Perception of residents about Dwarka (New Delhi) as a locality

PERCEPTION OF RESIDENTS ABOUT DWARKA AS A PREMIUM

RESIDENTIAL COLONY

A project report by TEAM ONE (PGDM 12’14)

Ajay K Raina Era Business School

Our gratitude to our faculty who gave us the liberty to select a topic of our choice and then intervened only to guide us so that we make best use of the opportunity.

Our thanks to all our respondents who took out their valuable time to sit with us and offer some great inputs.

We also acknowledge the co-operation from our colleagues who helped us formulate the questionnaire.

Our salutes to an undying spirit called , “Team One”! It has been a privilege for each one of us to be a member of this worthy crew.

Acknowledgements


Table of Contents

Heading

Executive Summary

Introduction

Purpose and Scope of Study

Data Analysis

Conclusions

Recommendations

Appendix

Bibliography

Slide No

4 - 7

8 - 9

10 – 28

29 - 38

39 – 41

42 – 43

44 – 50

51


Dwarka is an upcoming township in South West administrative district of Delhi.

Left unattended for years while rest of the city and other parts of NCR were taking phenomenal leaps, the sub-city suddenly caught attention in 1990s as Delhi and Gurgaon literally collided with each other.

With most of the land assets (other than some old villages) belonging to govt and Delhi Development Authority (DDA), the area saw numerous group housing and other societies mushrooming in the area as the development picked up.

A notorious scam regarding allotment of land to such societies was also unearthed in due course of time and many societies have been hanging fire since then.

Executive Summary….


While issues related to such land grabbing, scarcity of water, builders mafia, black money and so on kept on raising necks off and on, both govt and developers (DDA, private builders, brokers) have been busy blowing a huge trumpet about the goodies in Dwarka.

In fact, one of the hottest destinations in NCR today, Dwarka does have certain great plus points too.

Having lived (and now having studied) for a while in Dwarka, this team took up this project of scratching the surface and trying to find the real truth about the place.

While steering away from the controversies, an effort has been made to simply compare the ground situation with what is generally known and believed about Dwarka. Most of the team members are now temporary residents of Dwarka and, thus, are aware of the impression that they had in their minds when they had decided to park themselves at Dwarka for the next two years, some six months ago.

…..Executive Summary….


This project aims at comparing the Dwarka as being marketed with the one that actual exists on ground.

As a start point, research was done through internet to actually identify the so called USP of the place, as being publicised by various stakeholders.

Keeping the overall objective in mind, a questionnaire was developed and target population decided upon. Factors like age, gender, occupation, ownership and duration of stay in the area were chosen to build the target mass.

A survey was then done in a way that most of the geographical part of the sub-city was covered.

An analysis of the data does indicate that while residents are in favour of living in Dwarka, things are not as hunky dory as these have been made out to be.

…Executive Summary….


Like anywhere else in the city, there are issues with security, quality of water, lack of empathy from concerned quarters but at the same time, there are certain strengths, like open spaces, road space, planned layout and so on, that stand out.

The focus of the report was not on what needs to be done but on the perceptional differences and the same has been achieved.

Executive Summary….


Named after a fabled kingdom of Mahabharata times, Dwarka is the modern child of Pappan Kalan village in southwest Delhi.

Delhi Development Authority website claims it to be….

Builders call it a real paradise while extracting a hefty sum from buyers.

Introduction….

DWARKA - A SUB CITY FOR THE 21st CENTURY

MEETING THE NEEDS OF THE NEXT GENERATION

Dwarka, today is in the stage of completion to house ONE MILLION people with every essential infrastructural facilities. Dwarka offers the right mix, aesthetic & recreational facilities etc. Dwarka is fast becoming the address of tomorrow. An address to be proud of.


.… Introduction Dwarka does look impressive with its broad roads and

open spaces but there are issues involved.

A huge number of societies lie shut because of legal issues.

Palam and Najafgarh Drains run through most of its part; are major pollutants.

Water quality is poor.

Areas towards north, i.e, Sectors 1 and 2 are getting congested by day.

Property rates, however, are headed northwards.

An attempt has been made to look beneath the obvious.


Purpose and

Scope of Study


Objective

To understand the ground realities prevailing in Dwarka vis-à-vis claims being put forth by various stakeholders.


The project report is based on a questionnaire based primary research and a limited secondary research.

The participation in survey was limited to residents only and did not include any other stakeholder like govt agencies or private builders.

The scope has been kept limited to a comparison between what exists on paper and what is actually perceived on ground.

Official versions, justifications and counter claims have been excluded.

In order to cut down on possible grievance-oriented approach, participants were not informed or encouraged to pitch their inputs against official versions; they were simply requested to share their experiences with us.

Scope


SOURCES AND METHODS OF COLLECTING DATA


Sources for the inputs were selected from across the sub-city with an aim of obtaining a uniform and balanced feedback.

A total of 30 respondents were included in the survey.

Even though majority of project team members live in Dwarka, perceptions of individual members were kept out of the survey to exclude biases if any. However, pre-knowledge, thus available, was utilised while selecting target areas and clusters.

Sources


Research for claims being made by stakeholders.

Developing a questionnaire for primary research.

Identifying target population – gender, profession, age/ duration of stay in the area.

Data analysis.

Deductions.

Conclusions, if any.

Step 1 : Decision on Methodology


Secondary Research through Internet to analyse various web-sites belonging to different stakeholders like govt agencies, builders and brokers. Some examples:-

Step 2 : Identifying Verifiable Issues


Step 3 : Developing the Questionnaire….

The questionnaire was formulated around following issues (contents under each subject have been shown as sub-bullets):-

Issue No 1. Accessibility (outside) and Movement (Inside).

• Connectivity of Dwarka with other parts of NCR

• Conveyance options within the suburb

• Traffic to road space ratio

• Parking areas: availability v/s requirement

• Metro connectivity

• Metro route profile (within)

• Metro route (outwards; via Navada)

• Metro route (outward; via Sector 21 was not covered, being out of operations as of now)


Issue No 2: Safety and Security

• Women safety

• Over all security environment in Dwarka as compared with other parts of NCR

• Police and traffic cops’ performance.

Issue No 3 : Being Social

• Social life in Dwarka

• Choice of eating places and variety in restaurants

• Spending routine weekends in Dwarka or prefer to visit other places in NCR

• Rating of shopping options

• Shopping malls and other recreational facilities

…..Step 3 : Developing the Questionnaire….


Issue No 4 : Fundamental Issues

Hospitals and medical facilities

Schools and educational facilities

Religious institutions

Issue No 5 : Pure Economics

Compare cost of living with other areas

Investment/ lifestyle/ surplus money

Advice for settling down or buying property in Dwarka



Issue No 6 : Basic Amenities

Water supply

Electricity

Municipality

Pest and insect control

Drainage

Quality of water

Quality of Air

Issue No 7 : Overall living experience

The most impressive things about living in Dwarka

Issues that need urgent attention by civic bodies/concerned departments

Things that you dislike/hate the most about Dwarka



A total of 35 issues addressed through 20 questions + one open ended question to comment on any other issue not covered in the questionnaire.

To maintain objectivity, choices like Yes/No, Adequate/ Inadequate, Good/Average/Poor, Satisfied/Anxious, Better/Similar/Worse and so on were pre-positioned.

Intention (comparison with claims) was not to be disclosed to the respondents.

Each member was tasked to collect data by offering the questionnaire/ recording responses wherever required.



Step 4 :Target Population Selection

1

2

One person

Two persons

Three/more persons

LEGEND

(Digits inside the stars indicate Sector Numbers) (Sectors uncovered : 17, 24- 29)

9

8

7

6

5

4 3

x

11

12

13

14

15

16

18

19

20

21 22 23

Distribution: Respondents Aim was to cover as much Area as possible.


Age Profile

A G E I N Y E A R S


Gender Profile

Nature of inputs being sought favoured a tilt towards fairer sex


Occupation Profile

(Covers three different kinds – OUTGOING professionals, EXPLORATORY youngsters and home makers who always KNOW THE BEST!


Ownership

Degree of involvement with such issue is assumed to be directly proportional to degree of involvement with the property


Periodicity: Stay in Dwarka


Issue/question In Favour Middle path Against

Movement

Connectivity of Dwarka with other parts of NCR 15 4 11

Conveyance options within the suburb 12 18

Traffic to road space ratio 22 8

Parking areas v/s requirement 9 5 16

Metro connectivity 22 7 1

Metro route profile (within) 11 19

Metra route (outwards; via Navada) 14 16

Sub section output : 105, 35, 70

Safety and Security

Women safety 10 11 9

Over all security environment in Dwarka as compared with other parts of NCR 7 14 9

Police and traffic cops’ performance 5 15 10

Sub section output : 22, 40,28

Being Social

Social life in Dwarka 16 4 10

Choice of eating places and variety in restaurants 21 9

Spending routine weekends in Dwarka or prefer to visit other places in NCR 10 13 7

Rating of shopping options 15 12 3

Shopping malls 10 30

Sub section output: 72, 29, 59

Fundamental Issues

Hospitals and medical facilities 8 9 13

Schools and educational facilities 20 8 2

Religious institutions 12 18


Pure Economics

Compare cost of living with other areas 1 7 22

Investment/ lifestyle/ surplus money 8 13 9

Advice for settling down or buying property in Dwarka 23 7


Basic Amenities

Water supply 7 12 11

Electricity 19 10 1

Municipality 10 12 8

Pest and insect control 8 22 10

Drainage 9 10 11

Quality of water 1 5 24

Quality of Air 9 15 6


Overall living experience 17 13

Total Score 351 240 299

The most impressive things about living in Dwarka Space, planning, less noise.

Issues that need urgent attention by civic bodies/concerned departments Palam Drain, Quality of water, Cinema theatres, Parking.

Things that you dislike/hate the most about Dwarka Drainage related pollution and Hard water

DATA ANALYSIS


Data Analysis

All 30 questionnaires were received back.

Various inputs were clubbed under ‘Favourable’, ‘In-between’ and ‘Unfavourable’ groups, each with same weightage.

Total inputs were then added up, both sub-section wise and overall.

A glimpse…..

Safety and Security Favourable Middle Against






• Housewives and elderly people find lack of dedicated Internal transport pretty uncomfortable.

• Metro is a big plus but for its route out (through Navada) that has been perceived as unduly long, esp by students and office goers.

• Good road spaces except for markets that tend to get too congested because of inadequate parking space.

• Roads in general are good to drive on. • Bargaining with rickshaw is a pain.

….Analysis of Responses….

Overall

• Public at large is happy with this aspect, especially when they compare with other areas of the city.

• Claims of being a congestion free sub-city that has good roads and a systematic layout, appear to be supported by the residents too.



This was no big surprise; even though claimed as a peaceful area by many, residents have a different perception about law and order scene.

Many claim that vehicles with black screens can ply freely only within Dwarka.

Police statistics for 2012 indicate a total of 08 rapes, 04 murders, 20 cases of chain snatching and 100+ other incidents (Two police stations; NOT counting surrounding police station jurisdictions of Najafgarh, Dabri, Palam and Bindpur.

Many stretches perceived as unsafe after dark.

Claims of builders notwithstanding, residents do not feel too safe or secured here. Police statistics also reinforce resident’s views. Women, in particular, are clear about threat perception.



Most of the students and youngsters find it lacking.

Lack of malls and cinema theatres is a major lacuna.

Housewives appear to be OK with the choices for routine life and are happy about new malls opening up at Lebua and Radisson.

Saving grace has been people’s views about shopping options.

Lack of entertainment facilities takes away the edge that Dwarka may have in respect of other things; visualisation of so claimed “One of the Largest Residential areas” without basic amenities gets difficult, especially when viewed in isolation.


Schools make a big draw with all (across the age/sex/occupational spectrum). In fact, opinion about schools has actually tilted overall vote towards positive side.

Almost all segments are quite unhappy with medical facilities, especially, govt sponsored ones.

Older lot feels inadequacy of religious institutes.


A close call and while overall vote may appear to be positive, the perception does not support the tallness of such claims(like the claims of world class infrastructure). ‘Just About Adequate’ would be the actual inference.



Most of the permanent residents favour buying a house here (comparison with other areas being inevitable).

Cost of living has been identified as being on the higher side.

Almost everyone is aware of the speed of appreciation of property values in the area.

Owners are happier than the tenants who cry foul about cost of living that includes rentals in the area.



Electricity supply is a quite regular and most of the respondents are happy about the same.

Quality of water and untamed pollution from Najafgarh and Palam drains have been causes of inconvenience to many.

Air quality, otherwise and especially in the areas away from these drains, has been found to be better.

Those who live close to the drains, find the overall ambience as being very bad while those who are away from such areas, find the place reasonably good to live in. The trend is common to all segments of respondents.


The most impressive things about living in Dwarka

Space, planning, less noise

Issues that need urgent attention by civic bodies/concerned departments

Two drains, Quality of water, Cinema theatres.

Things that you dislike/hate the most about Dwarka?

Hard water, drainage related pollution and govt’s attitude.


Three Questions with Top Three Answers


….Analysis of Responses

The vote is in favour of Dwarka as most of its residents find it a good package.

Even though not prompted by us (except in one question), most of the respondents showed the tendency to compare it with other parts of NCR while filling up the forms.

The realisation, that Dwarka has the potential of being developed into a world class township, keeps the hope going.

Majority does not find Dwarka as great as it is being touted to outside world BUT scores (if we err on positive side, 597/890) prove that overall perception of Dwarka among its residents is positive.


Conclusions


The project had a constraint wherein actual motive had been kept as a closely guarded secret.

The responses indicate that while most of the big claims being made to attract investors to the area may not be actually true yet Dwarka could be considered as a liveable part of Delhi in particular (vis-à-vis cost of acquiring/renting a house within NDMC area) and NCR in general.

Non commercial nature of the area necessitated a study that could look into the perception of residents about the only purely residential area of this size in whole of north India.

Despite all efforts to steer the survey away, respondents could not help but feel better after comparing it with its poorer cousins spread across the NCR.

Conclusions…..


Dwarka, despite lack of empathy from quarters that could have been more sensitive, possesses the potential of being a very good residential township.

Many issues that it faces today are same as those being faced elsewhere in the city but its capability to absorb lot of infrastructure in future, gives it an edge over other areas of NCR.

The project has helped us understand the fact that generally perceived impressions will always differ between the outsiders and insiders and unless a young manager tries to see the things as these exist beneath the surface, he/she will remain as good or as bad as an outsider despite being a member of an organisation.

…..Conclusions


Dwarka is a sold-out sub-city and does not really need any advertisement. With many projects likely to fructify once judicial proceedings are over, it is but natural that many more residents will acquire new addresses here.

Govt must, therefore, make a sincere effort to address popular aspirations of the residents so as to make it a wholesome residential destination.

What residents look forward to is nothing but some of the fundamental privileges that every citizen of a free country simply deserves in the first place.

With many under-developed and open spaces still available, many more amenities like shopping malls, hospitals, theatres, religious institutions can still be provisioned without putting too much of a stress on the eco-balance of the place.

Recommendations…


Law and order remains on top of the list wherein opinion is unanimous and unequivocal.

Sanitation related issue need to be looked into as that also figures very high on the priority list.

A better quality of water, better govt sponsored medical facilities and internal transport (monorail or feeder bus service) are amongst other issues that merit attention.

…Recommendations


Appendix A – Questionnaire…..

Appendix…

PRIMARY RESEARCH : PERCEPTION OF DWARKA AS A LOCALITY

Name of the respondent (optional)………………………………… Sex …… Age……..

Years of stay at Dwarka…………….. Self-owned or rented………….. Sector ………..

(You are requested to fill in the following details and add any additional comment in the space given

in the end)

1. The most impressive thing about living in Dwarka………………………………………………………………….. ……………………………………………………………………………………………………………………………………………………………

2. How is social life in Dwarka? Good/ does not matter/ poor.

3. How do you find the connectivity of Dwarka with other parts of NCR? Good/poor/workable

4. Are you happy with the conveyance options within the suburb? Yes/No; reasons……………… …………………………………………………………………………………………………………………………………………………………. ………………………………………………………………………………………………………………………………………………………….


…..Appendix A – Questionnaire…..

5. How do you compare cost of living with other areas like Central Delhi or Old Delhi? Very high/ Moderately High/ No difference/ Cheaper in Dwarka.

6. What do u think about women safety in Dwarka? Satisfied/ anxious/ (any other views)……….

…………………………………………………………………………………………………………………………………………………………… 7. How is over all security environment in Dwarka as compared with other parts of NCR?

Better/ similar/ worse. 8. Are you happy with police and traffic cops’ performance in Dwarka? Yes/could be better/No.

9. Does Dwarka offer you enough choice of eating places and variety in restaurants? Yes/No.

10. Do you spend routine weekends in Dwarka or prefer to visit other places in NCR? Yes/ occasionally/ frequently/never.

11. How do you rate shopping options ? Good/inadequate/poor mix.


…..Appendix A – Questionnaire….. 12. Your views about:-

(a) Schools and educational facilities Good/average/poor.

(b) Hospitals and medical facilities Good/average/poor. (c) Traffic to road space ratio Healthy/ poor.

(d) Parking areas v/s requirement Adequate/match/inadequate. (e) Religious institutions Adequate/inadequate. (f) Shopping malls Have none/arcades are better.

13. What is your views about Metro connectivity?

(a) Connectivity per se Good/Average/Poor (b) Route profile (within) Well planned/ could have been better/poor

(c) Route (outwards; via Navada) Well planned/ unduly long/poor 14. State of following amenities :-

(a) Water supply Good/average/poor (b) Electricity Good/average/poor (c) Municipality Good/average/poor

(d) Pest and insect control Good/average/poor (e) Drainage Good/average/poor


…..Appendix A – Questionnaire

15. Quality of :- (a) Water Good/average/poor

(b) Air Good/average/poor

16. When you (if so) bought your property, what was the first thing in your mind? Investment/ lifestyle/ surplus money had to be parked somewhere/ not applicable.

17. Thing that you dislike/hate the most about Dwarka………………………………………………………………. …………………………………………………………………………………………………………………………………………………………….

18. Issues that need urgent attention by civic bodies/concerned departments:- (a) ………………………………………………………………………………

(b) ……………………………………………………………………………… (c) ……………………………………………………………………………… (d) …………………………………………………………………………………………………………………………………..

………………………………………………………………………………………………………………………………………………. 19. How do you rate overall living experience here? Outstanding/very good/good/average/poor

/ very poor.

20. If you were to advise your wards/friends/relatives who are looking to settle down or buy property in NCR, would you ….. Go all out to pitch for Dwarka/ will advise against living here.

21. Any other input/feedback/idea(s) ……………………………………………………………………………………. ……………………………………………………………………………………………………………………………………………………… ………………………………………………………………………………………………………………………………………………………

……………………………………………………………………………………………………………………………………………………… ………………………………………………………………………………………………………………………………………………………

……………………………………………………………………………………………………………………………………………………… …………………………………………………………………………………………………………………………………………………….. ………………………………………………………………………………………………………………………………………………………

Thanks for your valuable time

(Data collected by…………………………………………………) Date………… Dec/Jan 2012/2013


Appendix B– Results…..

….Appendix

Issue/question In Favour Middle path Against

Movement

Connectivity of Dwarka with other parts of NCR 15 4 11

Conveyance options within the suburb 12 18

Traffic to road space ratio 22 8

Parking areas v/s requirement 9 5 16

Metro connectivity 22 7 1

Metro route profile (within) 11 19

Metra route (outwards; via Navada) 14 16



….Appendix B…

Safety and Security





Being Social

Social life in Dwarka 16 4 10

Choice of eating places and variety in restaurants 21 9

Spending routine weekends in Dwarka or prefer to visit other places in NCR 10 13 7

Rating of shopping options 15 12 3

Shopping malls 10 30

Sub section output: 72, 29, 59

Fundamental Issues

Hospitals and medical facilities 8 9 13

Schools and educational facilities 20 8 2

Religious institutions 12 18



….Appendix B

Pure Economics

Compare cost of living with other areas 22 7 1

Investment/ lifestyle/ surplus money 9 13 8

Advice for settling down or buying property in Dwarka 7 23


Basic Amenities

Water supply 7 12 11

Electricity 19 10 1

Municipality 10 12 8

Pest and insect control 8 22 10

Drainage 9 10 11

Quality of water 1 5 24

Quality of Air 9 15 6


Overall living experience 17 13

Total Score 357 240 293


Business Communication (11th Edition) by Lesikar, Flatley, Rentz and Pande (Chapters 10, 11 and 12)

The following web sites were referred to during secondary research:-

http://www.delhipolice.nic.in/knowurps.html

http://www.delhipolice.nic.in/

http://www.delhi.gov.in/wps/wcm/connect/DOIT_RCS/rcs/home/

http://dda.org.in/planning/dwarka.htm

http://www.delhi.gov.in/wps/wcm/connect/DOIT_DJB/djb/home

http://www.dwarkaguide.com/Dwarka_infrastructure_and_constructions.html

http://www.delhimetrorail.com/

http://www.rinfra.com/

http://www.mcdonline.gov.in/

http://delhi.clickindia.com/areas/dwarka.html

Bibliography





















