quality of the water is very poor, the area of New Ashok Nagar suffers
residents still largely depend upon from lack of basic amenities in terms
tankers for their supply. of sanitation, water supply, drainage,
road maintainance, garbage disposal
& waste management besides
adequate social infrastructure like
schools and colleges, community
Water supply by tankers Conditions of roads facilities and hospitals.

20 CITY LEVEL Project New Ashok Nagar 21

 2.6 Social Infrastructure
area level details

area level details

Health and Community Recreation Facilities
The population of New Ashok
Nagar Ward is around 1 lakh, and
the existing social infrastructure fails
to cater for the same.

Education
As per the Master Plan 2021 and
zonal requirement for the ward
area, the educational infrastructure
sufficiently caters to all levels of
social strata within. Mcd senior secondary school Mcd primary school

PLAN SHOWING LOCATION OF HEALTH AND COMMUNITY RECREATION FACILITIES

Health
The ward’s main lack is in the health sector. There is no health infrastructure
and in time of emergencies, residents rush to Noida and Mayur Vihar. There
is a requirement of two C & D Category hospitals, two maternity homes and
nine dispensaries.
Other facilities like dispensary for pet animals is nonexistent
As per zonal plan, there are already many C&D category hospitals existing
in near-by areas. Proposals should be made for one C Category hospital, two
Bar chart showing recreation deficit maternity homes and three dispensaries
Plan showing location of existing schools in New Ashok Nagar Ward

There is a total of three primary

and five senior secondary schools
existing in New Ashok Nagar Recreational
Ward. Out of the eight schools, As per zonal plan, all efforts shall be made to increase the green area in this
five are private schools and three zone where ever possible.
are government schools. Schools There is no park or green existing in the unplanned area and people for
though running in double shifts walks or recreation use the infrastructure of Noida. There are no public parks,
are still insufficient. Private facilities grounds and maidans in the area.
cater to the defict but insufficiently. Barat Ghars and community centres are in huge deficit and the residents
There is a requirement for two have to depend on Noida for such facilities.
senior secondary schools specially in There is a major requirement for one sports centre at area level, few
Bar chart showing health deficit
unplanned area. Bar chart showing education deficit Dargah at Block-C banquet halls of various sizes and a park with different play and walking zones.

22 CITY LEVEL Project New Ashok Nagar 23

 2.7 The Issues 3.1 Dialogue with Stakeholders
area level details

Public Participation
The major issues of the area can be summed up under the following heads: The local area planning procedure is based on the
approach of decentralization and devolution of Urban
Housing Local governance according to the 73rd & 74th
Housing in the unauthorized area is mainly private plotted residences. The most important and pressing issue is amendments in the Constitution of India.
uncontrolled and unchecked construction activity in this area,. After provisional regularization was granted in the year These amendments give greater power to the Urban
2007, the rate of construction in this area has increased manifold. A major income of many residents comes from Local bodies such as the Municipal Corporations, as
rentals which not only comes from families but also students studying in institutions in Noida, due to which again rapid well as the Municipal Councillors, Residents Welfare
reconstruction of existing dwelling is prevalent. Associations (RWAs) of the area, NGOs functioning in
These new and existing buildings flout not only all building byelaws, but also, are structurally unsafe. Streets have been the area and the residents of the area.
encroached upon at both ground level by plinth steps and upper levels by balconies and projections, blocking any Public interaction during site studies with stakeholders,
kind of sunlight or ventilation in residences. Threat of fire due to acident or electrocution caused by dangling electrical Ward Councillor and RWA heads were spread over
wires is a constant threat to the residential areas. The ground level encroachments further prevents movement of many discussions and meetings during the preparation of Ward Councillor’s representative
emergency vehicles like ambulances and fire tenders. this Local Area Plan for the ward. The Ward Councillor
A complete or partial redevelopment of certain pockets along with the strict enforcement of building bye laws and Mrs. Nikki Singh, not only gave a holistic overview of the
guidelines on new as well as existing construction becomes an extremely important aspect for the betterment of the area, but also of the problems at large and suggested
area. The only hindrance in the process of redevelopment schemes is the multiplicity of ownerships and profit aspect possible solutions. While the RWAs suggested ways of
associated with the scheme. improvement of services and infrastructure, the residents
The redevelopment scheme should not only concentrate on keeping intact the social structure of such a settlement, were majorly helpful in bringing forward the day-to-day
but also produce models of options and profitable financial models, which help in the implementation of the scheme. issues of the area.

Physical Infrastructure The stakeholder meetings were held

The main concern of all such unplanned areas is the abysmal state of the physical infrastructure, whether it is the with the
nonexistence of sewage lines, no solid-waste management systems etc. It becomes an issue of primary importance • Ward Councillor
to have localized solutions rather than depending on the city’s already overloaded infrastructure for the same. • Resident Welfare Associations
Empowering the local citizens and NGOs and creating associated financial mechanisms can create a self-sustainable • Residents
system of waste management in the area.
The condition of roads and transport is the area need to be adressed. Narrow lanes, encroachments, unplanned
road sections lead to congestion in the internal areas. No provision of parkings in commercial and residential areas,
variety of transport modes add to the issue.
The major objective should be to try and decongest the internal lanes, provision of new organized commercial areas
along the main roads, provision of multilevel parkings, proper lane divisioning on the existing road network, segregation 3.2 Stakeholder Suggestions
of transport modes etc.
• Zonal Plan Proposal of the 45-m-road on the canal Heads of Residents Welfare Associations
Social Infrastructure edge is a concern as it will cause massive demolition as
As a primary step in the direction of improvement of this area is the provision of the health and education well as will not be feasible as it will bring the settlement
infrastructure. Presently the area is in major deficit of both of these facilities and has to depend on nearby private right next to a major city level artrery.
options for the same. As an urgent requirement, dispensaries, and hospitals should be provided. • Proposal for a public transport like a local bus service
The schools, even while running in double shifts, are already unable to cope with the demand of space and for the area.
infrastructure requirements of the students. The other social facilities like public parks, maidans, banquet halls, Barat • Proposals for improvement of sanitation and grabage
Ghars, etc. are in major deficit and should be provided. disposal by provision of sewer lines and space for
dhalaos.
• Provision of social infrastructure such as a larger space
for school. Also the allocation of space for Barat Ghars,
community halls, dispensaries and vocational training
centres, was stressed as immediate needs.
• Removal of encroachments, impovement of existing
road sections.
• Total redevelopment is ruled out as a possibility as the
ownerships and rental income from properties are
complex issues to be dealt with. Proper incentives in
terms of financial gains can guide the way for part-by-
part redevelopments.
• Provision of green & open spaces for chidlren to play.
• Provision of parking. Heads of Residents Welfare Associations

24 CITY LEVEL Project New Ashok Nagar 25

 4.1 Recommendations 4.2 Spaces of Opportunity
Design Proposals

Design Proposals
Improvement & Provision of Social Infrastructure 2500 SQ YD VACANT d.d.a land AT
I. Developing of green space between Hindon Canal & Ghazipur Drain E-BLOCK
• Improvement of Ghazipur Drain
• Development of banks of Ghazipur Drain & Hindon Canal
• Development of this area as a pedestrain route & stopover for annual events like Kavad processions during
Shivratri & Chatt Puja
D.D.A LAND
II. Provision of space for educational and recreational use along the green space between Hindon Canal and
Ghazipur Drain
• Integrated MCD school
• Banquet hall/ Barat Ghar
• Fruit and vegetable market
• Multipurpose ground / playfield
• Public park
• Sports facility centre
• Vocational training centre

III. Healthcare Facility Proposals

• 300-bedded hospital
• Maternity home
• Dispensaries at multiple locations in settlement

50
0
M
Redevelopment Proposals
I. Proposals along the canal edge
• Community centre
• Multilevel car parkings
• Banquets halls

ME
II. Redevelopment of housing pockets by plot amalgamation N

TRO
• Retail shopping

LIN
• Housing

E
Vacant space in front E-Block
market
Proposals for Improvement of Transportation and Connectivity 45-Mts.-wide space abutting canal
I. Widening of main New Ashok Nagar road edge for proposed city level road MRTS Influence Zone
Maximum up to 500 m wide
In order to make the ROW of the road uniform along the entire stretch and allocation of separate space for pedestrians,
The Zonal Development Plan has proposed belt on both sides of centre of
non-motorized vehicles and buses. Zone E to be the area for the widening of MRTS line would be dedicated as
the existing road to 45 m. Demolition has influence zones with provision of
already been carried out by the DDA, but higher FAR, which can be 1.5 times
II. Redesigning the road section along Ganga Water Canal edge Site of MCD school & Bharat Scouts & Guide
the complete road link will cause demolition the existing FAR.
III. Proposals for improvement of internal streets of areas beyond the unauthorized colony
IV. Pedestrian linkages of the settlement to the green space between Hindon Canal and Ghazipur Drain and will make this area lie on a city level
artery. Objections have been filed against
the same by the residents of the colony
In order to make the social infrastructure usable by the settlement and people, it is important to provide stating that not only will houses be razed,
linkages to the same. but also religious structures like Kali Bari, These are the only sites under current institutional use which are under jurisdiction of
social institutions like the MCD school, governmental bodies; these can be relocated from here because currently the MCD school
Bharat Scouts & Guides etc, and most is running short of space and requires larger areas to accommodate the students. Also its
importantly, the new Metro station. present location is on the main road, causing not only congestion at times of opening and
closing of school, but is also an unsafe walking environment for the students.
Also, though another canal road exists, it is
Proposals for Improvement of Physical Infrastructure proposed that this is converted to the link The Bharat Scouts & Guides land can also be relocated to a location near the Metro line
I. Proposal of solid-waste management of the area road to Ghaziabad, and that the existing which is the major concern for the land owning agency.
II. Proposal for localized sewage treatement through DEWATsystems for the unauthorized colony road remains an area level artery rather
than a city level one. The demolished area Both these lands can be relocated to the central green space between the drain and the
III. Proposal for treatment of nallah through root zone treatment method can be used for building a new edge to the canal as it offers an opportunity for larger space, proximity to Metro line and main roads,
settlement. (Refer Annexure) quieter surroundings, preferable for such functions.

26 CITY LEVEL Project New Ashok Nagar 27

Design Proposals Vacant Proposed Road for Kali Bari Dargah & Open Space Ghazipur Drain MCD School

Design Proposals
DDA Land at Widening to 45 m
E-block Green Space New Ashok Nagar
15-m-Wide Ganga Water Canal Hindon Canal Bharat Scouts & Guides
Between Metro Station
Canal Road
Hindon Canal &
Ghazipur Drain

Bird’s-eye view of the existing area

28 CITY LEVEL Project New Ashok Nagar 29

 4.3 Design Strategies
Design Proposals

Design Proposals
4.3.1 Proposed Transportation Plan

Suggesting use of Canal Road for city level usage

instead of widening the road abutting the Ganga
Water Channel to 45 m.

Vehicular access restricted to institutional and

public building areas through loop roads.

Pedestrian zone of public and recreational areas.

Proposal of new NMV and pedestrian route post

redevleopment.

Pedestrian linkages from the settlement.

Vehicular access restricted to institutional and

public building areas through loop roads.

RECONSTITUTING THE ROAD

SECTION ALONG CANAL EDGE
The proposed 45-m-road, as per Zonal Plan is
rejected to maintain this road as an area level
road. The demolition till the required 45 m from
canal is used for redevelopment and new edge.

ROAD WIDENING
30-m-ROW uniformly to accommodate for bus
lane & NMV area

30 CITY LEVEL Project New Ashok Nagar 31

Design Proposals

Design Proposals
4.3.2 Proposed Open Space Plan

Root Zone Treatment of water bodies

In order to treat the sewage of the the Ghazipur Drain and the
Hindon Canal, the Root Zone Treatment System (RZTS), also
known as the reed bed system, is used. This system is not only
ecofriendly but has low operational costs, producing high water
quality (up to bathing water standards) suitable for re-use. These
features make RZT systems low-cost, environment-friendly, and
reliable in both the short and long term.

Green space between Hindon Canal and Ghazipur Drain as a

functional & physical connector
The green space is used as an area to functionally connect the two
sides of the ward through functions useful to both as well as a series
of landscaped areas that compensate for the deficit of green and open
spaces in the dense settlement areas. Pedestrian links are used to connect
the settlement areas to the verge.

Hierarchial open space network is created through redevelopment

32 CITY LEVEL Project New Ashok Nagar 33

Design Proposals

Design Proposals
4.3.3 Proposed Built Form and Use Plan

Green Space between Ghazipur Drain and Hindon Canal

The central green island is used so as to compensate for the
deficit of social infrastructure ranging from school, vocational
training centres, sports facilities etc. While the provision of
facilities is made at the expense of building on existing open
and green space, the functions for this area are carefully
chosen to be INSTITUTIONAL.
These buildings are planned with lesser ground coverage
and as low-rise low intensity development, in order to maintain
the green character of the area and also cause minimum
impact to the natural systems.
The other major functions provided in the area are a series
of landscaped areas, both soft and hardscape.
The provision of hardscape areas like urban haat baazar, fruit
and vegetable market, space for weekly markets, spaces for
sociocultural activities like amphitheatres.

Mixed Use Edge Buildings

A new edge is formed around the unauthorized colony facing
the water bodies with provision of new commercial units as
well as housing, health, education and social infrastructure like
Barat Ghars, banqet halls and multilevel car parkings.
With these becoming the new face of the settlement, the
new development as a strategy is used to decongest the traffic
in the interior areas of the settlement. It is imagined that a
considerable amount of commerce from the internal roads
would shift to this edge, as it will be much more visible and will
facilitate parking of vehicles.
The new development also acts as commercial property
incentives, which can facilitate the redevleopment model for
the housing areas. By virtue of comparision, the commercial
component is consiered to be four times the cost as
compared to the residential component for an equivalent
space.
In cases where the equivalent amount of residential space
cannot be compensated to the owners, benefitting them
through providing commercial space is used as a policy.

Housing Area Redevelopment

Housing areas are redeveloped, so as to reorganize the space
to keep the housing character as a mix of low-rise high density
housing and mid-rise apartment blocks and merge with the
existing residential fabric. The aim of the redevelopment is to
provide for better living conditions, ventilation and sunlight in
residential areas, while keeping intact the social structure of
the area.
Equivalent residential floorspace is given back to the owners
by allocation of either plotted area or part-plot and part-flat.

34 CITY LEVEL Project New Ashok Nagar 35

 4.4 Masterplan
Design Proposals

Design Proposals
Development of green space
between Hindon Canal and
Ghazipur Drain

Community Sports Centre

(Site area – 2 ha)
Multipurpose Ground
(AREA- 0.7 ha)

Vocational Training Centre

(Site Area – 7,500 sq m)

Solar Farm
(Site Area – 1.5 ha)
300-BED HOSPITAL
(Site Area – 7,000 sq m)
Maternity Home
(Site Area – 0.5 ha)
Redevelopment along Dashmesh
School Road

Redevelopment of Housing
through Plot Amalgamation
Edge Redevelopment through
Mixed Use Blocks
• Retail Shopping
• Offices
• Institutions like coaching centres
• Restaurants, Banquet Halls
• Dispensary
• Primary Schools & Kindergartens
Redesign of Canal Road Section

Redevelopment of housing
through Plot Amalgamation

Redesigning the Road Section

The existing road space is redesigned
either through widening or
reorganizing so as to accommodate
for non-motorized vehicles, parking,
and pedestrian areas.

Community centre
(Site Area –1.35 ha)
• Retail Shopping
• Offices
MCD Integrated School
• Institutions like coaching centres
(Site Area – 2.3 ha)
• Restaurants, Banquet Halls
• Dispensary
Banquet Hall • Multilevel Car Parking
(Site Area – 1.2 ha) • Space for Hawkers and Informal
Trade

36 CITY LEVEL Project New Ashok Nagar 37

Design Proposals

Design Proposals
4.4.1 Rearranging the Scenery
300-Bedded Hospital Solar Farm Mixed Use Blocks Car Parking Housing Redevelopment Scheme MCD Integrated School Community Centre
To compensate for the major deficit A solution for the all- New built edge to the settlement, MLCPs & basement car A mix of low-rise high density & mid- A larger and combined plot area The present site of the MCD school is
in health infrastructure of the ward encompassing problem of power as well as to incentivize the parks within walking rise towers is proposed so as to open is provided for a school that proposed to be the community centre for
shortage of the city, where the housing redevelopment by distance of residential up space on ground as well as maintain accommodates for the increasing organizing commerce, reducing congestion
area supplies electricity to the providing commerical components areas. the existing urban form & built needs of the area, with a playfield. on internal streets, incentivizing builder
grid stations to compensate for smaller character of the area. Located in a quieter surrounding, participation in redevelopment schemes.
residential properties Subsidized by provision the access to the school is also
Vocational Training of commercial functions In compensation for smaller through LMV’s and pedestrian
Centre Maternity Home at ground & first floors residential plots, incentivized space connections from the settlement
is accommodated in towers as well areas.
Public Park commercial areas Banquet Hall
The major green space The immediate need of the area is
Multipurpose addressed with proper parking space
for the area, with urban
Ground haat, space for fruit & as well as greater area.
Playground,
vegetable market, park,
jogging tracks etc.
sociocultural gatherings

Building Use Description of the Design Scheme

38 CITY LEVEL Project New Ashok Nagar 39

 4.5 Detailed Proposals
Design Proposals

Design Proposals
4.5.1 Redesigning the street sections along major roads
Main Road 5

Existing Section across Main Road 5

Existing Section Across New Ashok Nagar Main Road 5

Proposed part plan of main road in front of East End Apartments Proposed Part Plan of Main Road in Front of Block-B1

Strategies
The street section is redesigned so
as to make it a uniform ROW of
30 m as this is the main connection
Community Centre
to the site as well as an important Proposed Section Across Main Road 5
connection to Noida from Delhi. Existing Site Area = 13,470 sq m
The street section is reorganized On both sides of the road, provision of lanes for non-motorized vehicles and Proposed Section Across Main Road Achieved Ground Coverage = 30 %
by making two-vehicular carriageways pedestrian movement are demarcated and made, as this area sees a lot of such No. of residential plots removed = 11
on both sides of the road. A one- movement due to the presence of the Metro line. As this road already has Height = G+6
way bus lane has been made, catering major problems of congestion due to existing mixed use, which generates a lot Community Centre FAR achieved = 2
to the local as well as city level of parking demand, the space under the Metro line is used to accommodate The present school and Bharat Scouts & Guides site is redeveloped as the No. of cars to be accommodated = 300
service, which has currently been the on-street parking. Pedestrian crossovers at regular intervals are given so as community centre for the area. As a design gesture, the front and back
stopped within the area because of to ensure the safety of pedestrians while they park their cars under the Metro setbacks of this building are surrendered so as to provide for public space as
insufficient ROW and congestion. line and walk to the commercial areas. well as space for hawkers and street vendors.

40 CITY LEVEL Project New Ashok Nagar 41

Design Proposals

Design Proposals
Road abutting Ganga Water Channel & proposal for the green space between Ghazipur Nallah & Hindon Canal

Existing Section across the water bodies, green space between Ghazipur Nallah and Hindon Canal
and New Ashok Nagar edge

BRIDGES OVER
PEDESTRIAN
ON GRADE
Existing main road with no demarcation of space for pedestrians, non-motorized vehicles, parking
Proposed Section with Reconfigured green space between Ghazipur Nallah and Hindon Canal,
roads and edge of New Ashok Nagar

existing part section of new ashok nagar edge along the ganga water channel

Proposed main road with new street edge, space for street vendors & hawkers, pedestrians & NMV zones, bus
lanes
Proposed part section of New Ashok Nagar edge along the Ganga Water Channel

42 CITY LEVEL Project New Ashok Nagar 43

Design Proposals

Design Proposals
Sports Centre

Vocational Training Centre

Solar Farm

Multipurpose Ground

Public Park

Space For Weekly Market/ Haat

Pedestrian Linkages

Integrated MCD School

Banquet Hall

Existing road along canal with garbage dump, undesigned road section, New Ashok Nagar built edge with area to be Proposed Canal Road with redeveloped built edge, reorganized street space with parking, NMV and pedestrian
demolished areas, bus lanes

44 CITY LEVEL Project New Ashok Nagar 45

Design Proposals

Design Proposals
Redevelopment along Dashmesh School Road 3 Strategies

The potential to reorganize the edge

arises from the wasted spaces that
are used as ad hoc parkings by the
local garages.
The mixed use edge is reorganized
by amalgamation of existing private
plots as well as governmental lands
like police station, dispensary etc.
G+3 mixed use blocks are developed
with ground floor dedicated to retail,
first floor to institutional as well as
offices and residential. Also double
basement parking and rear entries
are designed so as to ease traffic on
the road and also for the settlement.
Existing view of Dashmesh School road, with setback area occupied by
garages for parking, unorganized street section

plot 4 plot 3 plot 2 plot 1

7.5 m carriageway

2.65m nmv lane

3.6 m sidewalk

3.75m bus lane

2.4 m nmv lane
Area= 2,160 sq m Area= 1,900 sq m Area= 1,920 sq m Area= 1,122 sq m

4 m sidewalk
2.5 m parking
Existing condition of the edge
carriage-

ground ground coverage = 29% ground coverage =36% ground coverage =29%
sidewalk

sidewalk

coverage = 29% height =g+3 height =g+3 height =g+3

way

height =g+3 FAR= 1.2 FAR= 1.75 FAR= 1.2

Existing Part Plan Proposed Part Plan FAR= 1.3

Existing Road Section

Proposed Road Section Proposed view of Dashmesh School road, with redefined street edge, organized street section

46 CITY LEVEL Project New Ashok Nagar 47

Design Proposals

Design Proposals
4.5.2 Housing Redevelopment
Block-B

Existing Statistics Existing Statistics

Site Area = 9,875 sq m = 0.98 ha Site Area = 18,690 sq m
No. of Plots = 120 = 1.86 ha
Ground Coverage = 86% No. of Plots = 190
Average Height = G+2 Ground Coverage = 64 %
FAR = 2.1 Average Height = G+2.5
Average Plot Sizes = 80 sq m, FAR = 2.25
45 sq m, 25 sq m, 12 sq m Average Plot Sizes = 120 sq m,
80 sq m, 45 sq m, 25 sq m
Existing condition of the redevelopment
pocket, with dense residential fabric, minimal
open space Proposal Statistics
Key Plan Existing view of the site Site Area = 18,690 sq m = 1.86 ha
No. of Plots = 98
No. of Flats = 128
Proposal Statistics Total No. of Dwelling Units = 228
Site Area = 9,875 sq m = 0.98 ha Ground Coverage = 36%
No. of Plots = 80 Average Height = G+3
No. of Flats = 80 Residential Towers = S+8
Total No. of Dwelling Units =160 FAR = 2
Ground Coverage = 40% Proposal of the redevelopment pocket with reorganized housing stock in
Average Plot/ Flat Size = 50 sq m,
Average Height = G+3 G+3 & S+8 configuration
40 sq m
Residential Towers = S+10
FAR = 1.8
Average Plot/ Flat Size = 40 sq m
Block-E
Proposal for the pocket with reorganized
housing stock in G+3 and G+10 Existing Statistics
configuration, opening up more space on
ground Site Area = 25,990 sq m = 2. 6 ha
No. of Plots = 220
Ground Coverage = 82%
Average Height = G+2.5
FAR = 3
Average Plot Sizes = 120 sq m,
Housing redevelopment at Block B 80 sq m, 45 sq m, 25 sq m

Existing condition of the redevelopment

pocket
Dargah & Open Space

Proposal Statistics
Site Area = 25,990 sq m = 2. 6 ha
No. of Plots = 180
No. of Flats = 120
Total No. of Dwelling Units =300
Ground Coverage = 36%
Average Height = G+3
Residential Towers = S+10
FAR = 2
Average Plot/ Flat Size = 80 sq m,
50 sq m, 40 sq m

Proposal of the redevelopment pocket

with G+3 & S+10 blocks

Existing condition of the redevelopment pocket, central Dargah space

48 CITY LEVEL Project New Ashok Nagar 49

Design Proposals

Design Proposals
4.5.3 Improvement of Area Level Roads
A. Internal Streets (Residential Areas)
There is a set hierarchy of internal roads from 2m, 3m, 4, B. Street: 12 m wide
5, 6 and 8 m, but conditions are still very poor because This is one of the major roads connecting one edge of
of encroachments in the form of steps, drains, platforms Hindon Canal to other Metro network roads. It has major
on road. The following are the strategies for their mixed use activity. The following are the strategies for its
improvement: development:
• No projection till first floor for better light and B • Metaling of roads
ventilation at lower level. • Raised and covered pedestrian paths, shopper and
• Recessing all projections above first floor by a metre at shopkeeper friendly.
each level so as to facilitate better light in houses. • Clear 7 m ROW for easy movement of all types of
A C
• Demolition of all encroachments on streets in the traffic.
form of steps to clear the street. Plinth steps to be • Textured/permeable paving for short-term side parking
accommodated inside the respective plots. • Pedestrian-scale street lighting.
• Roads will be paved by interlocking pavers. • Signage control
• Open drains should be covered by gratings and can act • Street furniture after certain intervals for easy shopping
as stormwater drains.
Existing 12-m-wide road condition

Existing condition of 4.5-m-road

Existing 12-m-wide road condition

• Demolish all the encroachments on the road to achieve

clear 12 m ROW as shown in the drawing submitted
by RWA of New Ashok Nagar for approval to the
Proposed section for 6-m-road authority.
• To make it an active and shopper-friendly covered
• Plots on roads having less than 6 m pedestrian corridor, demolish 0.8 m more on ground
width will not have any kind of stilted Proposal on 12-m-wide road floor from both the sides of road. Now the total width
or four-wheeler parking on ground will be 13.6 m.
• As a car park they use MLCP placed
at periphery of New Ashok Nagar
• Two-wheelars are allowed on the C. Street: 15-m wide
streets This is the widest and one of the major internal roads
• Plots on roads having 6 m or more of New Ashok Nagar. One tip of it touches the Metro
than 6 m width can have stilted network and the other connectes to the planned area.
parking on ground floor, which will be The character of this is mainly residential, only the
not counted in FAR. beginning when it passes through B block is commercial
• Street lights on alternate sides at set on ground floor. The following are the strategies for its
intervals. development:
• Metaling of roads
• Raised and covered pedestrian paths, walker-friendly.
• Clear 7 m ROW for easy movement of all types of
traffic
• Textured/permeable paving 3 m wide on both sides for
Proposed section for road less than 6-m-wide Existing 15-m-wide road condition side parking

50 CITY LEVEL Project New Ashok Nagar 51

Design Proposals

Design Proposals
4.5.4 Proposed Solid-Waste Management System
• Street furniture and trees after certain intervals Waste management is the collection, transport, processing or disposal, managing and monitoring of waste materials.
• Hawkers not allowed at these locations as it adds to Waste management practices can differ for developed and developing nations, for urban and rural areas, for residential
the congestion. Separate Hawker Zones earmarked in and industrial producers and from unauthorized to planned colonies.
other areas of the scheme.

Garbage dump along Canal Road

Community participation in SWM is the key to a

sustainable and integrated proposal.
• The aim is to get as many local actors as possible to
Existing condition of 15-m-wide road B Revised section of 15-m-wide road B
participate and actively contribute to the proposal.
Most importantly, we want to create a feeling of
ownership for the proposal among the citizens, whose
waste is managed and whose local environment is
improved by the proposal.
• An important step to motivate and engage the public
by giving economical gain to all stakeholders.

Notes: Stakeholders Garbage dump along roads

Common guidelines for internal streets to be followed by the whole of New Ashok Nagar • Residents
• NGOs/RWAs or Local Associations
• Goverment
• Councellor

Proposal
The proposal consists of segregation at source with local
participation. It includes the following activities in broad
outline:

Segregation of Waste At Source (House Level )

Each household will be provided with one three-
partitioned bucket in different colours free of charge, and Design of dustbin Design of dhalao
collection from houses will also be free of charge. The
Tree gratings finished at same level Pedestrian scale street lighting households will segregate the waste at source into organic
waste, combustible and recyclable waste respectively.

Collection
Door-to-door collection of waste will take place on a daily basis, but on alternate days for alternate waste type in
either pushcarts or rickshaws. After the waste has been collected from the households and the common areas have
been swept, the waste is transported to the block-wise dhalaos

Design of Partitioned Community Dust Bin (Dhalaos)

• Dhalaos will have four sections for different types of garbage. So that after collecting segregated waste from
each household, we collect it in its respective chamber; it will have a weighing machine also attached to it.
• Organic waste will go to a nearby biogas plant built in the ward, it will produce energy out of this waste which
further will be supplied to grid
• Recyclable waste will be segregated into different items and sold to kabaris
Inert waste will be sold to construction sites.
Material selection Designated pedestrian moving zone • Combustible material will be given to NGOs to make useful products

52 CITY LEVEL Project New Ashok Nagar 53

Design Proposals

Design Proposals
Financial Gain through scheme at every level Functioning of DEWATS system Proposed Sewage System in Existing Conditions
Residents: They are getting free service of garbage collection, bins and polybags and benefits for efficient working. The sewage first goes into a two-chamber settler. Separate the rainwater from sewer water. Open existing
NGO/RWA: Economic gain by selling garbage, recognition in society and gets star ratings depending upon cleaning of After the primary treatment the wastewater goes to the drains will be covered and will be used as stromwater
blocks and garbage generation. Anaerobic Baffled Reactor which is a nine-chambered drains. Existing house septic tanks will act as a settler.
Government: Making dhalaos and giving to NGOs for maintenance, generating money by signages on each dhalaos system with the Anaerobic Filter in the last two chambers. Septic tank of each house is connected to collector
Councellor: More stars more annual fund in terms of percentage to the area (eg. 5 stars mean 10% more money that Then the wastewater flows to the planted filter. line, which is connected to Anaerobic Baffled Filter
will be added to annual area fund by government. Finally to the polishing pond. placed underground at the centre of existing roads
From the polishing pond the treated wastewater is (minimum road width 6 m). From here, wastewater
reused. goes via distributor line running under existing roads to
This treatment system is maintained in such a way so that the planted gravel filter placed at the edge of Block-B.
the area can be utilized as a public space also. The water which comes out can be can be reused for
The excess of treated wastewater goes to the public purposes and the excess treated water will go to
stormwater drain which passes through the city. stormwater drain.

Section showing proposed DEWATS system

Solid-waste managment scheme of New Ashok Nagar Calculations

Population of Block-B = 9,800 people
Water consumption as per NBC = 100-120 L/P/D
Quantity left after all losses = 75 L/P/D
Layout of B block showing proposed DEWATS system
4.5.5 Proposed Sewage Quantity of water to be treated = 9800x75 = 735,000 L/Day
System (unauthorized To treat 1CUM=1,000 L=4 SQM Space required for
colonies) Anaerobic Baffled Filter
For unauthorized colonies providing (as we are using existing water tank as settler)
sewage systems means massive We have 735,000 L= 735 cum= 2940 sq m space req
infrastructure and permanent high Approx Tank size= 70 sq m, No of tanks required = 42 Tanks
running and maintainance costs. To
avoid this, the low-cost DEWATS
system can be used which is self-
sustainable, easy to maintain and run.

DEWATS (de-centralized waste

treatment solution)
• It can be designed to handle
organic wastewater flows from DEWATS System
1-1,000 cum per day
• It is reliable, long lasting, economical
and tolerant towards inflow
fluctuations. Proposed sewage system on roads

54 CITY LEVEL Project New Ashok Nagar 55

 5.1 Terms & Definitions
Annexure

Annexure
The term means a colony or development comprising a contiguous area The MPD emphasizes on rejuvination of the Yamuna River and its conservation as an important
resource for the city of delhi.
where no permission of concerned agency has been obtained for approval Master Plan Delhi 2021 • Regularization of unauthorized colonies as per government policy.
of layout plan or building plan. “Unauthorized Colonies“ in Delhi is the • Provision of infrastructure development, services and facilities.
• Lays down guidelines for redevelopment of unplanned areas like slums, unauthorized areas etc.
designation given by the Delhi Development Authority (DDA), to the
hundreds of residential colonies that have evolved in Delhi over the past forty
years over private agricultural lands, which came within urban limits, and were
sold by farmers to private developers who made colony plans, streets and
lanes, but without DDA’s authorization. Thus, they do not follow the city’s
Master Plan regulations.
Unauthorized Colony Unauthorized colonies mainly lack in civic and social infrastructures and
in many areas authorities like MCD do not function to full capacity. The
government is presently taking steps to regularize the same by the provision
of basic infrastructure to improve the environment. Presently there are
1,639 unauthorized colonies in the city of Delhi. Out of them, 895 have been
granted provisional regularization recently.
(SOURCE: Mujherjee, S. (1988). Unauthorized Colonies and the City of Delhi. Master’s
Thesis. MIT
Sudarshan, R.M, Pande, S. (2007). Ensuring Public Accountability through Community Action:
A Case Study of East Del
New Delhi. Institute of Social Studies Trust, Master Plan for Delhi 2021)

As the city expands, many nucleated settlements on the outskirts of the city
with agriculture as their dominant economic activity are engulfed, resulting in Zonal Development
dependency upon urban activities as the means of livelihood. This process Plan Zone-E
of urbanization has brought about transformations in these settlements and they
Urban Villages are known as Urban Villages.These are characterized by compact built form,
narrow circulation space, low-rise high density development, and mixed use.

(SOURCE: Soni, A.K. (2011). Quality of Life in an Urban Village. Dissertation. New Delhi.
USAP, Master Plan for Delhi 2021)

These are colonies that are approved by the zonal agencies and form a part
Planned/Approved of the Master Plan of Delhi.
Colonies (SOURCE: Sudarshan, R.M, Pande, S. (2007). Ensuring Public Accountability through
Community Action: A case study of East Delhi. New Delhi. Institute of Social Studies Trust.) The Zonal Development Plan suggests detailed measures for the rejuvination of the Yamuna
River, through refurbishment of trunk sewers, adding sewers to unsewered areas, treatment
A ward is a subdivision of a local authority area, typically used for electoral of drains.
Electoral Ward purposes. The National Capital Territory of Delhi comprises 12 planning zones, In particular with the unauthorized colonies, the Zonal Development Plan suggests the
the planning zones are further divided into wards, which are 274 in number. routine procedure of regularization of unauthorized colonies by the concerned civic
authorities.
The Delhi government had issued provisional regularization certificates to
Provisional over 1,639 unauthorized colonies ahead of the Assembly Polls in 2008. The Proposal of cycle tracks along major roads as well as widening of the Canal Road abutting
New Ashok Nagar Unauthorized Colony has been suggested to 45 m. But the MPD 2001,
Regularization government, while distributing the certificates, had promised to regularize the has marked the ROW of this road as 30 m, without further changes.
colonies if Congress came to power for the third term.
• Permission to reorganize /pool plots for planning purposes
Local Area Plan (LAP) is a framework for participatory planning and • P
 rovision of social infrastructure through transfer of development rights and reduced
space standards.
development control. The Master Plan for Delhi 2021 introduced the concept • Enhanced FAR for redevelopment schemes
of LAP – the plan of a ward/subzone. It is prepared and approved by the Redevelopment Scheme • U
 nauthorized colonies slated for regularization area also proposed to be through
redevelopment through public participation.
concerned local body. The framework of such plans is based on the Master for Existing Urban Area
Plan and Zonal Plan. A Local Area Plan is a legal document and must be Guidelines for Redevelopment
prepared and adopted in a particular manner and within a strict timescale. • P
 articipants can be residents/cooperative societies/private developers
• C
 luster block for a minimum of 3,000 sq m the owners should pool together and
Local Area Plan The Planning Authority must indicate the period for which the Local Area reorganize their individual properties so as to provide minimum 30% of area as common
Plan is to remain in force and may at any time amend or revoke the plan. green/soft parking besides circulation areas & common facilities.
The LAP proposals should illustrate the detailed policies and proposals in
the written statement, defining sites for particular developments or land uses,
development controls, boundaries of designated areas, such as heritage sites/
zones, conservation areas, redevelopment areas, influence zones along major
transport corridors, development areas, etc.

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 5.2 Strategic Interventions/Development Proposals
Annexure

Annexure
• A malgamation & reconstitution of plots for planning purposes will be permitted. •  he drains and waterfront can be landscaped in the form of interconnected parkways.
T
• Norms of group housing with respect to ground coverage, basement , parking & Physical • Improvement of sewerage & stormwater drainage systems
setbacks (except FAR) shall be applicable Infrastructure • Solid-waste management
• To incentivize redevelopment a maximum FAR of 50% over and above the existing • Laying of sewer lines in unsewered parts of Delhi
permissible FAR on individual plots subject to maximum of 400 shall be permissible Category Population (Approx.) Plot Area
Primary School 5,000 800 sq m
Residential Plot Group Housing
Social Sr.Secondary School 10,000 2,000 sq m
Minimum size of plot: 3,000 sq m
Infrastructure
Maximum ground coverage: 33.3% Following facilities can be clubbed in composite Facility Centre (500-1,000 sq m) –
Maximum FAR: 200 multipurpose hall, Basti Vikas Kendra, religious centre, health centre, park/Shishu Vatika
Residential Plot Group Housing
• Height NR (subject to clearance from AAI/ fire department and other statutory bodies).
• Parking 2.0 ecs/100 sq m built up area
• Plots for group housing should be located on roads facing a minimum width of 18 m Objections Against Widening of Canal Road to 45 m
ROW (13.5 m ROW for redevelopment areas and 9m ROW for slum rehabilitation /
special area and villages).
Letter Dated 15.11.11 Expressing Objections to the Director (Planning), DDA, New Delhi
• Ground coverage up to 40% may be allowed to achieve low-rise high-density housing
without lifts
• Number of dwelling units, FAR, height of building, shall be as per MPD-2021 norms
for residential plotted development. However, full ground coverage permissible & no
setbacks allowed.
Building
Regulations Controls for Residential Plotted Housing
Area of Plot (sq m) Max. GC FAR No. of DUs
Below 32 90% 3.5 3
32-50 90% 3.5 3
50-100 90% 3.5 4
100-250 75% 3.0 4
• Building height maximum of 15 m
• Stilt parking allowed (height 2.4 m)
• Projections/chajjas/covered chajjas built up portion up to 1 m above 3 m height from
the ground shall be regularized for plot sizes up to 175 sq m on roads below 24 m
RO
Planning Norms /Standards for Recreational Areas:
Category Population (Approx.) Plot Area
Community Park 1 lakh 5 ha
NeighbourhoodPark 10,000 1 ha
Letter Dated 5.12.11 Expressing Objections to the Director (Planning), DDA, New Delhi
Housing AreaPark 5,000 0.5 ha
Tot Lot at Cluster Level 250 0.0125 ha
Environment Community Multipurpose Ground 1 lakh 5 ha

Activities Permitted in Recreational Areas:

Category Activity
Community Park Park, Children’s Park, Open-Air Food Court, Playground
Multipurpose Ground Public Meeting Ground, Social Functions, Stalls & Kiosk
Parking in Residential Areas
All encroachments on residential streets to be removed.
Multilevel Car Parkings should be developed in designated parking spaces or in
Transportation residential areas, public/semi-public facilities, etc.
1. Minimum plot size required – 1,000 sq m
2. In order to compensate for the cost of the MLCP, a maximum of 25% of the total
floor area may be utilized as commercial/office space.

58 CITY LEVEL Project New Ashok Nagar 59

Annexure

62 CITY LEVEL Project