CITY LEVEL PROJECTS

UTTAM NAGAR
Site Specific Design for Ward Number 127
 (An ISO 9001 : 2008 Certiied Organisation)

Delhi Urban Art Commission

Prof. Dr. P.S.N. Rao Chairman

Sonali Bhagwati Member

Samir Mathur Member
Sonali Rastogi Member
Durga Shanker Mishra Member & Addl. Secretary, Ministry of Urban Development
Vinod Kumar Secretary

DUAC Staf
Rajeev Kumar Gaur, Raghvendra Singh, Amit Mukherji, V. K.Tyagi, Uma Bhati, Nishi Sachdeva, Manju Anjali,
Siddharth Sagar, Indu Rawat, Nihal Chand

Senior Consultant
Arun Rewal

Consultants
Divya Menon
Vanita Verma
 Preface

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

Raj Rewal Former Chairman, DUAC

The city of Delhi, capital of this vast land of diversities, is a city laden with layers of history,
Satish Khanna Former Member, DUAC
Eric P. Mall Former Member, DUAC a place where civilizations have lived, prospered and perished over centuries. The modern
D. Diptivilasa Former Member DUAC & Addl. Secretary, Ministry of Urban Development city today, built over and around a rich tapestry of heritage, presents an opportunity
at every turn, to allow for co-existence of the past, present and the future. In order to
understand this multidimensional urban spectrum and attempt to plan the future, various
Organisations/Others city level studies have been initiated by the DUAC. I hope that these studies will help
Ministry of Urban Development, Government of India the planners of modern day Delhi to carefully articulate urban space, structure, form and
Delhi Development Authority environment and sensitively address future requirements.
Government of National Capital Territory of Delhi
I convey my thanks to all the Consultants and Members of the Commission who have
North Delhi Municipal Corporation
tirelessly worked on this research project to bring out this document. I also take this
East Delhi Municipal Corporation
opportunity to place on record my sincere appreciation of the efforts of Secretary and
South Delhi Municipal Corporation
other staff of DUAC for providing the necessary administrative support to make this
New Delhi Municipal Council
happen.
Geospatial Delhi Limited
I fondly hope that the authorities of the local, state and national government take these
Delhi Metro Rail Corporation
studies seriously and implement, in right earnest, the suggestions given herein.
Delhi Urban Shelter Improvement Board
BSES Rajdhani Power Limited
March, 2015 Sd/-
BSES Yamuna Power Limited Prof. Dr. P.S.N. Rao
RWA Chairman, DUAC
Contents Summary

1 Introduction 6 Uttam Nagar (Ward 127) is located in the southwest part of Delhi. Najafgarh Nullah
basin deines the precinct’s topography. The ward abuts the busy Najafgarh Road. Delhi’s
1.1. Defining Area of Study 6
original western extension area beyond the Outer Ring Road is connected to the villages
2 City Systems 7 at the western fringes of the city by this road.
Unregulated growth of city fringes; illegal development over large-scale land acquired by
2.1. Transport Systems 7
2.1.1 Roads 7 DDA and acute housing shortage have resulted in the growth of unauthorized colonies
2.1.2 Metro 7 (in close proximity to villages) in this area. The zone is also compromised by a lack of
2.2 Ecological Systems 8 and access to affordable housing stock, haphazard small-scale manufacturing units and
2.2.1 Nullah Network and Basin 8 commercial enterprises.
2.2.2 Drainage Basins 8 Recent development of the Delhi Metro Blue Line along the road has inluenced the
2.2.3 Greens 9 transformation of the area. The introduction of the Metro line allows for enhanced
2.3 Unauthorized Colonies 9 development rights which are yet to be captured.

3 Defining area of study 10

The area, characterized by roadway saturation, accommodates an overhead Metro line
and compromised surface allocation along the arterial. The residential development
3.1 Zonal Details 10 comprises unauthorized, independent, plotted, high density, low-rise development within
3.2 TOD Norms 11 blocks in deined colonies. Inadequate open spaces, lack of social and physical amenities
and spontaneous, fragmented and sporadic development of commercial precincts typify
3.3 Connectivity Map 13 the area’s urban character.
4 Existing physical features and attributes 14 Potential new development, an increased demand for affordable living units, amenities, and
commercial space as an outcome of improved linkages to the area provide challenges
4.1 Road Hierarchy 14
for change. Colonies in the Ward are deprived of amenities. The area lacks basic services
4.2 Street Sections 16 and faces the onslaught of ierce growth pressures. The planned Dwarka sub-city centre
4.3 Land Use 18 located in close proximity impacts redevelopment potential. A lack in the deinition
of open space system and its quantum has compromised the Ward’s spatial character,
4.4 Ground Coverage and Density 20
disrupted usage conforming to neighbourhood needs and induced greater pressure on
4.5 Colony Map 22 the road networks.
4.6 Street Network and Building Typology 24 Area improvement goals include providing for high density affordable housing and
4.7 Built-Open Density Comparison 25 commercial development. Area improvement goals include: incentives for redevelopment,

5
creation of usable open spaces, creating wider roads incorporating the segregated
Redevelopment process, as per Master Plan Document 2021 26 functions, providing for social infrastructure and opportunities for improvement of

6 Redevelopment Process 27
physical infrastructure. The area improvement vision also provides for a variety of ofice
spaces/incubation hubs for entrepreneurs.
6.1 Possible Scenarios to Enable Redevelopment 28 Strategies proposed consider incremental, independent redevelopment within each
6.2 Redevelopment Strategies 29 of the residential and commercial blocks. The study explores various redevelopment
options. Alternate development scenarios have been illustrated to provide for additional
6.3 Proposed Structure Plan 34
development space and amenities for the Ward.
6.4 Proposed Road Structure 36
Scenarios for redevelopment of the area consider infrastructure improvements that are
6.5 Process of Redevelopment: Land Readjustment 41 being implemented in the area. The premise for redevelopment identiies goals that include:

7 Redevelopment Proposal 44 1. Improved living conditions

2. Signiicant increase in green and open space
7.1 Zone 1: Design Proposal 44
7.1.1 Built Sections 48 3. Provision for social amenities
7.1.2 Analysis 50
4. A distinct urban character
7.2 Zone 2: Design Proposal 52
7.2.1 Existing Condition 52 5. Improvements in roadways and movement patterns
7.2.2 Comparative Chart 54
6. Improved organization of uses
7.2.3 Final Proposal Block Layout (Option 10) 68
7.2.3.1 Option I – Four floors with lower ground floor 76 7. Conformance of use adjacencies
7.2.3.2 Option II – Duplex apartments and corner towers
8. Accommodation of increased densities and development areas
7.3 Unit Typology 82
9. Creation of signiicant areas to accommodate a variety of commercial space
hierarchies
INTRODUCTION

CITY SYSTEMS
1.1 Deining Area of Study 2.1 Transport Systems
The Uttam Nagar Ward (127) is 2.1.1 Roads
located in the west zone of Delhi. The Uttam Nagar Ward (127) is
The ward is under the jurisdiction of characterized by the major city
South Delhi Municipal Corporation arterial that is Najafgarh Road. The
(SDMC). The zone is surrounded by road skirts around Uttam Nagar
the Cantonment area to its southeast ward and connects to Rohtak Road.
and the Najafgarh zone to the west. It passes through large commercial/
The West Zone of MCD wards residential areas that include
adjacent to the study area (Uttam Karampura, Kirti Nagar, Raja Garden,
Nagar, Ward no. 127) include: Rajouri Garden, Tilak Nagar, Janakpuri
and connects to Najafgarh drain.
128 Bindapur Zone Map of Delhi Across the Najafgarh drain the
126 Nawada road connects to Chara Mandi and is
125 Mohan Nagar called the Shivaji Road.
123 Vikaspuri The Najafgarh Road is intersected
by the Outer Ring Road at Janakpuri
Unregulated growth of city fringes, and Inner Ring Road at Tagore
illegal development over large-scale Garden. To the east, it connects to
land acquired by DDA and acute Pankha Road-Jail Road which links
housing shortage have resulted in West to South Delhi. This road
the growth of unauthorized colonies accommodates large volumes of
in Delhi. The West Zone is also trafic throughout the day.
characterized by the lack of access to
affordable housing stock.
Ward Map of Delhi Map showing neighbouring wards Road connectivity w.r.t Uttam Nagar Ward

2.1.2 Metro
Included in Phase 1 of the Metro
Development of Delhi, the Blue
Line connects Vaishali and Noida to
Dwarka Sector 21.
The Blue Line abuts the edge of
the Uttam Nagar Ward (127) on
the Najafgarh Road. It connects East
Delhi to Dwarka in the west.

Uttam Nagar Ward w.r.t Delhi and its Environs Metro connectivity w.r.t Uttam Nagar Ward

6 CITY LEVEL PROJECT UTTAM NAGAR 7

CITY SYSTEMS

CITY SYSTEMS
2.2 Ecological Systems
2.2.3 Greens
2.2.1 Nullah Network Delhi accommodates a large number
and Basin of green areas and parks. These
Within the central plains of Delhi are include the Lodhi Gardens (100
350 kilometres of natural stormwater acres), Nehru Park (85 acres) etc.
drains called nullahs. These low The Ridge located on the north,
through the central plains of the city central and south parts of the city
draining into the Yamuna River. deines the original expanse of the
These water basins are fed by city. Large forests which connect
catchment areas of major nullah to the greens within the precinct
systems. form a part of this Ridge. The greens
The Uttam Nagar Ward falls encompass a multitude of earlier
within the Najafgarh drainage settlements and monuments.
basin. The Najafgarh drain, in close Uttam Nagar Ward (127) is
proximity lows from the Najafgarh located on the western fringe of
Jheel towards the Yamuna River. The the city. The ward is devoid of large
direction of low is from south-west green areas. Most open spaces are
to north. small, irregular, fragmented dust
This nullah forms the largest bowls. Unplanned and sporadic
drainage basin of the National development has led to a dearth
Capital Region of Delhi. It covers a of open spaces and green areas in
catchment area of around 374 sq km. this part of the city. The area is not
The Uttam Nagar area is deined directly connected to the city’s green
to the east by Pankha Road drain and network.
to the south by Palam drain. These Nullah network and basins w.r.t Uttam Nagar Ward Green Areas of Delhi w.r.t Uttam Nagar Ward
form a part of the Najafgarh Nullah
Network.
2.3 Unauthorized Colonies
2.2.2 Drainage Basins
Delhi’s triangular plain is deined by Delhi comprises approximately
the Ridge of low Aravalli Hills that 1600 unauthorized colonies (as last
branch to the north and south. The reported by the Unauthorized Cell
Yamuna River deines its eastern of Delhi Government). Of these 895
boundary. unauthorized colonies have been
Uttam Nagar Ward lies within the provisionally listed for regularization.
Najafgarh drainage basin. It slopes In the past, unauthorized colonies
southwest to the Aravalli range. The have been regularized only twice in
sub-basin is bound by the Najafgarh Delhi. Once in 1961 when over 100
Nullah Network. colonies were regularized and the
last time was in 1977 when around
600 colonies where regularized.
Development in Uttam Nagar
Ward (127) constitutes unauthorized
development. Part colonies within
the ward have been regularized.

Drainage basins w.r.t Uttam Nagar Ward Unauthorized colonies of Delhi w.r.t Uttam Nagar Ward

8 CITY LEVEL PROJECT UTTAM NAGAR 9

DEFINING AREA OF STUDY

DEFINING AREA OF STUDY

3.1 Zonal Details 3.2 TOD (Transit Oriented Development) Norms
The Uttam Nagar Ward (127) forms Demarcation of the TOD Inluence Zone: MPD 2021 on MRTS
a part of Zone K-II (Dwarka) of the A maximum of up to 2000 m wide belt on both sides of the centre line of Corridor
Zonal Development Plan of DDA’s the MRTS Corridor is designated as TOD Inluence Zone. The Zone has The MPD 2021 recognizes maximum
Master Plan sub-zone. been identiied in the combined Zonal Development Plans of Delhi for public up to 500-m-wide belt on both sides
The planning zone K-II with an area notiication. The Inluence Zone is categorized into the following sub-zones. of centre line of the MRTS/Major
of 5924 ha, includes the Dwarka sub- Transport Corridor. This zone is
city and the area in between Bijwasan designated as Inluence Zone.
Zone I: Zone 2: Zone 3:
Road and the National Capital Intense TOD Zone Standard TOD Zone TOD Transition Zone The norms recommend that the
Territory of Delhi boundary. The area • 300 m Inluence • 800 m* (10-min • 200 m** (10-minute cycling entire approved layout plan of a
is bounded to the east by Delhi- Zone of all MRTS Walking) Inluence distance) Inluence Zone of all scheme will be included in the zone if
Rewari railway line, to the south by Stations Zone of all MRTS MRTS Stations. more than 70% of the plan area falls
Stations.
National Capital Territory of Delhi • 800 m* (10-min • 300 m Inluence Zone of BRT inside the Inluence Zone.
boundary, to the west by Najafgarh walking) Inluence corridors. Development controls will be as
drain and to the north by Najafgarh Zone of Regional permissible for the respective use
Interchange Station • Zones within Intense or Standard
Road and Pankha Road. (i.e. Rail-MRTS or TOD Zone which are not zones/use premises.
There are a number of villages, two MRTS lines.) permitted for redevelopment The norms recognize that higher
but need enhancements in public
unauthorized colonies, regularized FAR and heights can be availed of
realm and network connectivity.
unauthorized colonies within through the preparation and approval
*Walking speed is considered approx. 5 km/hour. **Cycling speed is considered approx. 12 km/hour.
the built-up area of Zone K-II. of a comprehensive integrated scheme.
Redevelopment schemes are to be
prepared for these colonies as per Location K-II Zone High density, mixed-income development: Table 19.13: Permissible FAR and Density*
Master Plan policy. The Master Plan policy recognizes high density, mixed- Minimum permissible density (with ±10%
income development.The policy focuses on shorter Gross variation)
commutes and travel times and to bring about equity for all FAR Residential dominated Residential dominated
(site) project (Residential project (Residential
sections of society. The policy promotes eficient use of land FAR ≥ 50%) FAR ≤ 30%)
in TOD zones, maximizes the population holding capacity of
Below 1.0 Under utilization of Under utilization of
each TOD and prevents low density development. FAR (not permitted) FAR (not permitted)
Densiication through redevelopment and inill
within existing Urban Areas is to be prioritized over 1.1 – 2.0 200 – 400 DU/ha 100 – 200 DU/ha
development in Urban Extensions.
The policy advocates maximum permissible FAR and up to 3.0 400 – 600 DU/ha 250 – 400 DU/ha
densities in various TODs to be based on the capacity
3.1 – 4.0 600 – 800 DU/ha 400 – 600 DU/ha
of public transport modes, circulation networks and the
physical infrastructure thresholds of the area. *Site level FAR shall be based on Approved TOD Inluence Zone Plan.

Metro Overground
Metro Underground
Road Centre Line
TOD Intense Zone
TOD Standard Zone
TOD Transition Zone
Zonal Development Plan of K–II Zone Demarcation of TOD Inluence Zone at City level

10 CITY LEVEL PROJECT UTTAM NAGAR 11

DEFINING AREA OF STUDY

DEFINING AREA OF STUDY

TOD (Transit Oriented Development) Norms Uttam Nagar Area 3.3 Connectivity Map
The TOD inluence from the transit Metro
points covers 4 distinct areas along The redevelopment zone is
the Blue Line of the Metro station connected by the Blue Line. It
connects Noida City Centre/Vaishali
to Dwarka Sector 21.

Arterial Roads
Najafgarh Road links Rohtak Road
Najafgarh Road: Metro Blue Line along Najafgarh Road at Karampura to the Najafgarh drain.
It forms, at this point the Najafgarh-
Dhansa Road, a major arterial road
of the city that links areas like Rajouri
Garden to Tilak Nagar and Janakpuri
further south to Uttam Nagar and
Nawada.

Sub-Arterial Roads
Sub-arterial roads like Pankha Road
connect the Najafgarh Road to Jail
Road. Azad Hind Fauj Marg connects
Dwarka to Najafgarh Road. These
Matiala Road: Connecting Matiala Village to Najafgarh Road impact trafic movement in the area.
Demarcation of TOD Inluence Zones at Station Level

INFLUENCE ZONES AS PER TOD AS NOTIFIED BY DDA

300 m – TOD Intense Zone

500 m – Walking Radius

800 m – TOD Standard Zone

2000 m – TOD Transition Zone

127 – Uttam Nagar Ward Boundary

Demarcation of TOD Inluence Zones along the Metro Stations around Uttam Nagar

Uttam Nagar Ward: Connectivity Map

Urban Form as a result of the TOD Inluence Zone Metro Blue Line: Connectivity Map

12 CITY LEVEL PROJECT UTTAM NAGAR 13

EXISTING PHYSICAL FEATURES AND ATTRIBUTES

EXISTING PHYSICAL FEATURES AND ATTRIBUTES

4.1 Road Hierarchy
Najafgarh Road, a city level arterial
road connecting West Delhi to the
centre deines the periphery of
the ward. Two major local streets
connect to the Najafgarh Road –
Matiala Road connects to Matiala
Village further south and 40 ft Road
links to Gurpreet Nagar and Matiala
Extension. These have developed into
intense commercial streets catering
to daily needs and service shops.
The Najafgarh Road is
compromised, the Metro line on
Najafgarh Road has negatively
impacted the road condition.
Continuous and extended
repairs further add to the overall
deteriorating trafic conditions on this
road.
Overlaying of roads have led to
increase in surface level of the main
roads. This has resulted in water
LEGEND
logging on local streets that lead out METRO – BLUE LINE
of Najafgarh Road. ARTERIAL ROAD
On-street temporary parking has MAIN STREETS
led to the reduction in overall width LOCAL STREETS
of the roads. This has resulted in
increased trafic congestion. Uttam Nagar Ward: Road Hierarchy
Lack of bus stops on this road has
led to haphazard stoppage of buses
and causes indisciplined commuters
to occupy over half the road.
Footpaths have not been provided
for along a large stretch on this road.
However, stretches where footpaths
exist have been encroached upon by
service shops and informal hawking.
Irregular signage and naked electric
wires have compromised the overall
urban character of the place.
Large volumes of cycle trafic on
this road compete for space with
other transport modes. Section 1: Through Najafgarh Road

Large volumes of trafic on the road causes consistent congestion Najafgarh Road has been encroached upon by haphazard and irregular commercial shops. Key Plan
These have sprung up over a period of time to serve the needs of the settlement.

14 CITY LEVEL PROJECT UTTAM NAGAR 15

EXISTING PHYSICAL FEATURES AND ATTRIBUTES

EXISTING PHYSICAL FEATURES AND ATTRIBUTES

4.2 Street Sections
The Uttam Nagar Ward
predominantly comprises
unauthorized colonies with 9-12
m wide local streets. Area wide
circulation linkages and shops serving
neighbourhood needs have caused
the development of mixed-use streets.
Blocks within the precinct
comprise closely packed residential
streets with service lanes. Over a
period of time, plots have been
subdivided. Service lanes have also
assumed the character of the local
streets. The street widths, however,
remain narrow.
The streets carry open stormwater
lines. Subsequent development of the Section 2: Through Matiala Road On-street haphazard hawking and parking on
the street reduces the overall street width
main roads have led to an increase
in their surface levels, causing a back
low of stormwater on to the local
streets. This has further compromised
the living conditions within the area.
On-street parking is a major issue,
it reduces the overall width of the
streets and causes trafic congestion.
Encroachments in the form
and balconies and chajjas have
compromised light conditions in the
streets.

View of a service lane Narrow street network with overhanging

Section 3: Through Local Street – Residential Character balconies, exposed electric wires and on-
street parking have compromised the urban
condition of the area

Section 4: Through Local Street Section 5: Through Service Lane Key Plan

16 CITY LEVEL PROJECT UTTAM NAGAR 17

EXISTING PHYSICAL FEATURES AND ATTRIBUTES

EXISTING PHYSICAL FEATURES AND ATTRIBUTES

4.3 Land Use
The Uttam Nagar Ward consists of
unauthorized colonies. Over a period
of time most have been regularized
by the Delhi Government.
Originally, the land on which these
unauthorized colonies developed
was a part of Matiala and Bindapur
villages. The villages were located
in close proximity to the land
demarcated for grazing.
These villages had been notiied
within the urban limits of the
National Capital Region. Land had
been subdivided into smaller plots
to cater to the housing shortage in
the city
The neighbouring villages have
developed a diverse employment
base. Melamine manufacturing units
and other small-scale industries
have sprung up in the area. The
unauthorized colonies provide for Land Use Plan
affordable housing for the workers.
The development of a Delhi
Metro line within walking distance
of the area has resulted increase
in neighbourhood densities. The
low-rise single loor developments
have grown into 3–4 loor high
residential developments. Shops
serving neighbourhood retail and real
estate ofices have contributed to the
mixed-use character of the area.

Uttam Nagar Ward – an

unauthorized colony – is
characterized by:
• Lack of open spaces
• Lack of social infrastructure
• Unorganized commercial character Residential streets with 3- 4 storey high buildings. Some service lanes have gradually become minor neighbourhood streets.
• Lack of physical infrastructure
• Built encroachments
Land Use ZDP%
Land Use On Site%
For K-II Zone
Residential Residential 49.91% 44.01%
Commercial Commercial 5.78% 8.9%
Institutional Government Use 1.69% 0.001%
Government Institutional 24% 0.2%
Green Transportation 12.89% 0.5%
Transportation
Major streets in the ward have a mixed-use character. Shops cater to daily needs as well as Greens 4.46% 8.6%
accommodate hardware stores and property dealers. Major streets like Matiala Road are Open areas
Open Spaces 26.6%
commercial in character with buildings rising 2–3 loors with commercial uses extending up
to 2 loors. Internal streets within the neighbourhood generally accommodate commercial Roads
Roads 10.9%
uses in single-storey buildings

18 CITY LEVEL PROJECT UTTAM NAGAR 19

EXISTING PHYSICAL FEATURES AND ATTRIBUTES

EXISTING PHYSICAL FEATURES AND ATTRIBUTES

4.4 Ground Coverage and Density
The Uttam Nagar Ward comprises
a regularized unauthorized colony
that is characterized by 3–4 storey
high residential units developed over
a period of time. Almost 54% of the
ward is built-up. The built areas exist
mainly as plotted developments with
no open space left for garden parks Streets serve as social spaces for the
or open areas. precinct. They contribute to the largest
open areas for residents.
The primary open space area is in
the form of a large open ground that
is disputed private land. The ground
is used as a dumping ground and as a
sand bazaar area.
Plotted developments that haven’t
developed over a period of time
serve as relief spaces. These plots are
either dumping grounds for debris or
are walled off. Uttam Nagar Ward: Ground Coverage and Density Map
A complex network of roads in
this precinct form 24% of the open
space. They serve as social spaces for
the settlement. Parking and spill over
activities take over a large part of the 24% 26%
street area.
Only 1% of the ward serves 5%
58% 9% 54%
1% Vacant plots in the ward serve as relief spaces
garden park uses (the remainder Open
12%
of the 8% forms a part of the Barren Land 11% Open
institutional green). Garden Parks Built
Farm Limit Garden Parks
Roads Roads

Green-Open Ratio Built/Open Ratio

The primary open ground has a disputed

ownership. It has become a dumping
ground for debris. Sand markets operate
from this land.

Uttam Nagar Ward: Green/Open Space Map A few gardens exist within the ward.

20 CITY LEVEL PROJECT UTTAM NAGAR 21

EXISTING PHYSICAL FEATURES AND ATTRIBUTES

EXISTING PHYSICAL FEATURES AND ATTRIBUTES

4.5 Colony Map
The Uttam Nagar Ward (127)
comprises 9 sub-colonies. These
have been listed in the Unauthorized
Colonies list that do not form a part
of any Ridge area or Inluence Zone
of ASI.

The colonies in the Ward as follows:

• Mansa Ram Park
• Jain Park
• Shanti Park
• Nanhey Park (Uttam Nagar)
• Sewa Park
• Shiv Nagar
• Jain Park (Pankha Road)
• Sainik Nagar
• Kiran Garden
• Santosh Park

Uttam Nagar Ward: Colony Map

Uttam Nagar Ward As per notiication of NCT of Delhi, Department of Urban Development: The list of Unauthorized Colonies on
private and public land that have been regularized are:
Area of Ward 81.03 ha

Ward 2001 177128 Name of Colony in

District Assembly Built up % 2002 Built Up % 2007
Population Uttam Nagar Ward -127
2011 53455
Density 659 PPH Shanti Park West Uttam Nagar - -
Number of DUs 10719
Males 28280 Sewa Park West Uttam Nagar 55 69
Demography
Females 25175
Mansa Ram Park West Uttam Nagar 50 65

Kiran Garden West Uttam Nagar - -

Sainik Nagar West Uttam Nagar 55 70

Jain Park West Uttam Nagar 55 72

Shiv Nagar West Uttam Nagar 65 73

Santosh Park West Uttam Nagar - -

Nanhey Park West Uttam Nagar 65 72

Uttam Nagar Ward: View of regularized unauthorized colonies

22 CITY LEVEL PROJECT UTTAM NAGAR 23

EXISTING PHYSICAL FEATURES AND ATTRIBUTES

EXISTING PHYSICAL FEATURES AND ATTRIBUTES

4.6 Street Network and Building Typology 4.7 Built-Open Density Comparison
Streets within the Uttam Nagar Built Typology Street Network No. of No. of Density Ground FAR
Ward are organized in a rectilinear Plots DUs/ha (Approx PPH) Coverage
pattern. The street hierarchy includes
alternating neighbourhood and
service lanes.
Within the ward, plotted residential Uttam 100 300 1350 70.57 2.11
development is of an incremental Nagar
nature. Economic conditions
inluence house character. Some have
been renovated and rise to 4 loors.
Height restrictions mandated for
the area have been followed. The
overall heights of the buildings do not
exceed the 17.5 m limit. Panchsheel 30 90 DU 405 49.1 1.47
Enclave
Mostly all the residences
accommodate joint family units
within a single loor.
Recent developments in the
plotted housing areas have
accommodated parking under stilts.
Lutyens 2 2 DU 15 11.03 0.22
Delhi

East Vinod 220 660 1980 78.57 3.14

Nagar

Type 1 Type 2

Key Plan

24 CITY LEVEL PROJECT UTTAM NAGAR 25

REDEVELOPMENT CLAUSES

REDEVELOPMENT PROCESS
Redevelopment Clauses, as per Master Plan Document 2021
Master Plan of Delhi 2021 recommends preparation of redevelopment plans for unauthorized colonies.

The Master Plan of Delhi recommends improvement and provision of:

• Physical Infrastructure
• Social Infrastructure
• Community Facilities

Redevelopment areas must conform to a minimum area of 4 ha and should include a cluster block with a minimum
area of 3000 sq m.

The redevelopment incentives include:

• An increase of FAR by 50%
• Allocation of 10% of the area for commercial use
• Allocation of 10% of area for community facilities

Commercial development in the area is permissible along plots that abut 18-m-wide roads. Mixed-use and commercial
activity up to one plot depth is permissible. The provision of small shops is permitted with a maximum of 20 sq m area,
each restricted to maximum permissible number of DUs in the plot or four, whichever is lesser.

Parking standards prescribed in the Master Plan require 2 ECS to be provided per 100 sq m of built-up area within the
premises.

Proposed Density for Redevelopment

The density norms as prescribed by the Master Plan, with the proposed corresponding category of
dwelling unit (DU) sizes:

Category Dwelling Units/ha

Slum/EWS Housing (up to 30 sq m) 600 DUs/ha

Category 1 (Above 30 up to 40 sq m) 500 DUs/ha

Category II (Above 40 up to 80 sq m) Category considered for redevelopment of

250 DUs/ha
housing Uttam Nagar ward 127

Category III (Above 80) 1750 DUs/ha

MPD Existing DU/ha in Proposed DU/ha

DU/ha the ward

250 DU/ha 300 DU/ha 400 DU/ha

26 CITY LEVEL PROJECT UTTAM NAGAR 27

REDEVELOPMENT PROCESS

REDEVELOPMENT PROCESS
6.1 Possible Scenarios to Enable Redevelopment 6.2 Redevelopment Strategies
1. Providing for higher density
Scenarios for redevelopment of the area consider infrastructure improvements that will be implemented in building norms as an incentive to
the area. redevelopment
1. The premise for redevelopment involves land readjustment. It identiies improved living conditions
2. Signiicant increase in green and open spaces
3. Provision for amenities
4. A distinct urban character
5. Improvements in roadways and movement patterns
6. Improved organization of uses
7. Conformance of use adjacencies
8. Accommodation of increased densities and development areas
9. Creation of signiicant areas to accommodate a variety of commercial space hierarchies

Three distinct redevelopment scenarios have been considered:

2. Creation of usable open spaces
1. Redevelopment based on moving people out to other areas of the city: As a precursor to redevelopment.
This was rejected on account of it being impractical. However, this may be feasible under controlled
circumstances, but is otherwise almost impossible.

2. Redevelopment involving signiicant large areas: People are moved to a larger precinct within the area.
Feasibility of such a scenario is unlikely as large areas are unavailable. In addition, large capital costs are
incurred to support this.

3. Simultaneous, independent, incremental redevelopment of blocks: Land readjustment

People are moved to different blocks in close proximity. The original blocks are redeveloped to
accommodate higher densities. This process, conducted in a phased manner allows for incremental 3. Creating wider roads: ROW and
independent development of blocks with minimal displacement. The scenario also allows for more than a pavements
single developer to simultaneously work towards the redevelopment of each block. In fact, each building may
be developed by an independent entity.

Implementation realities in different redevelopment scenarios

4. Providing for social infrastructure

1. Redevelopment based on moving people out to other areas of the city Almost impossible

2. Redevelopment involving signiicant large areas Subject to disapproval

3. Simultaneous, independent, incremental redevelopment of blocks: Land readjustment Likely and easier to happen

5. Opportunity for improvement of

physical infrastructure

Uttam Nagar Ward: marked for redevelopment

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Redevelopment Blocks: Based on Road Patterns
Blocks for redevelopment have been
deined on the basis of existing
patterns of roads.
The existing primary roads have
been maintained. These roads deine
redevelopment blocks.
Our strategy proposes incremental
and independent redevelopment
within each ward.

Existing Road Patterns

Emerging Block Patterns Deined By Existing Roads

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Proposed Block Plan of Uttam Nagar Ward

Distribution of DUs/ha

Block E Block A
21% 17%

Block B
Block D
22%
21%
Block C
19%

Block A Block B Block C Block D Block E

No. Site No. Site No. Site No. Site No. Site
B. G.C. B. G.C. B. G.C. B. G.C. B. G.C.
of Area FAR of Area FAR of Area FAR of Area FAR of Area FAR
No. % No. % No. % No. % No. %
Plots (ha) Plots (ha) Plots (ha) Plots (ha) Plots (ha)

A1 217 2.5 45 1.33 B1 404 2.61 59.4 1.78 C1 247 4.517 25 0.86 D1 124 0.10 54 1.64 E1 115 1.16 58.5 1.75

A2 132 2.4 29 0.89 B2 204 2.03 48.6 1.46 C2 542 2.88 62.9 1.88 D2 166 0.07 78 2.34 E2 289 1.65 52.5 1.57

A3 89 2.13 32 0.95 B3 254 2.02 55 1.78 C3 774 4.86 65 1.95 D3 328 6.0 21 0.63 E3 234 1.63 72.9 2.18

A4 184 1.89 47 1.43 B4 216 1.68 60 1.81 C4 571 3.85 54 1.62 D4 398 3.2 59 1.78 E4 255 2.37 68 2.04

A5 377 2.03 60 1.79 C5 325 4.60 30 0.91 D5 288 2.37 51 1.54

A6 407 2.55 61 1.85 C6 449 3.81 58 1.73 D6 558 3.42 61 1.85

A7 326 2.96 53.3 1.60 D7 713 4.5 65 1.97

D8 540 5.21 69 2.07

Total No. of DUs 5196 Total No. of DUs 3342 Total No. of DUs 8724 Total No. of DUs 9345 Total No. of DU 2679

DU/ha 315.6 DU/ha 400.7 DUs/ha 356.0 DU/ha 375.7 DUs/ha 393.3

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6.3 Proposed Structure Plan
As the Uttam Nagar Ward is Metro Station

bounded by the Metro line (Blue

Line), redevelopment is envisioned High Intensity Development Zone
following stratergies of TOD (Transit
Oriented Development). The zone
in immediate proximity of the Metro Medium Intensity Development Zone
line is deined as intense TOD Zone.
The 10-minute walking distance
is identiied as a Medium Intensity
Zone.

Uttam Nagar Ward: Proposed zoning diagram

Proposed zoning diagram showing the areas of inluence: View I Proposed zoning diagram showing the areas of inluence: View II

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6.4 Proposed Road Structure
The proposed road structure
overlaps the existing road patterns.
Additional road widths and ROW
have been proposed as a part of the
redevelopment strategy.
The existing major links to the
primary road (Najafgarh Road)
presently accommodate commercial
activities. The proposed layout builds
on a similar nature of development.
The links within the neighbourhood
are envisaged as 10.5 m-wide roads.
The improved network of roads
that incorporates a multi-nodal
transport system will accommodate
designated spaces for cyclists and
pedestrians. Other utility areas, spaces
for kiosks, green areas, benches and
bus stops will also be provided.

Proposed Road Structure Layout

Main Najafgarh
Road
30 m-ROW

Local streets –
15 m-ROW

Local streets –
10 m-ROW

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Proposed layout of Najafgarh Road

Section through 15 m-wide road: Feeder Road to the Metro

Key Plan

Proposed section through Najafgarh Road View of the 15 m ROW street

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6.5 Process of Redevelopment: Land Readjustment

Step 1
Creation of a
consolidated block by
moving the current
Key Plan residents to other sites
within the ward

Step II
Re-laying the road
structure

Existing haphazard structure of plots

Block Redevelopment Strategy Step III

1. It is envisaged that landowners will be made stakeholders in the Part development
Section through 10.5 m-wide road: secondary street development. The readjusted block boundaries will allow a more eficient of block

right of way accommodating the neighbourhood streets.

2. Within the block, property owners will be either relocated in or outside

the block, freeing up plots for development. In similar scenarios across the
Key Plan globe, 70% or above residents have to agree to redevelopment.

3. The parcels along the Metro line are to be amalgamated in the overall
development so that its residents are relocated to interior blocks and
Step IV
share beneits with the entire neighbourhood. Development of
block in stages
4. The development of commercial areas and social amenities will provide
inancial linkages to development. Subsequent to the redevelopment
incorporating land readjustment/land pooling process, an increase in
development areas will result from construction of new building blocks.

5. The new redevelopment will accommodate, in addition to the original

residents, newer residents. In addition, the area will be provided with a
substantial increase in commercial and civic amenities.

Step V
The process of land readjustment can occur simultaneously, in an Complete block after the
View of the 10.5 m ROW street independent incremental manner. proposed redevelopment

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Proposed Layout for Uttam Nagar Ward (127)

Development around the entry and Organized street space; Readjusted residential block with:
exit points of the Metro station to wider ROW and pavements. • High Intensity of commercial • Higher densities and FAR. Civic amenities are provided at block level
cater to higher commercial densities development with an average FAR of 3 • Provision for amenities and parking. to cater to the everyday needs of the
as well as utilize large usable open to 3.2 high. residents.
spaces. • Development of 10–8 storey high
buildings.
• Active edge of commercial/retail typology
along the Metro line.

View of overall proposed development View of overall proposed development

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7.1 Zone 1: Design Proposal

Proposed Layout Plan for Zone 1 of Uttam Nagar Ward: along the Metro line

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Proposed Layout: Upper Floor Plan for Zone 1 of Uttam Nagar Ward

View of the intensiied commercial/residential development: The built form heights vary from 4 to 10-storey high
structures providing for more public spaces and higher FAR

Civic Studio Commercial – Commercial –

Amenities Apartments Retail/shops Ofice spaces

Detail of a block in Zone 1: The development envisages transitory functions like studio apartments and civic
amenities at the interface of the commercial and residential development. This regulates the overlow of uses into
another zone of development

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7.1.1 Built Sections
The built form of the proposed
commercial development along the
Metro line envisages 6 to 10-storey
high buildings thus providing for
variety of ofice spaces/incubation
hubs for entrepreneurs.
The built form is arranged
around large yet intimate interstitial
courtyards. The courtyards provide
the much needed open space
structure that is lacking in the areas.
They act as social spaces for people
working in the commercial/ofice
areas.
The ground and irst loor Section 1: Proposed Section through Commercial Zone
structures, as a part of commercial
zone in the development, cater to
the retail needs of the area. The
above loors cater to varied ofice Key Plan
space needs.
As the built form moves away from
the Metro Inluence Zone, it adapts a
more mixed-use character with civic
amenities and residential blocks in the
form of studio apartments.

Section 2: Proposed Section through Commercial Zone

Key Map showing the proposed blocks that respect the existing road/block
patterns of Uttam Nagar Ward

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7.1.2 Analysis
Proposed Road Structure
The proposed road structure
provides for segregated pedestrian
movement corridors and non-
motorized vehicles.

15% Built
37%
31% Green
17% Open
Road

Proposed Road Structure of the Zone 1 Built/Open Ratio

Commercial/Retail
Ofices
Residential - Studio

Open/Built Analysis
The proposed layout of Zone 1
Intense Commercial Development
along the Metro line provides for
large open spaces and a smaller
building footprint.
The proposed layout provides for the
public realm as a social space. Higher
FAR caters to the need for increased
commercial spaces in the area.

Section 3: Proposed Section through Commercial Zone

37%
63%
Built
Open

Map showing the Proposed Built/Open Ratio for Zone 1: Proposed Commercial/Institutional Built/Open Ratio

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7.2 Zone 2: Design Proposal
7.2.1 Existing Condition
• The existing block condition depicts
a mixed-land use character of the
ground and irst loor along the
main connector roads.
• The sections taken across the
varying intervals along the same
street depict a non-homogenous
Uttam Nagar Ward map showing the selected character and varying urban forms.
block for demonstrating redevelopment • The diversity of use and non-
segregation forces the pedestrians
to follow haphazard patterns along
crowded vehicular roads.

Existing land use along the connector road

View showing the existing dense development

3.24ha

340

1020 Varying sections along the existing road

1416 ppl/ha

60 %

71.6 %

1.76
Land use distribution of the existing block Built/Open map of the existing block

BUILT-OPEN RATIO
Area Statement
Built
Existing Proposed
40% Open
Total Block Area 3.24 ha 60%
No. of Plots 340
No. of DUs 1000 (approx.) 1005
Population Density 1543 PPH 1550 PPH BUILT-OPEN RATIO INCLUDING ROADS

Ground Coverage% Built

(excluding roads) 60% 50.5% 28% Open
Ground Coverage% 11.6% 36.2%
72%
(only roads)

FAR 1.76 3.1

Existing built ratios Views showing the existing conditions

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7.2.2 Comparative Chart

3D Visualization
No. of DU’s Existing Option 1 Option 2 Option 3 Option 4 Option 5

1000 704 760 816 1040 880

(Approx.)
No. of Floors
Ground Coverage
FAR

The comparative chart analyses the various design models that can be adopted for redevelopment. This has been
based on comparing the various orders of design, the relationship between ground coverage, corresponding building
heights and the corresponding FAR. On a relative scale, the advantages and disadvantages of each design layout will be
analysed to develop a design model that attempts to overcome the constraints involving very high-rise buildings that
compromise the quality of the neighbouring space and hence the quality of life.

Note: In addition, the proposal accommodates areas for commercial development, civic amenities and organized street
space.
Continued...

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Existing Option 6 Option 7 Option 8 Option 9 Option 10

3D Visualization
No. of DU’s

1000 880 1372 840 923 1005

(Approx.)
No. of Floors
Ground Coverage
FAR

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Option 1 Option 2
Low-rise, High Density Development Low-rise Development with Mid-rise Edges in a High
The proposed redevelopment scheme accommodates Density Development
adequate road networks and housing block re- Considering the same design parameters as the previous
development. The option provides for dwelling units in a layout, the corner buildings are considered as 6 loors.
variety of sizes. The plan has a well ventilated layout and
the housing clusters are surrounded by green pockets. Achievements
By maintaining high ground coverage, i.e. up to 50.5% and
Achievements height up to G+3, with corner towers rising up to G+5,
By maintaining high ground coverage, i.e. up to 50.5% and a FAR of 1.67 is achieved within the development. The
height up to G+3, a FAR of 1.45 is achieved. The proposal proposal is characterized as a low-rise development with
is characterized by low-rise high density development. Layout Plan mid-rise edges in a high density development. Layout Plan

Constraints Area Statement Constraints Area Statement

The scheme option offers a reduction in the Proposed Existing The number of dwelling units is close to those that have Proposed Existing
development area allocated to dwelling units. Site Area 32,419.1 sq m ~3.24 ha mushroomed up in the existing development. The area Site Area 32,419.1 sq m ~3.24 ha

Area Covered (sq m) 11,740.79 sq m 19,451 sq m Area Covered (sq m) 11,740.79 sq m 19,451 sq m
allocated to dwelling units is reduced in comparison to
Built Area 4 Floors 46,963.17 sq m 58,353 sq m 6 Floor corner towers 22,064.46 sq m
the existing pattern. The corner towers tend to create
Area Covered by Roads 7,807.33 sq m 3,566 sq m Built Area 4 Floor buildings 32,024.46 sq m 58,353 sq m
shadows that impact the green pockets.
Ground coverage (Net) 50.5% 60% TOTAL 54,088.52 sq m

Ground coverage (Roads) 36.2% 71.6% Area Covered by Roads 7,807.33 sq m 3,566 sq m

No. of DUs 704 1020 Ground coverage (Net) 50.5% 60%

FAR 1.45 1.76 Ground coverage (Roads) 36.2% 71.6%

No. of DUs 760 1020

FAR 1.67 1.76

Massing Model Massing Model

Sectional Elevation Sectional Elevation

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Option 3 Option 4
Mid-rise High Density Development High-rise High Density Development
The proposal envisages perimeter blocks up to 6 loors. The option envisages corner towers to be G+7 loors,
The inner housing blocks are maintained at 4 loors. perimeter blocks are up to G+5 loors and the inner
Achievements blocks are maintained at G+3 loors.
By maintaining high ground coverage, i.e. up to 50.5% and
height up to G+3 and G+5, a FAR of 2 is achieved. The Achievements
existing number of dwelling units within the area can be By maintaining high ground coverage i.e. up to 50.5% and
accommodated. The proposal also accommodates an height up to G+3 and G+5, a FAR of 2.1 is achieved. The
additional number of dwelling units overlooking green existing number of dwelling units within the area can be
pockets. accommodated. The proposal also accommodates an
Layout Plan additional number of dwelling units overlooking green Layout Plan
Constraints pockets.
Area Statement Area Statement
The G+5 towers on the perimeter overshadow the low-
Proposed Existing Proposed Existing
rise G+3 structures and the open/green pockets. Constraints
Site Area 32,419.1 sq m ~3.24 ha
Despite the building heights being raised considerably, the Site Area 32,419.1 sq m ~3.24 ha
Area Covered (sq m) 11,740.79 sq m 19,451 sq m
Area Covered (sq m) 11,740.79 sq m 19,451 sq m
6 Floor corner towers 44,449.86 sq m
FAR increase is not signiicant, i.e. 2.1. The quality of open
8 Floor buildings 7,359.32 sq m
Built
4 Floor buildings 17,329.96 sq m 58,353 sq m
spaces is compromised by overshadowing towers.
Area 6 Floor buildings 44,449.86 sq m
TOTAL 61,779.82 sq m Built
Area 4 Floor buildings 17,329.96 sq m
Area Covered by Roads 7,807.33 sq m 3,566 sq m 58,353 sq m
TOTAL 69,139.1 sq m
Ground coverage (Net) 50.5% 60%
Area Covered by Roads 7,807.33 sq m 3,566 sq m
Ground coverage (Roads) 36.2% 71.6%
Ground coverage (Net) 50.5% 60%
No. of DUs 816 1020
Ground coverage (Roads) 36.2% 71.6%
FAR 2 1.76
No. of DUs 1040 1020

FAR 2.1 1.76

Massing Model Massing Model

Sectional Elevation Sectional Elevation

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Option 5 Option 6
Low-rise High Density Development (with Sunken Mid-rise High Density Development (with Sunken Lower
Lower Ground) Ground)
The entire development is proposed as G+3 loors and The entire development is proposed as G+3 loors and
a sunken lower ground loor is added at Level -1. The a sunken lower ground loor is added at Level –1. The
sunken lower loor extends over most of the site. The sunken lower loor extends over most of the site. An
proposal allows all the loors to be easily accessible walk- additional level of street is created on the 5th loor. The
up apartments. street provides access to a continuous green realm at an
upper level and studio apartments/ofices at the 5th/6th
Achievements loor levels.
By maintaining high ground coverage, i.e. up to 50.5% and
height only up to 4 loors, and one loor below a FAR Layout Plan Achievements Layout Plan
of 2 is achieved. Light and ventilation conditions are not The proposal achieves a FAR of 2.4. A street is introduced
compromised by high-rise structures. Lifts will not be Area Statement on the 5th loor that provides for horizontal circulation at Area Statement
required for this layout. Proposed Existing a higher level. Proposed Existing
Site Area 32,419.1 sq m ~3.24 ha Site Area 32,419.1 sq m ~3.24 ha
Area Covered (sq m) 11,740.79 sq m 19,451 sq m Area Covered (sq m) 10,037.12 sq m 19,451 sq m
Constraints Constraints
Built Duplex apts. on terrace 10,947.14 sq m
The additional FAR achieved is only 0.33. Area
4 +1 Floors 58,703.95 sq m 58,353 sq m Lifts will be required for this layout. Built
4+1 Floor buildings 50,185.6 sq m
Area
Area Covered by Roads 7,807.33 sq m 3,566 sq m 58,353 sq m
TOTAL 61,132.74 sq m
Ground coverage (Net) 50.5% 60%
Area Covered by Roads 7,807.33 sq m 3,566 sq m
Ground coverage (Roads) 36.2% 71.6%
Ground coverage (Net) 43% 60%
No. of DUs 880 1020
Ground coverage (Roads) 36.2% 71.6%
FAR 2 1.76
No. of DUs 1232 1020

FAR 2.4 1.76

Massing Model Massing Model

Sectional Elevation Sectional Elevation

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Option 7 Option 8
High-rise High Density Development Low-rise High Density Development
The entire development is proposed as G+3 loors and The entire development is proposed as G+3 loors and
a sunken lower ground loor is added at Level –1. The a sunken lower ground loor is added at Level –1. The
sunken lower loor extends over most of the site. An sunken lower loor extends over most of the site. An
additional level of street is created on the 5th loor. The additional level of street is created on the 5th loor. The
street provides access to a continuous green realm at an street provides access to a continuous green realm at an
upper level and studio apartments/ofices at the 5th/6th upper level and studio apartments/ofices at the 5th/6th
loor levels. This design allows all the loors to be easily loor levels. This design allows all the loors to be easily
accessible walk-up apartments. accessible walk-up apartments.

Achievements Layout Plan Achievements Layout Plan

By maintaining ground coverage, i.e. up to 48% and height By maintaining high ground coverage, i.e. up to 51.29%
only up to 4 loors, and 1 loor below, a FAR of 2.7 is and height only up to 4 loors, and 1 loor below a FAR of Area Statement
Area Statement
achieved. Light and ventilation conditions are not 2.49 is achieved. Light and ventilation conditions are not Proposed Existing
Proposed Existing
compromised as in high-rise structures. Site Area 32,419.1 sq m ~3.24 ha
compromised by high-rise structures. Site Area 32,419.1 sq m ~3.24 ha

Area Covered (sq m) 12,243.52 sq m 19,451 sq m

Area Covered (sq m) 11,740.79 sq m 19,451 sq m
Built Area 4 +1 Floors 48,793.36 sq m 58,353 sq m
Constraints Duplex apts. on terrace 10,947.14 sq m Constraints
Built Area Covered by Roads 7,807.33 sq m 3,566 sq m
The additional FAR achieved is only 0.94 Area
4+1 Floor buildings 58,703.95 sq m The additional FAR achieved is 0.25
58,353 sq m Ground coverage (Net) 50.9% 60%
TOTAL 69,651.09 sq m
Ground coverage (Roads) 36% 71.6%
Area Covered by Roads 7,807.33 sq m 3,566 sq m
FAR 1.51 1.76
Ground coverage (Net) 48% 60%

Ground coverage (Roads) 36.2% 71.6%

FAR 2.7 1.76

Massing Model Massing Model

Sectional Elevation Sectional Elevation

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Option 9 Option 10
High-rise High Density Development High-rise High density development
The entire development is proposed as G+3 loors and The entire development is proposed as G+3 loors and
a sunken lower ground loor is added at Level –1. The a sunken lower ground loor is added at Level –1. The
sunken lower loor extends over most of the site. An sunken lower loor extends over most of the site. An
additional level of street is created on the 5th loor. The additional level of street is created on the 5th loor. The
street provides access to a continuous green realm at an street provides access to a continuous green realm at an
upper level and studio apartments/ofices at the 5th/6th upper level and studio apartments/ofices at the 5th/6th
loor levels. This design allows all the loors to be easily loor levels.
accessible walk-up apartments. In addition to this, duplex/ The design provides for 8-storeyed corner towers.
studio apartments are provided on the 5th loor that are
connected by a common green terrace. Layout Plan Achievements
Layout Plan
By maintaining high ground coverage, i.e. up to 51.29%
Achievements Area Statement and height only up to 4 loors,1 loor below and duplex
Area Statement
By maintaining high ground coverage, i.e. up to 51.29% Proposed Existing apartments. On the 5th loor, a FAR of 2.87 is achieved.
and height only up to 4 loors,1 loor below and duplex Site Area 32,419.1 sq m ~3.24 ha Light and ventilation conditions are not compromised. Proposed Existing
Area Covered (sq m) 12,243.52 sq m 19,451 sq m Site Area 32,419.1 sq m ~3.24 ha
apartments on the 5th loor, a FAR of 2.87 is achieved.
Duplex apts. on terrace 7,340.27 sq m Area Covered (sq m) 12,242.56 sq m 19,451 sq m
Light and ventilation conditions are not compromised. Built Constraints 8 Floor buildings 10,160 sq m
4+1 Floor buildings 61,217.6 sq m
Area
58,353 sq m Lifts will be required for this layout. The additional FAR 6 Floor buildings 6,726.72 sq m
TOTAL 68,557.87 sq m
Built
Constraints Area Covered by Roads 7,807.33 sq m 3,566 sq m
achieved is only 1.34 4 Floor buildings 58,407.63 sq m
Area
Lifts will be required for this layout. The additional FAR Ground coverage (Net) 51.29% 60% TOTAL 75,294.35 sq m
58,353 sq m

achieved is only 1.09 Ground coverage (Roads) 36.2% 71.6% Area Covered by Roads 7,807.33 sq m 3,566 sq m

FAR 2.85 1.76 Ground coverage (Net) 50.5% 60%

Ground coverage (Roads) 36.2% 71.6%

No. of DUs 1005 1020

FAR 3.1 1.76

Massing Model Massing Model

Sectional Elevation Sectional Elevation

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7.2.3 Final Proposed Block Layout (Option 10)

Ground Floor Plan

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REDEVELOPMENT PROPOSAL
Plan: Lower Ground Floor Plan: Fifth Floor

Plan: First Floor Plan: Terrace Level

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REDEVELOPMENT PROPOSAL
Plan: Basement Level View across the higher commercial densities towards the residential blocks

View across the sunken court View showing the transition from the high intensity commercial zone towards the residential pockets

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Proposed Sections

Sectional Elevation AA’

A A’

C’
B’

Key Plan

Sectional Elevation BB’

Sectional Elevation CC’ View across the entrance courts

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7.2.3.1 Views of the proposed development
Option 1 – Four loors with lower ground loor

Residential apartments

Commercial/Retail shops
(along roads)

An overall view of the residential block

Design Features
• The entire development is proposed as G+3 loors and a sunken lower ground loor is added at Level –1
• The sunken lower loor extends over most of the site

A. View across the sunken court B. View showing the terraces on 5th loor level C. View across the street Key Plan

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REDEVELOPMENT PROPOSAL
Views of the Proposed Residential Block (Option 1: Four loors with lower ground loor)

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REDEVELOPMENT PROPOSAL
7.2.3.2 Views of the Proposed Development
Option II – Four loors, lower ground loor plus duplex apartments and corner towers

Studio apartments/Ofices

Connecting green terrace

Residential apartments

Commercial/Retail shops
(along roads)

An overall view of the residential block

Design Features
• The entire development is proposed as G+3 loors and a sunken lower ground loor is added at Level –1
• The sunken lower loor extends over most of the site
• An additional level of street is created on the 5th loor. The street provides access to a continuous green realm at an
upper level and studio apartments/ofices at the 5th/6th loor levels
• The design provides for 8-storeyed corner towers. The corner towers do not compromise the quality of green spaces

C
B
A

A. View across the sunken court B. View across the sunken court C. View across the street Key Plan

80 CITY LEVEL PROJECT UTTAM NAGAR 81

REDEVELOPMENT PROPOSAL

REDEVELOPMENT PROPOSAL
7.3 Unit Typology
Unit Pan Building Cluster Block

Type 1
1 BHK - 65 sq m

Type 2
1 BHK - 56.5 sq m

Type 3
2 BHK - 78.1 sq m

Type 4
1 BHK - 65.7 sq m

Type 5
1 BHK - 59.6 sq m

Type 6
1 BHK - 47.5 sq m

Type 7
3 BHK - 92.5 sq m

Type 6A
1 BHK - 44.55 sq m

Type 8
2 BHK - 63.0 sq m

82 CITY LEVEL PROJECT UTTAM NAGAR 83

84
REDEVELOPMENT PROPOSAL

CITY LEVEL PROJECT

UTTAM NAGAR

REDEVELOPMENT PROPOSAL
85
 (An ISO 9001 : 2008 Certiied Organisation)

Delhi Urban Art Commission

The Delhi Urban Art Commission was set up by an Act of Parliament in 1973

to “advise the Government of India in the matter of preserving, developing

and maintaining the aesthetic quality of urban and environmental design within

Delhi and to provide advice and guidance to any local body in respect of any
project of building operations or engineering operations or any development

proposal which affects or is like to affect the skyline or the aesthetic quality of

the surroundings or any public amenity provided therein”.

 (An ISO 9001 : 2008 Certiied Organisation)

Delhi Urban Art Commission

Tel: 24619593, 24618607, 24690821, 24636191, Fax: 24648970
Email: [email protected] Website: www.duac.org