ZZ onal development planonal development planNEW DELHI AREANEW DELHI AREA, new delhi municipal corporation, new delhi municipal corporation

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With the decision to move the capital from Calcutta to Delhi in 1911, therearose the necessity to set up ‘a new city’ whose foundation was laid by the thenKing on 15.12.1911. The Town planning Committee (also known as ‘the Delhiexperts’) consisting of 3 permanent members viz. George S. C. Swinton, JohnA. Brodie and Edwin L. Lutyens, which later included Herbert Baker,advised the Government on selecting the site for locating the new city and alsoprepared the city plan taking inputs from Champs Elyse’es and Regent Streetamong others. Most of the constructions were carried out between 1914 and 1931at a cost of 100,00,000 pounds. This makes most of the constructions in this areamore than 75 years old. Some of the buildings are, therefore, due for reconstruction.

At the core of the New Delhi area lies the Lutyens Bungalow Zone (LBZ),defined first in 1988 by the Ministry of Urban Development through the promulgation of the 1988 LBZ Guideline. The Lutyens Bungalow Zone area largelyconsists of Government bungalow plots varying in size from 1 Acre to 4 Acres ofland, and having very low Ground Coverage of 6 to 8% with single storeyed con-struction. Out of the total area of 2800 ha., 847.5 ha. is under residential land use.Out of this, 402.8 ha. Is occupied by government bungalows and 102,6 ha. byprivate bungalows.

New Delhi Area showing Building HeightsNew Delhi Area showing Building Heights

Lutyens Bungalow Zone showing OwnershipLutyens Bungalow Zone showing OwnershipGovernment Private Foreign Mission

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Analysis & ProposalAnalysis & ProposalZZ onal development planonal development planNEW DELHI AREANEW DELHI AREA, new delhi municipal corporation, new delhi municipal corporation

Apart from the LBZ, the New Delhi consists of compo-nents that are central to the image of Delhi; the Ridge, the Diplomatic area of Chanakyapuri, and other Historic Precincts,like the Lodhi Gardens & Safdarjung Airport. While some suchareas existed prior to the Lutyens Plan, most were built post In-dependence (1947). Such components (or “Subcities” ) needed tobe defined separately, and dealt with in a manner unique to eachSubcity.

The mandate set out to be achieved by the NDMC teamwas to propose the revised delineation of the LBZ. The revisedLBZ delineation plan was to be substantiated with relevant maps,along with reasons for removal / addition of recommended areas.Recommend Development Control Rules after examining all thehistoric and current suggestions made by various committees /DUAC over the last 2 decades. While areas like the ridge werepromptly removed from the LBZ (being a Reserve Forest underthe Indian Forests Act 1927), other areas required detail urbanstudies in order to support any recommendations for removal oraddition to the LBZ Boundary.

Several developments /re-developments which occurred particularly inthe 70s and 80s, tended tomilitate against the basiccharacter of the area. Thisled to laying down certainrestrictions regarding residential development /re-development.With thephenomenal increase inpopulation of Delhi, the increasing importance ofthe Central Business District, namely, Connaught Place and thepoor transportation facilities between LBZ areaother parts of the city, theneed for re-considering thedevelopment norms withinLBZ has arisen time andagain.Although, the LBZ boundary was initially delineated in the 1988Guidelines (Refer Map 1),this issue needs to be appreciated in the light ofthe fact that the LBZboundary has been altered(by administrative /executive action) on twosubsequent occasions:In 1997, the residential

areas of Bengali Marketand the Golf Links colonywere removed from theLBZ boundaries (Map 2).In 2003 (Map 3), the

1988 guidelines (in particular clause 2 (b) iv)was reinterpreted, to “include one plot depth”on various roads boundingthe LBZ of 1988.

Proposed Subcity ComponentsProposed Subcity Components Proposed LBZ BoundaryProposed LBZ Boundary

Historical Evolution of the LBZHistorical Evolution of the LBZ

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The pocket is bound by Tolstoy Marg, Kasturba Gandhi Marg, Feroz Shah Road and a short stretch of Janpath before turning behind Eastern Court, and joining up with

Atul Grove Road, upto Tolstoy Marg

N20Land Use Distribution

53%

31%

0%0%0%0%

16%

Bungalow

Govt. Housing

Govt. Off ice

Group Housing

Heritage

Socio Cultural

Institutional

100.0%16.4%0.0%0.0%0.0%0.0%31.2%52.4%%age

14.72.40.00.00.00.04.67.7Area (Ha.)

TOTALInstitutionalSocio CulturalHeritage

Group

Housing

Govt.

OfficeGovt. HousingBungalow

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Analysis & ProposalAnalysis & ProposalZZ onal development planonal development planNEW DELHI AREANEW DELHI AREA, new delhi municipal corporation, new delhi municipal corporation

The team undertook a study of all data available with theCPWD, DUAC, MOUD, and the NDMC, as well as the historicaldata available on why the LBZ was promulgated. Mapped the entirestudy territory using aerial and satellite data made available fromthe National Informatics Centre , with particular reference to:

i. Built Volume - building height and footprintsii. Land use as existing , as proposed in the MPD 2021 , andas specified in previous Master Plans

iii. Transport and ROW dataiv. Land ownership data.

Cross checked the available data with Ground surveys.

Analyzed the territory pocket by pocket, with special reference

to the land parcels which the NDMC recommends should bedeleted / added on to the LBZ territory. Studied applicable landlaws/ municipal laws / planning laws to establish the various pro-visions of urban laws applicable to the issues under study.Created sample redevelopment studies of five selected land parcelswith a view to establishing:

i. What would be the implications of extra Ground coveragenorms, FAR norms, and other such DCR?

ii. How much would be added in terms of basic DwellingUnits / Acre?

iii. How would the existing street characteristics of the LBZavenues be retained in a redevelopment exercise?

The slides on the left show a the quantitative change in aspects suchas number of bungalows, plot sizes, public land as well as new &old constructions.

Ownership Pattern in North LBZOwnership Pattern in North LBZ

Land Use Pattern in North LBZLand Use Pattern in North LBZ

The detailed urban studycarried out for each LandParcel involved identifica-tion & mapping of Land UsePatterns, and in some cases,Land Management issues. The Northern Part of theLBZ (above the CentralVista, shown on the right),was the critical area as it liescloser to the Central Business District (Con-naught Place) and falls underenormous real estate pres-sures. It was essential to mapeach and every propertytobe able to the inclusion ofcertain critical areas into theLBZ. The LBZ DCR proposedwere: Ground Coverage12.5%; Floor Area Ratio(FAR) 20; Building Height 8m; Basement constructionNot allowed in Bungalowplots.

Sample Urban Study carried out for each Land ParcelSample Urban Study carried out for each Land Parcel

Existing Bungalow PrecinctExisting Bungalow Precinct Redeveloped PrecinctRedeveloped Precinct

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