Environmental implications of mixed used development

Environmental Implications of Mixed Use Development 2013

i

School Of Planning and Architecture, New Delhi

Environmental Implications of Mixed Use Development Thesis Report: Masters’ in Planning (Environmental Planning) 2013

Swati Talwar 4/26/2013


ii

DECLARATION

This is to declare that the Thesis report titled “Environmental Implications of Mixed Use Development”

has been undertaken by the author in partial fulfillment of the requirement for the award of the degree

of Masters’ in Planning with specialization in Environmental Planning. The research work undertaken is

has not been published for award of any other degree or diploma.

Swati Talwar

SPA/NS/EP/257

Date:


iii

CERTIFICATE

This is to certify that this Thesis Report titled “Environmental Implications of Mixed Use

Development” has been submitted by Swati Talwar to the School of Planning and Architecture, New

Delhi; in partial fulfillment of the re quirements for the award of Master’s Degree in Planning with

specialization in Environmental Planning.

Guided By: Accepted

Mr.B.K Jain Dr. Mahavir Head, Dept. of Environmental Planning

May 2013


iv

ACKNOWLEDGMENTS

This terminal project would not have been possible without the support and effort of many people

involved directly or indirectly in the process. I would like to take this opportunity to express my

gratitude towards their contribution.

I am indebted to my guide Mr B.K Jain for his constant motivation, support and guidance towards the

research; his constant push to work and his regularly used words “think more” has helped me develop a

refined thinking on the subject. Like a true guide he has helped me move on the track.

I am equally grateful to my co guide and head of department Dr Mahavir for not only showing the

direction throughout the study but also for suggesting me with the research topic and providing with

literature on the same.

I am extremely obliged towards the officials of various organizations for providing secondary data and

also towards the participants of the various surveys that were conducted for the research work.

As they say ‘A friend in need is a friend indeed’ I would like to thank all my friends for their support and

special thanks to Kamran for being my friend in need for all possibilities ranging from field surveys to

technical help.

Last but not the least I would like to acknowledge the constant support and motivation provided by my

family throughout the course; specially my father for accompanying me to various departments and on

site visits.


v

ABSTRACT

In simple terms mix (Land) use refers to co -existence of more than one land use on a common ground, be it a

floor, building or zone. Mix use has been a part of our cities, since historic times where retail, workshop etc.

all co- existed with the residence. Industrialization and associated adverse impacts lead to overtaking of mix

use concept by segregated land use planning through the concept of zoning; which although American in

notion but was widely accepted and implemented. The approach was also adopted in the 1962 MPD in form

of hierarchy based planning for commercial spaces and discontinuance of non -conforming uses such as

residential in commercial and vice versa. Two subsequent master plans later, mix use is permitted through

provisions in the MPD and is also being planned in cities across the globe; in order to attain sustainable

development and reduce travel demand among various other benefits. Thus making it very clear that mix use

is not only part of our culture but also a prominent part of future planning processes.

The MPD approach of increasing the ambit of permitting mix over the 3 master plans as against the strategy

of planed mix use development or redevelopment adopted in other global cities makes us question the likely

impacts of this liberal shift. Together with the fact that every land use is associated with environmental

impacts; thus a combination not only needs land suitability but compatibility among uses as well. Thus the

study aims at investigating the environmental implications of such mix use development in the city of Delhi;

in particular after the MPD 2021 notification.

A study of four case study areas brings out varied mix combinations which are established as factors of

location, accessibility, existing establishments and infrastructure. From the analysis it can be inferred that the

nature and magnitude of impact on a mixed use area is determined by the type of mix and its intensity; for

example in Lajpat nagar numerous retail establishment lead to vehicle related issues while in Naraina the

issues were infrastructure related due to type of activities. Whereas almost all the inferred implications were

negligible in case of planned mix use area i.e Dwarka hence proving the hypothesis.

The inferences along with a retrospect of master plan provisions lead to three fold strategy which

recommends planning for new upcoming mix used areas; developing an assessment methodology and

thereafter regulation techniques for notified streets and a control mechanism based on future requirements

and infrastructure demand supply status for future notifications.

Despite all advantages and measures to mitigate adverse impacts and recommending techniques to regulate

the mix; the challenge still prevails in regulating the quantum primarily due to democratic nature of our

policies where if one use is permitted in an area we cannot deny similar other use in that area; along with the

challenge in its enforcement and maintenance.


vi

Summary in Hindi


vii

Contents

DECLARATION ....................................................................................................................................ii

CERTIFICATE ...................................................................................................................................... iii

ACKNOWLEDGMENTS ........................................................................................................................ iv

ABSTRACT ..........................................................................................................................................v

Summary in Hindi .............................................................................................................................. vi

List of Tables ................................ ................................ ................................ ................................ ..... ix

List of Figures .................................................................................................................................... ix

1. MIXED USE .....................................................................................................................................1

1.1 HISTORY ................................ ................................ ................................ ..............................2

1.2 NEED FOR STUDY & AIM.......................................................................................................4

1.3 HYPOTHESIS ........................................................................................................................5

1.4 METHODOLGY .....................................................................................................................8

2 CASE STUDY ................................................................................................................................9

2.1 Selection of case study areas ................................................................................................9

3 Assessment ...............................................................................................................................11

3.1 Characteristics of Mix Use ..................................................................................................11

3.2 Lajpat Nagar II ...................................................................................................................11

3.3 NARAINA ...........................................................................................................................15


viii

3.4 Indicators of assessment ................................ ................................ ................................ ....17

3.4.1 Noise .........................................................................................................................17

3.4.2 Air Pollution ...............................................................................................................19

3.4.3 Vehicl es .....................................................................................................................21

3.4.4 Infrastructure .............................................................................................................22

3.5 New Sainik Vihar ( Uttam Nagar).........................................................................................26

3.6 Inferences .........................................................................................................................28

3.7 Dwarka..............................................................................................................................29

3.8 Conclusions .......................................................................................................................31

3.9 Existing Provisions under MPD 2021 ...................................................................................34

4 RECOMMENDATIONS ................................................................................................................35

4.1 A planning guideline for new mixed use areas .....................................................................35

4.2 Techniques for further notifications and assessment of existing ...........................................39

4.2.1 Infrastructure Demand- Supply................................ ................................ ....................39

4.2.2 Commercial Space Requirement ..................................................................................42

4.2.3 Mix based on Peak hour of activities ................................ ................................ ............43

4.2.4 Inter-relationship based mixing ...................................................................................43

4.2.5 Others........................................................................................................................44

5 Further research possibilities .....................................................................................................45


ix

6 References .......................................................................................Error! Bookmark not defined.

7 Annexure- Survey Formats .........................................................................................................48

List of Tables

Table 1 Comparative of MPD’s vision and Provision regarding Mix Use .................................................2

Table 2 Example of Different Approach based on Category of Colony ....................................................9

Table 3 Characteristics of selected study area................................. ................................ ....................10

Table 4 Pollutant emissions from vehicle types...................................................................................19

Table 5 Pollutant emissions –comparative in mix use area and residential area for Lajpat NAgar...........19

Table 6 Quantitative Solid Waste generation ......................................................................................22

Table 7 Water Demand in Naraina & Lajpat Nagar 2013 ......................................................................23

Table 8 Electricity Consumption –Comparative ...................................................................................24

Table 9 INFRASTRUCTURE STRESS......................................................................................................25

Table 10 Solid Waste Demand- Supply Equation for Naraina ...............................................................39

Table 11 Commercial Space Assessment for NAraina ..........................................................................42

List of Figures

Figure 1 Horizontal & Vertical Mix Use In Same Building

Figure 2 Mix use at Site level ...............................................................................................................1

Figure 3 Land Use Plan of Chandni Chowk

Figure 4 Notified Commercial & Pedestrian Streets ............................................................................5


x

Figure 5 Street in Old Delhi - Then & Now .........................................................................................5

Figure 6 Streets & Chowk In Old Delhi ..................................................................................................6

Figure 7 Location of Four study Areas ................................................................................................10

Figure 9 Floor Wise Use Premises 2002 ..............................................................................................11

Figure 8 Context for Lajpat Nagar Study area......................................................................................11

Figure 10 Floor Wise Use Premises 2013 ................................ ................................ ............................12

Figure 11 Use Premises 2002

Figure 12 Use Premises 2013 .............................................................................................................12

Figure 13 Comparative Use Premises 2002 & 2013 .............................................................................12



Figure 16 Floor wise use Premises; Comparative between 2002 & 2013...............................................14

Figure 17 Floor Wise Use Premises ................................ ................................ ................................ ....15

Figure 18 Use Premises 2008

Figure 19 Use Premises 2013 .............................................................................................................15


Figure 21 Use Premise comparative for 2008 & 2013 ..........................................................................16

Figure 22 Noise Levels.......................................................................................................................17

Figure 23 Noise Levels – Lajpat Nagar (Mix Use) .................................................................................18


xi

Figure 24 Noise Levels Mayur Vihar ( Residential – Group Housing) .....................................................18

Figure 25 Noise Levels Commercial Area ................................ ................................ ............................18

Figure 26 Pollutant Emissions at Lajpat Nagar based on Vehicle Count.................................................20

Figure 27 Veer Sarvarkar Marg : Lajpat Nagar- Weekday 12:00PM.......................................................21

Figure 28 : Qualitative Solid Waste Generation (by various commercial establishments).......................22

Figure 29 New Sainik Vihar ................................................................................................................26

Figure 30 Land Use Distribution

Figure 31 Distribution by Employment & Use Premises .......................................................................27

Figure 32 Activities in Sainik Vihar......................................................................................................27

Figure 33: Aashirwaad Chowk , Dwarka (Junction of Sector,12,11,5,6) .................................................29

Figure 34 Dwarka Aashirwaad Chowk ................................................................................................29

Figure 35 Use Premises Dwarka 2013.................................................................................................30

Figure 36 Floor Wise Use Premises (Dwarka) 2013..............................................................................30

Figure 37 Air & Noise Pollution mitigation measures through development control norms ...................36

Figure 38 Illustration for possible development control norms. ...........................................................38

Figure 39: Demand Supply Scenario for solid waste management- Naraina ..........................................40

Figure 40 Assessment for commercial space demand-Supply -Naraina.................................................42

Figure 41 Peak hour of activities ........................................................................................................43

Figure 42 Synergy between use premises ...........................................................................................43


1

1. MIXED USE

As explained by David Rhind in his book ‘LAND USE’ (Rhind)

(i) Land is fixed & finite in nature,

(ii) A piece of land can have more than one use and

(iii) Two or more uses can be incidental to each other; thus can have various combinations.

Thus comes in place the concept of co-existence of uses and the terminology of mixed land use.

Depending on the scale of land; different types of mixed use typologies can occur ranging from mix of

uses at building level to a cluster of buildings. The various typologies and mix possibilities lead to

numerous definitions for the concept of mixed use in the field of land use planning. According to

Bangalore master plan: ‘Mixed Land Use’ areas are those where employment, shopping and residential

land uses will be integrated. Whereas NSW’s Government of planning provides the following definition

“Mixed use development is defined as a building or place containing two or more different land uses.”

The definition provided by the Adelaide city council seems to cover almost all the possibilities of mixed

luse concept “Development which comprises a mixture of two or more land uses, either comprised

within a single building (horizontally or vertically) or multiple buildings of different uses within a

distinct development site” (Adelaide City Council, 2009)

Figure 1 Horizontal & Vertical Mix Use In Same Building Figure 2 Mix use at Site level

Source:, (Healthy Spaces) retrieved Feb 2013

In case of Delhi; the MPD 2021 mix use is provided in the form of permitting use premise

of one zone in other use zone (say retail as a use premise under commercial zone is also permitted in

residential & industrial use zone). Detai ls of further conditions regarding where & what can be

permitted are provided under the chapter of mix use regulations. The resultant can be in form of mix in

a single plot (horizontally or vertically) or combinations of plots.

Residential

Commercial

Retail

Car Park

Residential

Mix Use

Retail Parking


2

1.1 HISTORY

Mixed use is not a new concept it has been the pattern of growth in historic cities of India and world

over; especially in the organically grown cities. The cities had a confined walk-able boundary and also

since automobiles were not in much use, thus all the activities co-existed within a smaller area.

Industrialization and increase in motorized vehicle use were the turning point in the field of land use

planning; the hazards posed by industries to residential areas along with existing poor living conditions

in the inner city areas lead to the concept of zoning. However zoning is now being looked at as one of

the causes for increased travel, longer commuting distances and other related issues and thus cities all

over are returning back to the concept of mixed use (For example Adelaide, San Diego, Florence etc) for

cutting down travel and thus pollutant emissions, for encouraging vibrant societies and for promoting

sustainable growth amongst other such benefits. (Adelaide City Council, 2009) & (Calofonia Climate

Action Network, 2009)

In case of Delhi the phenomena of mixed use existed since pre

independence times in old areas like shahjanabad. Later on in 1962 with the first master plan; the city

was introduced with the concept of zoning and thereby discontinuing mixed uses. With two subsequent

master plans, the policy has seen a shift from permitting existing mixed uses as an acceptance of need

for the society to planni ng mixed use as a part of proposed land use plan in the new areas. (Refer table

below)

Table 1 Comparative of MPD’s vision and Provision regarding Mix Use 1962 2001 2021 POPULATION 1961= 2.6 million 1991 = 9.42 millions 2011 = 16.7 millions Increasing

Population, Stagnant area thus vertical growth necessary

2001 = 13 million 2021 = 23.0 millions

Area 1487 Sqkm 1487 Sqkm 1487 SqKm

Perspective on mixed land use

Defines present conditions of mixed use as undesirable with examples like residential and shopping.

In the situation, where in a number of residential areas, commercial activity has already intruded formulation of a balanced policy of mixed use considering its environmental impact and socio-economic need of

Acknowledges the need for permitting mixed land use and lays down the conditions for implementation.

In case of industries; cites as a source of nuisance and is more concerned with living environment

The over-riding principles for permitting mixed use - need to acknowledge and make adequate provision for meeting

From considering it as undesirable to acknowledging as a need &


3

of residential areas society is of utmost public importance.

community needs, mitigating environmental impact & providing for safe and convenient circulation & parking.

part of society yet having environmental impact to suggesting it as a measure to mitigate environmental impact

PROVISIONS REGARDING MIXED LAND USE

Resettlement of industries in residential areas. Removal of village like activities ( Dairy, Pottery etc).But permits incidental uses like nursery, clinincs and other on special permission

Declaration of MLU streets after traffic assessment & demand assessment on municipal services

Declaration after assessment of existing non residential activity & demand on amenities

DISCONTINUANCE OF NON-CONFORMING USES. Residential Non-Conforming Uses. Residential use in Industrial areas. Residential use in commercial areas.(Permitted in upper floors) Residential use in public recreational areas. Commercial Non-Conforming-Uses. Commercial use in Industrial area. Commercial use in residential area. Commercial use in public and semi-public use areas including recreational areas.

(i) The commercial activity allowed shall be only on the ground floor to the extent of 25% or 50 sqm whichever less is. The establishment shall be run only by the resident of the dwelling unit. The following activities shall not be allowed: Retail shops of building material, firewood, coal. Repair & Repair shop and nursing homes, guest houses, storage, godowns, junk shops, fabrication and welding.

Mixed use permissible, in residential premises: commercial, public-semi public and professional activity. Retail shops shall be permitted on plots abutting streets notified for mixed use only on the ground floor up to the maximum permissible ground floor coverage. Nursing homes, guest houses, banks are now permitted to 100% of FAR in certain areas. ROW's 18m, 13.5m, 9m & 6m in different categories of colony.

The policy over the 3 MPD's has had many additions in the MLU provisions thus the need to examine the effect of liberalization in policy provisions

Source; (MPD 2021) (MPD 2001) (MPD 1962)


4

1.2 NEED FOR STUDY & AIM

Mixed land use was in practice since historic times, industrialization over took it by segregated land use

planning through the concept of zoning; today mixed land use is being encouraged, proposed and

planned at various scales ranging from streets, to neighborhood to city level across the globe.

The fact that population in cities is rapidly increasing whereas the area to support that population is

limited (refer table above for case of Delhi), has lead to shift in thought towards planning vertical growth

of cities & increasing density of low rise low density areas; to which the strategy of mixed land use

befits. Simultaneously the segregated uses has lead to increase in number of trips thus the vehicular

traffic leading to rise in pollution levels; therefore the concept of multiple use within walk-able distances

is being encouraged. Also we cannot overlook the fact that many of our cities (in this case Delhi) have

old areas functioning even today on mixed used pattern and mixed use serves the commercial

requirements in many of the unauthorized & urban village settlements, thereby making it an inherit part

of our society and culture.

It can now be said that mixed land use is not only a part of our system but is also seems to be emerging

as the need of the hour in planning our cities. But at the same time we must look at disasters like Bhopal

Gas tragedy and the process of Industrialization as the very reasons which lead to segregated planning

of land uses; that is to say that every land use is associated with certain environmental implications

which can cause adverse effect on other land uses, on health and on living conditions of the people

around it; therefore it can be said that all land uses are not compatible to each other. Thus there arises

the need to investigate the possible implications of mixing two or more land uses on the environment

before the concept gets implemented on a larger scale.

Looking at case of Delhi through provisions in the master plan regarding mixed land use,

we find that the 1962 MPD considers mixed land uses as undesirable and proposes for discontinuance

of such mixing, also comments on the existing situation of mixing as creating nuisance especially with

reference to industries in residential areas; whereas the MPD 2001 recognizes the fact that mixed use is

the part of the society and has crept in even with restrictions and thus proposes and permits mixed land

use in the form of commercial in/with residential keeping in view the traffic it would generate and its

environmental impact. The MPD 2021 witnesses a far more liberal approach in the mixed use

regulations, where certain activities like nursing home, Banks, guest houses etc that were not permitted

in earlier plans have now been permitted; ROW restriction also has wider catchment from 6m. 9m to

18m and is permissible in planned settlements as well as in urban villages. Thus there arises a need to


5

assess the implications of the liberalization from an environmental perspective, the need to know

whether in order to provide for the socio-cultural need what consequences the environment is likely

to face. The time also seems apt in case of Delhi where the master plan is being relooked at currently.

1.3 HYPOTHESIS

On one hand the concept of mixed use is being planned in developed countries to attain sustainable

development while on the other (in Delhi) it is being permitted based on the fact that is need and part

of society. An understanding of the concept in terms of its implementation in other countries leads to

the fact that all are being proposed for new development or have detailed guidelines for

redevelopment and present a very rosy picture while the imagery of mixed use in context of Delhi is far

from it. Thus through a brief glance at one of the oldest areas of Delhi from the perspective of mixed an

attempt has been made to understand the concept for the context of study.

Figure 3 Land Use Plan of Chandni Chowk Figure 4 Notified Commercial & Pedestrian Streets

Source : (Draft Redevelopment Plan for Special Area, 2012)

Figure 5 Street in Old Delhi Then Now

Source: retrieved from slideshare.com, Feb 2013 Source: (Draft Redevelopment Plan for Special Area, 2012)


6

The major streets in Shahjanabad were planned to support mixed use in form of commercial on ground

floor and residential on upper floor, over the time those streets have become fully commercial (as seen

in land use map) and along with it the mixed use has penetrated further inside in dominantly residential

area; hinting the start of cyclic process. The increase in commercialization (16% commercial & 11%

Mixed use) has lead to encroachment and further congestion of the place. Over the time the catchment

of the commercial establishments has reached city limits and is being identified as City level commercial

area in the master plans further adding to traffic problems. The lack of or inadequacy of planning (the

fact that the draft redevelopment plan is put up for public opinion on 18th January 2013) has lead to

problems like inadequate parking, fire tender access, vehicle-pedestrian conflict, basic sanitation

services for customers & shopkeepers which has further lead to a Slum status to practically whole of the

walled city area under the slum act. (D, 1990)

Figure 6 Streets & Chowk In Old Delhi

Source: (Primary Survey, 2013)

Almost all streets connected to major streets have commercial establishments with warehouses and

workshops within the same premises or in surrounding areas.

Thus the Hypothesis: Despite the fact that mixed use has many advantages regarding optimum

utilization of resources and the potential of being a tool for sustainable development; yet if not

planned ; has the potential to cause environmental stress.

The hypothesis reinforces the need for study where it will Aim to investigate environmental

implications of mixed use development and thereafter suggest measures to mitigate the adversities.


7

OBJECTIVES

In order to determine environmental implications one needs to examine the policy provisions and it’s

inherit implications and associated impacts on ground thus the objectives

- To assess the concept of Mixed Use in Delhi, in particular after MPD 2021 notification

- To assess environmental implications of proposed mixed use policy in MPD 2021

- To assess the impacts of policy translation on ground.

- To recommend environmental conscious measures to deal with issues at hand

EXPECTED OUTCOME

The drastic shift in policy and its further liberalization along with the hypothesis not only urges to

explore environmental implications but also demands an assessment to find the limit/extent to the in

terms of the quality, quantity & location. Thus one of the expected outcomes will be an attempt at

determining the environmental threshold of mixing land uses.

As it has been said earlier that many cities across the globe are implementing mixed land use as a part of

planning, they see many environmental advantages of the phenomena like reducing travel demand and

thereby reducing pollution by vehicles, saving resources like land and effective utilization of

infrastructure. Thus another outcome through assessment of implications would be

- Applicability of mixed land use as a resource effective planning tool

Another outcome is in the form of achieving the aim and thus arriving at recommendation towards

minimizing adverse environmental effects.

Scope &Limitations

1. The scope of mixed land use is restricted to mix of non residential activities permitted in residential

premises.

2. The study focuses on the physical urban environmental aspects and thus social, biotic and

economic implications are not part of the study.

3. The study will be limited to 4 stretches in Delhi due to time constrain and convenience.

4. Proposals will be in the form of recommendations only due to lack of extensive data required as

mix use has diverse possibilities.


8

1.4 METHODOLGY

General Methodology

1. Literature review

Detailed Methodology

To Understand

Need for study

Objectives

Detailed Methodology

1. LITERATURE REVIEW

& CASE STUDY

Mixed land use and related provisions through - Reports, Articles - MPD 1962,2001,2021 - Focusing on MLU regulations

in MPD 2021

Environmental aspects of mixed land use development, through

- Studies of MLU planning implementation in other cities

Environmental implications of the policy

Selection of Environmental Parameters for analysis

2. Data Collection

STAGE I

- Land Use (floor wise)

- Rates - Plot sizes -

Land Traffic Noise & Air Pollution

Residential Environment

Infrastructure

Parking

Nos. of

Vehicles

Noise levels

Air

pollutants

People’s

perception

Electricity

Solid waste

Quality

Water

Waste

Water

- Activities

happening

- Population

- Peoples’

perception

3. Analysis of policy translation on

ground& implications

- Compatibility of uses and related impacts

- Comparative with LSC/CSC in terms of land utilization

- Comparative Traffic generation from land uses and related pollution and congestion

- Impact on environment due to noise, visual nuisance, activities, infrastructure demand generated as a comparative.

- Infrastructure

utilization

- hazard

potential

STAGE II

STAGE III

3.2. Inferences

4. Recommendations STAGE IV


9

2 CASE STUDY

2.1 Selection of case study areas

Delhi’s Settlements can be classified on various basis like on the basis of infrastructure provisions done

for house tax calculations (Category A,B,C…G) or the basis of its origin say resettlement, rehabilitation

colony or planned colony, or its status say unauthorized or unauthorized-regularized etc.

Thus the master plan of Delhi 2021 adopts a differentiated approach in permitting mix use in these

various existing typologies. One example of the approach is seen in variation according to colony type

(A,B,C,D…G) which is predominantly determined by the ROW; as in lower category colonies the ROW is

less in comparison to higher category colonies

Table 2 Example of Different Approach based on Category of Colony

Source: (Kumar, 2012) Other differentiation is observed is according to settlement type which covers unauthorized colonies, regular plotted developments, and urban extensions. The Mix use regulations in MPD 2021 permits certain commercial, public & semi public &


10

professional offices in residential use zone under the ambit of mix use. Whereas under the chapter for industries certain household industries are permitted in residenti al zone/ area subject to condition of number of employees & power consumption. Thus the study attempts to take 4 different areas in different location, with difference in settlement type as well as difference in the nature of mix to fulfill the aim of investigating the environmental implications of mixed use in various existing scenarios in the city of Delhi.

Table 3 Characteristics of selected study area.

S.No Study Area Colony Settlement Type Mix Use ROW(m) MIX of 1 Lajpat Nagar C Rehabilitation Permitted 9,15,24 Resi+ Comm+

Prof Office 2 Naraina D Planned -Plotted Permitted 40 Resi + PSP

+Comm + Prof offices

3 Sainik Vihar (Uttam Nagar)

G Unauthorized Permitted 9,12,15 Resi + Comm+ HH Industry

4 Dwarka D Urban Extension Planned 45 Comm + PSP Source: (Author 2013) & www.mcd.gov.in

Figure 7 Location of Four study Areas

Source: (www.googlemaps.com)


11

3 Assessment

3.1 Characteristics of Mix Use

3.2 Lajpat Nagar II

The Study area which was once planned as residential was declared mix use in the MPD 2001 while the

2006 notification declared it as commercial which is a direct indication of growth of non residential

activity in the residential area. The major characteristic of the site is its location and proximity to non

hierarchical city level market which needs to considered while looking at environmental implication.

The original plot sizes planned were 167.2 Sqm & 250.8 Sqm which have now undergone subdivision

and commercialization

Figure 9 Floor Wise Use Premises 2002

Source: (Paul, 2002)

Lajpat nagar II is a planned rehabilitation colony located

on the eastern side of Ring Road and now within the

accessibility of violet metro line. The site is located on the

north of Veer Sarvarkar Marg which abuts the Central

Market.

The Presence of central market & its growing reach has

had its influence on the surrounding areas as well.

Figure 8 Context for Lajpat Nagar Study area

Source:www.googleearth.com,Retrieved Feb2013


12


Source: Primary Survey 2013

Figure 11 Use Premises 2002 Figure 12 Use Premises 2013

Figure 13 Comparative Use Premises 2002 & 2013

Use Premises 2002 Residential

Retail

Clinic/Lab

Godown

Bank

Service

Office

Vacant/uc

Use Premises 2013 Residential

Retail

Clinic/Lab

Godown

Bank

Service

Office

Vacant/uc

-10%0%

10%20%30%40%50%60%

20022013


13

It is observed that residential still dominates the percentage share due to increase in FAR norms and

subdivision of plots, whereas in the non residential aspect retail has the highest share and has seen

maximum growth also, followed by the service (predominantly in the nature of parlors and tailors). The

activity of concern here is the increase in number of godowns or storage and ancillary premises like

bottled water manufacturing, as they are not permitted in residential zones as well as in mixed use

streets.

Thus it can be said that one of the implications of growth of unplanned, unchecked mix use is the

growth of support activities which can be of illegal nature. The other implication is the number of

similar premises namely retail of garments and accessories; more the number more is the variety to the

customer and thus the increase in catchment from local level to zonal and in this case the reach is at

sub city level. The location in this case also plays a critical role in increase of intensity; as it can be seen

that the central market had influence on its adjoining street thus the location is a parameter of utmost

concern while declaring a street as mixed use or commercial.

In terms of spatial growth it can be said that on the main road the activities have gown on upper floors

while the side lanes have been further penetrated. Also the activities catering to local traffic shifts

inside as the property rates on main street start increasing. Interestingly the covered elevated drain on

the western side limits the growth of bigger catchment enterprises. Thus inducing a cyclic process

where the smaller shops catering to local needs shift in interior, with increase in number and market

forces it converts to mix use and then to commercial thereby losing the mix; it therefore becomes

necessary to find a mechanism to regulate the whole cyclic process.

It is evident from the figure below that retail prefers to grow on ground floor or on basements while

services etc can and do take position on the upper floors. While smaller retail shops limit to ground

floor the retails shops associated with brand names tend to occupy bigger space and thus move

vertically up in the same premises (examples observed are PUMA and UCB) thus restricting retail to

ground floor level as a policy measure in MPD is clearly violated. As bigger brands are associated with

more variety they need more consolidated space thus chances of violation.

This leads to exploring other options for restricting spread of non residential activity besides just floor

restrictions. Either we restrict in terms of floor area like small shops are permitted on any street up to

20Sqm or there is floor area regulation on nursing homes in the mixed use policy under MPD 2021.


14


Source: (Paul, 2002)



Figure 16 Floor wise use Premises; Comparative between 2002 & 2013

Source: (Paul, 2002)& Primary Survey 2013

0% 20% 40% 60% 80% 100%

basement

gf

ff

sf

tfFLOOR

Residential RetailClinic/LabGodownbankServiceprof officeofficeuc/vacantRestraunt

0% 20% 40% 60% 80% 100%

basement

gf

ff

sf

tfFLOOR

Floor wise Use Premises 2013Residential RetailClinic/LabGodownbankServiceprof officeofficeuc/vacantManufacturingRestraunt

0%10%20%30%40%50%60%70%80%90%

base

men

t gf ff sf tf

base

men

t gf ff sf tf

2013 2002

Residential

Retail

Clinic/Lab

Godown

bank

Service

prof office

office


15

3.3 NARAINA

In Lajpat nagar study area retail dominated the non residential activity and the growth was more visible

on ground floor & basements, one of the reasons identified is its accessibility due to its location and

presence of central market as a pulling factor. The retail & other activities catering to local needs have

shifted inside, more towards residential area although the typology it exists in is still mixed use.

In contrast Naraina Vihar a post independence planned plotted development situated at the junction

of two railway lines (Delhi-Rewari & Ring Railways), portrays a different picture of mix use both in

terms of quantum and type of activities.

The selected street i.e. Ch Girdarilal Goswami Marg ROW 40m is the main road connecting ring road

and the patel road, the said street act as a outer road to residential areas with total 72 plots varying in

sizes from 1000Sq yards to 200Sq yrds.

Figure 17 Floor Wise Use Premises


Figure 18 Use Premises 2008 Figure 19 Use Premises 2013

Source :MCD Survey 2008 & Primary Survey 2013

Building Use 2008Residential

Retail

clinic/Nursing Home/LabGuest House

Bank/ATM

Services

Prof Office

Office

Vacant/ Under Construction

Building Use 2013Residential

Retail

clinic/Nursing Home/LabGuest House

Bank/ATM

Services

Prof Office

Office

Vacant/ Under ConstructionRestraunt


16

It can be seen from the figures above that the in non residential activity there is no clear dominance,

while activities such as banks & guest houses have seen the maximum increase over the time.


Survey: Primary Survey 2013 (Author)

The non residential activity dominates on basement & ground level , still retail prefers ground. A huge

share is taken by under-construction or vacant premises indicating likely increase in the non residential

activity. The reason for limited growth of retail & other services is primarily due to existing CSC/LSC/CC

which caters to daily need of the residents.

Figure 21 Use Premise comparative for 2008 & 2013

Source: MCD Survey 2008 & Primary Survey 2013

After a brief of the two areas (Lajpat nagar & Naraina) it can be said that location & grouping of similar

activities influences growth of non residential activity and also leads to increase in its catchment area.

Retail prefers to grow on ground & basement levels. Not necessarily the mix use caters to daily need

within the neighborhood or zone.

0% 20% 40% 60% 80% 100% 120%

Basement

Ground

First

Second

Third

Fourth Floor Wise use Premises2013 ResidentialRetailclinic/Nursing Home/LabGuest HouseBank/ATMServicesRestrauntProf OfficeOfficeVacant/Under ConstructionParking

0%

20%

40%

60%

USE PREMISE COMPARITIVE 2008 &2013

2008

2013


17

3.4 Indicator s of assessment

3.4.1 Noise

Figure 22 Noise Levels

Source: (CPCB, 2006)& Primary Survey 2013

The noise levels in all the study areas are higher than the day & night time standards except in case of

Dwarka , the likely reason for low levels in Dwarka can be attributed to low level of activity on that

stretch. A comparative of other areas in Delhi is also done; which shows that noise levels are relatively

higher than standards in commercial as well as residential areas, the place where noise levels are found

almost comparable with standards is CP and the reason as cited by the study is that at the time of

monitoring the inner circle was closed for traffic. This along with various survey and reports by CPCB

has sited vehicles to be one of the major sources of noise pollution.

Looking at the pattern for study areas one can say that number of vehicles are more in Lajpat nagar

thus more noise levels. Noise although subjective in perception but has implications on the human

health and in this case levels reach beyond residential permissible limits in residential areas indicating

negative health implication in residential environment.

Lajpat Nagar Naraina Dwarka Saink Vihar

Kailash Colony Karol Bagh

CP (inner circle

closed)

DAY MAX 98.0 72 75 58.7 95.6 97.6 65.8

DAY MIN 58.5 49 48 49.1 60.1 45.2 53.5

NIGHT MAX 85.1 60 70 82.9 82.2 61

NIGHT MIN 57.2 47.5 37 52.1 39.9 52.3

0.010.020.030.040.050.060.070.080.090.0

100.0

NO

ISE

LEVE

LS IN

Db

NOISE LEVELS

Residential Night Standard

Commercial Day time Standard Residential Day, Commercial Night Standard


18

Figure 23 Noise Levels – Lajpat Nagar (Mix Use)

Source: (CPCB, 2006)

Figure 24 Noise Levels Mayur Vihar ( Residential – Group Housing)


Figure 25 Noise Levels Commercial Area

Source: (CPCB, 2006) The figures above depict noise levels in three different localities throughout the day, in a group housing

residential area the noise levels are almost touching the standards all through except during morning &

night hours, owing to maximum vehicular movement in those hours whereas noise levels in a

commercial area pick during day and remain so till night and drops down with drop in activity whereas

in an mixed use area we can see the combine effect of noise throughout day thereby indicating that

there will be prolonged exposure to high noise levels for comparati vely longer hours which is

dangerous for human ear as compared to short durations of high noise levels.


19

3.4.2 Air Pollution

Air pollution is also one of the causes for respiratory diseases in humans and is also known to have ill

effects on flora and fauna. CPCB’s study on air pollution & source allocation for the city of Delhi has

accounted vehicles to be one of the major sources along with industries for polluting the air.

Since vehicles are the major source of pollution the study here tries to relate number of vehicles and

pollutants emitted in case of mix use development i.e Lajpat Nagar in a comparison with a hypothetical

scenario assuming if that area was residential with no commercial activity.

Table 4 Pollutant emissions from vehicle types (Standard)

CAR 2 W Auto CO (g/Km) 4.53 0.72 0.69 HC 0.66 0.52 2.06 NOx 0.75 0.15 0.19

CO2 106.96 45.6 57.71 PM 0.008 0.013 0.118


Table 5 Pollutant emissions –comparative in mix use area and residential area for Lajpat Nagar (calculated based on standard emission values)

POLLUTANT MIX USE RESIDENTIAL

CAR 2W CAR 2W

CO (g/Km) 44344 4190.4 546.14 181.5 HC 6460.7 3026.4 79.57 131.08

NOx 7341.8 873 90.42 37.812

PM 78.312 75.66 0.9645 3.277

CO2 1E+06 265392 12895 11495

TOTAL

POLLUTANT MIX USE RESIDENTIAL DIFFERNCE CO (g/Km) 48534.57 727.63 47806.9356

HC 9487.14 210.65 9276.4888

NOx 8214.75 128.23 8086.518

PM 153.972 4.24 149.73048

CO2 1312423.44 24389.95 1288033.49


20

Figure 26 Pollutant Emissions at Lajpat Nagar based on Vehicle Count

A considerable difference can be seen in the amount of pollutants emitted in case of mix use as

compared to a fully residential scenario. Due to incompatibility of converting emissions in g/Km to ppm;

it cannot be compared with permissible standards. Even though it is quite evident that mix use activity

witnesses high air pollutants primarily due to more vehicles. The interventions could be at technology

level in fuel change or planning high vehicle intensive activities according to location to reduce trips by

private vehicles and also in terms of reducing grouping of similar activities by restricting the ir number.

0 10000 20000 30000 40000 50000 60000

CAR

2W

CAR

2W

MIX

USE

RESI

DENT

IAL

Quantity of Pollutants in g/Km

POLLUTANT EMISSIONS

PM NOx HC CO (g/Km)CO2


21

3.4.3 Vehicles

Figure 27 Veer Sarvarkar Marg : Lajpat Nagar- Weekday 12:00PM

Source: Primary Survey, Feb 2013 As seen in above two environmental indicators vehicles are one of the major cause of air and noise

pollution; thus looking at other aspects associated with vehicles.

Firstly more the number of vehicles more is the demand for parking i.e land resource. A parking survey

revealed that the parking index on weekdays is 1.5 whereas on weekends it is 2 indicating shortage of

parking space. Due to shortage of parking space in the commercial area the vehicles park in the nearby

residential neighbourhoods not only causing inadequacy for them but also causing nuisance.

Secondly the parking demand gives way for turning open spaces like parks in the residential area into

parking which is indeed a loss to residential environment. Third aspect Is the congestion that the

vehicles cause due to which there is time delay in movement; that can cause inaccessibility for

emergency services like ambulance and fire brigade, thus again creating conditions for potential

disasters. Location of such activities, connectivity with public transport and parking strategy can be the

area of interventions.


22

3.4.4 Infrastructure

In order to assess the infrastructure stress (on residential services) a comparative has been done

between a mix use area and if that area was residential.

3.4.4.1 Solid waste

Table 6 : Quantitative Solid Waste generation (In Mixed Use Scenario)

NARAINA 2008 & 2013 LAJPAT 2002 2013

Use Premises Waste Generation Factor Waste generated (Kg per day)

Residential 0.6 kg/percapita/day 432 402 748 786

Retail 0.2 kg/shop/day 53 54 123 169

Clinic/Nursing Home/Lab 2 kg/per bed/day 107 206.6 180 144

Guest House 1.4 kg/100m2/day 840 1680

Bank 0.5 kg/100m2/day 700 900 150 150

Services 0.5 kg/100m2/day 600 600 450 700

Restaurants 0.9 kg/100m2/day 180 180 76.5 306

Office 0.5 kg/100m2/da 228 325 140 455

TOTAL 3139 4348 1867 2710

Source: (http://www.trisanita.org) (urbanindia.nic.in) (www.randwick.nsw.gov.au)

Figure 28 : Qualitative Solid Waste Generation (by various commercial establishments)

Source: (CPHEE0 Manual on Water Supply) (Vatavaran Report, 2006)

0% 50% 100%

Restraunts & …

Residential

Markets

Hospital & …

% Recyclable

0% 20% 40% 60% 80% 100%

Residential

Restraunts & hotels

Markets

% Biodegradable


23

It is evident from the table above that solid waste generated per day depends on the nature of activity,

for example a restraint with similar area as that of a bank will generate more waste than a bank owing

to its functioning. Thus the quantity of waste generated will be a problem iff all the non residential

activities are high waste generating ones. In mixed use areas besides quantity the other issue related to

waste is the quality; it has been proven by various researches that the waste generated by commercial

establishments like markets, hospitals etc is less recyclable and less bio-degradable in nature as

compared to residential areas thereby having potential to create stress on the environment and its

resources.

3.4.4.2 Water & waste Water

Table 7 Water Demand in Naraina & Lajpat Nagar 2013

Water demand

Use Premises Water requirement standards NARAINA LAJPAT NAGAR

Residential 150 L/capita/Day 108000 196425 Retail 70 L Per employee per day 5460 63210 Nursing Home 135/bed/day 13500

Guest House 180 L/bed/day 14400

Bank 45 L/head/day 6075 1350

Services 70 L Per employee per day 4200 11760

Restaurants 70 L/Seat/Day 3500 11200 Office 45 L/head/day 1575 2925 TOTAL 156710 286870

(CPHEE0 Manual on Water Supply)

Similar to the case of waste generation, water demand and waste water generated are also dependent

on the type of activity. A guest house will consume more water than a residence of similar area but a

bank of similar area will generate less due to the nature of activities


24

3.4.4.3 Electricity

Table 8 Electricity Consumption –Comparative

Nos. of hours

Apliances kw/hr RESIDENTIAL BANK Hours Units Demand KwH Hours Units Demand KwH

AC 1.2 6 4 7.2 10 8 96 CFL 0.025 8 44 8.8 10 100 25 Fan 0.2 15 7 21 Computer 0.09 16 4 5.76 9 15 12.15

TV 0.3 6 2 3.6 0 Coffee maker 0.2 0 3 1 0.6 Refrigrator 6.1 24 1 146.4 Total 192.8 12.75

Source: (Residential consumption of electricity in India (Draft Report))

Since the infrastructure components are dependent on the type of activities and thus cannot be

generalized therefore we would visualize the scenario in our two case study areas namely Naraina and

Lajpat Nagar. Situation one depicts the scenario as it is, that is with mixed land use and situation 2

imagines the same study area to be fully residential and then compares the waste generated, water

demand and waste water generated to visualize the kind and magnitude of impact on infrastructure

services and thereby the natural resources.

It s evident from the table below that in case of Naraina the mix use activities as of now are demanding

more infrastructure provisions than it would in a residential scenario; predominantly owing to the type

of non commercial typologies existing there like guest houses and nursing homes. Whereas in Lajpat

Nagar the infrastructure demand is comparatively less in case of mixed use activities; again due to type

of activities that is retail is less infrastructure intensive. But as explained earlier quality is an issue if

quantity is not. Now it becomes essential to look into the carrying capacity of each infrastructure to

support the demand generated at present and for future as well.

The drawback here is the multiplicity of units for each infrastructure which makes cumulative

infrastructure stress calculation difficult and also the lack of standard factors for each infrastructure

are not in similar units for one type of infrastructure.


25

Table 9 INFRASTRUCTURE STRES S

INFRASTRUCTURE SCENARIO LAJPAT NAGAR NARAINA

Impact on existing infrastructure

ISSUES

SOLID WASTE

Scenario 1 Waste generated with Mix Use (Kg/day) 2710 4549

More in MU Nature of waste is of concern as % of biodegradable & recyclable waste is less in retail & medical.

Scenario 2 Waste Generated if fully Residential 1234 661.5 % Increase (MU) 54% 85%

WATER

Scenario 1 Mix Use (L/day) 286870 156710

Less in MU in LN but more in Naraina

Exploitation of Ground Water is a concern and differential supply hours.

Scenario 2 Fully Residential 308475 145125 % Increase (MU) -8% 7%

WASTE WATER (@80% of consumed)

ENERGY- ELECTRICITY

Mixed Use

Commercial establishments have more number of operational hours, thus increasing demand & creating load on existing supply

Total Residential

High Impact Moderate Impact Least impact

Figure 29 Infrastructure (solid waste & Water) Demand – A comparative between mix use & residential area.

0

10002000

3000

40005000

LAJPAT NAGAR NARAINA

Was

te G

ener

ated

(in

Kg p

er

Day

)

SOLID WASTE

MIXED USE RESIDENTIAL

0

100000

200000

300000

400000

LAJPAT NAGAR NARAINA

wat

er D

eman

d (i

n L/

Day

) WATER DEMAND

MIXED USE RESIDENTIAL


26

Lajpat Nagar & Naraina were two planned typologies with different composition of mix. In lajpat nagar

one saw problems associated mostly with vehicles while in Naraina infrastructure aspect was of

concern. The source of problem in Lajpat Nagar being quantity of retail while in Naraina it was the

nature of activity that had the potential to cause stress on existing infrastructure. Yet both were similar

in a way that they had mix of commercial, public semi public & professional activity in residential zone ;

a permission under the chapter of mix use regulation. Other type of mix use that prevails in the city is

residential with House hold Industries. The MPD 2021 permits certain HH industries with a limit of

maximum 5 workers and 5 Kw power thus the next study will try to investigate the scenario of this

particular mix.

3.5 New Sainik Vihar ( Uttam Nagar)

Figure 30 New Sainik Vihar


New Sainik vihar is an unauthorized colony located amongst other unauthorized colonies in Uttam

nagar in West Delhi’s Nazafgarh zone. Kumargram is a small pocket in that colony with around 1000


27

dweling units and where 85% people are engaged in pottery as a source of livelihood. Commercial

activities are serving the daily needs of the people while some automobile repair shops have come up

as a support or allied activity to the pottery.

Figure 31 Land Use Distribution Figure 32 Distribution by Employment & Use Premises

Source: Primary Survey, South Asia Foundation

Pottery as an economic activity requires raw material such as sand, saw dust with infrastructure facilities

such as water, electricity, Bhatti & small other instruments.

Pottery as an activity is permitted but without bhatti in urban villages but due to the need of the

industry all houses engaged in pottery have Kilns in their house. Smoke from the klin is a major source of

air pollution in the area. Besides air pollution the household industries encourages various allied

activities like raw material supply and finish good transportation and demands space for storage along

with the necessary infrastructure. Transportation of raw material and finished goods leads to increase in

vehicular traffic in already narrow lanes and the water demand beyond household demand in an area

where there is no water supply leads to exploitation of ground water resources.

Figure 33 Activities in Sainik Vihar

Source: Primary Survey Feb 2013

Residences with HH Industry (Pottery)Other Residences

Commercial

Potters

Mud Suppliers

Saw Dust SuppliersShopkeepers

Others

Retail

Eateries

Service

Banned


28

3.6 Inferences

Lajpat Nagar Naraina Sainik Vihar Mix Characteristics Retail Dominates No clear domination,

banks, guest houses more in number

HH Industry in form of pottery

Growth Pattern Retail On ground

On main roads goes to upper floors & then side roads. (ROW influenced)

Natural features like an elevated covered drain restricts high catchment activity.

Daily needs/ Neighoubourhood level shops move inwards ; Although in mix use typology

Growth in guest houses, banks etc.

Daily need activities are catered at CSC/LSC/CC which existed before MU notification

Commercial activity caters to daily needs at neighbouhood level.

Activities like automobile repair etc have come up due to transportation needs of industry

Problem Vehicles are major source of –Air & Noise Pollution - Congestion, Nuisance -Delay -Implication on land resource through parking demand.

Potential to infrastructural stress

Internal residential roads being used as thoroughfare

Air pollution due to working Increase in support activities like transportation, repair Inadequate Storage & infrastructure support

Likely Cause Central market (Location)

Accessibility Grouping of similar activities (Quantity)

Due to high waste generating, water & electricity consuming activities.(Nature of Activity)

Working & associated requirements & unauthorized nature.


29

3.7 Dwarka

Figure 34: Aashirwaad Chowk , Dwarka (Junction of Sector,12,11,5,6)

Source: Primary Survey Feb 2013

Dwarka’s Ashirwad chowk ( at junction of sector 5,6,11 & 12) is a planned linear stretch of mix use as

against the case of permitted mix use as observed in the other three areas before

The mix use parcel of land is linear in form

catering to the growth pattern of retail while

personalized services, banks, bigger

restaurants take position on first floor &

above. Offices work from first floor and

above as they do not need frontage to attract

customers.

The vehicular traffic is also not causing

nuisance currently majorly due to adequate

parking (planned) and wide service lanes to

provide for extra parking & also

Figure 35 Dwarka Aashirwaad Chowk

0 45 270 M Source: (Zonal Development Plan;Planning Zone KII)


30

The catchment area served is well transverse on cycle rickshaws; which in turn reduces pollution due to

vehicles. The concept does not pose potential to harm the residential environment instead it caters to

all their needs within convenient locations.

Figure 36 Use Premises Dwarka 2013

Source Primary Survey, Feb 2013

Figure 37 Floor Wise Use Premises (Dwarka) 2013

Source Primary Survey, Feb 2013

RESIDENTIAL

RETAIL

NURSING HOME/CLINIC

STORAGE

BANK

SERVICES

OFFICE

GUEST HOUSE

RESTRAUNT

Vacant

Coaching

0% 20% 40% 60% 80% 100%

GF

FF

SF

TF

FLOOR WISE USE PREMISES 2013

RETAIL NURSING HOME/CLINIC STORAGEBANK SERVICES OFFICE

GUEST HOUSE MANUFACTURING RESTRAUNTVacant COACHING


31

3.8 Conclusions

POTENTIAL TO GENERATE Use premises/ activities

Vehicular traffic Noise

Air Pollution Waste

High water demand

Electricity Demand hazard

Support Activities

RETAIL Grocery Ration Clothes

Shoes Accessories furniture Automobile Wine & Beer Personalized Services Parlour

Tailor

Dry Cleaner

atta chakki Food Related Meat & Polutary Restraunts Baker Small sweet shops Service & Repair automobiles electronics Medical Chemist Lab Clinic Nursing Home

Banks ATMs

Guest Houses Junk Shop Proff. Offices

HH Industry

Pottery Packaging

Wire Making Filter (Vehicles)

Embroidery-Machine Book Binding

High

Potential Moderate Potential

Low Potential


32

From the site specific inferences we have drawn some generalized conclusions with respect to different

use premises and their likely impact and classified into high to low in terms of their potential for that

impact.

In order to have global solutions that can be applied to any site; more such generalized conclusions

have been drawn, which are presented below.

• Intensity & type of Mix Use is dependent on location, context, accessibility, existing activities,

presence of planned commercial space , natural barriers etc; thus cannot be generalized and is

site specific. Therefore a Site Specific Approach is required for planning of mix uses or for

notification and for providing facilities for mix use areas.

• Difference in mix type has different type and magnitude of impact. E.g Naraina has higher

impact on infrastructure while in Lajpat Nagar major impact i s due to vehicles and in Sainik vihar

it’s due to working needs of the activity. Thus we need to have an assessment methodology for

the existing areas with mix use to determine the nature of problem, its cause and magnitude so

that a solution for that particular area and problem is sought.

• Commercial or say non residential activities permitted under the mixed use regulations of MPD

2021; has further sub division and growth pattern. E.g. offices and services can work and are

working from upper floors, thereby indicating that restricting non resi dential activities on

ground floor will not be effective as an measure to control intensity of commercialization

therefore a need based approach combined with freedom of choice of location is required along

with a more effective control mechanism.

• Vehicular traffic is one common cause for problems like air & noise pollution, negative impact

on residential environment in terms of causing delay in emergency service & day to day

activities by causing congestion, in terms of causing loss to open spaces both quantitatively (by

conversion into parking lots) and qualitatively (by commercial premises using it for various

purposes) and also leads to increase in thoroughfare traffic in internal residential areas. . it can

be said that Vehicles are a factor of catchments which in turn is a factor of grouping of similar

activities (use premises), branding, accessibility, context. Therefore we need to restrict all the

factors that directly or indirectly lead to increase in vehicles; for which we need a mechanism to


33

restrict use premises along with it we need a detailed classification of use premises and

associated vehicular trips expected. Since it is an area subjective concept thus involvement of

local stakeholders can also help in determining the mix of activities based on their needs.

• Not permitting one premises (building material) due to likely spill over on ROW but allowing

other such uses premises (e.g. automobile showroom) defeats the purpose behind it. One

premises does not function individually, it invites related premises E.g warehouse with retail and

industry. Detailed Classification of use premises & their likely impact. Permitting based on inter-

relationships and impact.

• In Areas with planned commercial spaces mix use adds to commercial space requirements and

invites premises that are not satisfying local or daily needs as intended in the mix use

regulations and also the number of certain premises like banks rise beyond control.

• Although mix use has been permitted through notification at street level but the impacts are

experienced by the area as a whole (neighbourhood); also the services are provided on the basis

of population or neighbouhood level housing level or ward level thus it becomes difficult to

assess additional infrastructure requirement and its supply thereafter. The load at one street

increases immensely which could have been distributed in the area.

• The concept of mix use to provide for local needs near residences to reduce travel works better

in lower income communities as diversity is high and catchments are local and provides for

household income/ livelihood.

• As seen in the Dwarka case study; Planning rather than permitting based on existing scenario

works better as environmental implications are comparatively less.

It is quite evident that a control mechanism is needed to restrict the activities from causing nuisance

thus Before making proposals according to the conclusions and suggestions above; we will first look at

the existing control mechanism provided in the policy framework of mix use regulations under the

Master plan of Delhi 2021.


34

3.9 Existing Provisions under MPD 2021

EXISTING CONTROLS in (MPD 2021)

ISSUE REMARK

Permits commercial activity in form of retail. [15.6.1. (i) Retail shops and Offices only on ground floor & basement.

Floor & type

When % of mix increases, its difficult to restrict to only ground floor and offices etc can work from upper floors unlike retail. Only Retail; restaurants, services etc not included

Cannot restrict only to GF. Need provisions for related activities like storage, restaurants etc

Upto 20 Sqm shops for various local needs Permitted. (On any Street)

Area and Type

Number of small shops together --> 50% non-residential activity ---> eligible MU----> bigge r shops & associated issues-->smaller shops move to other internal streets. Cyclic process

Mechanism to restrict needed

Small shops & 'PSP' (primary school, guest house, bank, nursing home, clinic etc) & professional activity permitted on any street subject to ROW condition

Type, ROW & Colony Type

Mix use exists beyond notified streets And thus impact is beyond street. Lesser ROW in lower category colony due to existing scenario; but e.g. nursing home on 9m ROW will cause more inconvenience.

Area based approach Need based (according to Population standards). Assessment of facilities (PSP) and allocating sites accordingly.(special provisions for less ROW)

Differentiated approach based on category of colony & ROW

ROW & Colony Type

A&B type has more safeguards- E.g. new banks not allowed , Building material store permitted in E,F where already lesser ROW ;more likely to spill on road.

Permission to be based on holding potential rather than 'what is where is p rinciple'

Banks Area, Plot Size & FAR )

FAR restriction to maintain the Mix; but no limit to number.

List of not permitted Establishments.

Type E, F; while automobile showroom also cause spill on road & are not serving local daily needs.

Detailed classification & permissions basis.

RWA consultation Public Participation Source: (MPD 2021)

There are certain other Provisions and powers with in MPD 2021 that can be utilized

• Under Section 15.9 of MPD 2021 the Mix use property owner has to

Ø Register and pay one time charges


35

Ø Pay annual charges

Ø Obtain permission for modifying building

Ø Pay parking charges

The fund can be utilized to augment lacking infrastructure according to area wise assessment.

Permission can be granted with certain conditions. (E.g. rainwater harvesting to reduce water load or

use of non-renewable energy source for 10% power load)

• Power to cancel or deny permission under the MPD can be used to sanction permissions based on various techniques discussed later in the report under suggestions.

4 RECOMMENDATIONS

It is quite evident now that one needs

- A methodology to assess the problem its cause and magnitude for each area and provide

accordingly and to restrict the number or type; that can be applied to any area,

- A policy framework to implement the assessment methodology for further notifications and up

gradation of existing mix use areas and

- A planning guideline for new mixed use areas.

Thus the above is proposed as a three part strategy to deal with mixed use in its three forms i.e existing

(those which are permitted), new (that are going to be notified) and new (that are going to be

planned).

4.1 A planning guideline for new mixed use areas

Following demonstrates the possible aspects that should be undertaken in such guidelines to help

reducing negative environmental implications and enhance its benefits.

1. Location

Location should be governed by various parameters like connectivity, walkable or cyclable distance, land

uses in its surrounding (context), population to serve etc. With its prime aim to maintain the catchment

within non motorized vehicle limit.Example : Options to establish mixed use development incorporating


36

disturbance producing uses should be considered in locations where existing background noise levels

are high, such as near major transport routes.

2. Development control norms or Bye- Laws

Bye Laws covering height, setbacks, plot widths, Ground coverage, minimum mix standards, and density

can be effective in controlling and maintaining a mix character. For example in Dwarka commercial use

is restricted to one plot depth only which helps in controlling the infiltration. Also the controls can help

in mitigating air pollution spread and noise levels in residential areas.

Figure 38 Air & Noise Pollution mitigation measures through development control norms

Figure : Variation in building facades in height reassess the dispersion of air pollutants and reduces

the effects of canyoning while set back in upper stories helps in shielding and reducing noise levels

in residential premises above.

Source: (NSW Department of Planning , 2008)

3. Mix

A detailed classification of permitted and not permitted premises would be formulated under

this aspect. The basis for such formulation could be like

- Number of peak hour vehicular trips generated (as provided in TOD policy for Delhi) which could

be worked out in a transport impact assessment.

- Peak hour of activities and a mix ensuring round the clock activity without overlap of peak hours

to reduce traffic and related issues.

- Mix based on compatibility of two uses.

- Controls like no single establishment to occupy more than one floor

- Any trade or activity involving any kind of obnoxious, hazardous, inflammable, non compatible

and polluting substance or process shall not be permitted.

- Any use that has high parking requirement that cannot be “unbundled” to an off -site location.

Podium acts as

a noise shield


37

4. Transportation

Since vehicles are source for causing numerous environmental problems thus the guidelines

should look into detail not only for parking requirement in terms of standards and ideal location

but also at policy level interventions like high charges, segregated short term and long term

parking in terms of location and payments. Also there should be conditions for need of transport

impact assessment to know the number of vehicles the proposed mix would generate.

5. Infrastructure

Guidelines should lay down not only standards for infrastructure provisions but should also

make it mandatory to have on site/ decentralized systems for provisions like waste water

treatment and reuse within premises, water management to reduce water demand , reuse of

organic waste, rainwater harvesting. The guidelines could set target like for example 10% water

requirement has to me met through recycling or 10% power supply should be met through non-

conventional resources. Or dual flush systems are mandatory etc.

6. Landscaping

Landscaping should be incorporated not only for aesthetic purpose but also to mitigate noise

and air pollution. Such Species should be listed and should be advised to incorporate.

7. Environment

Although indirectly environment has been covered in various other aspects like bye -Laws (For

example Non-residential uses at ground level, such as commercial or retail at the front of the

site, with residential floors set back, will increase the separation distance and shield the upper

floors from the noise source), landscaping, infrastructure yet certain environment friendly

measures should be made mandatory like rain water harvesting, storm water management,

pervious outdoor material. Also certain standards should be set for noise levels, air pollution

levels, percentage of green space. The choice of material can also be restricted with

environmental point of view.

8. Urban Design

Frontage design, Street design, vending zones and public open spaces would be an integral part

of urban design aspect to increase the aesthetic value of area and develop imagery.

9. Built form Design

Provide separate entrances, pedestrian and lift access and designated car parking for the

commercial portion of the development. Control of visual pollution Eg.Plant and machinery used

by non-residential activities are integrated within the building or are suitably screened .


38

Control Noise & vibration By Locating courtyards or balconies away from the noise and emissions

source

Source: (NSW Department of Planning , 2008)

10. Management

Timing of service delivery, regular update etc .The figure below tries o illustrate the above

mentioned aspects.

Figure 39 Illustration for possible development control norms.

Source:Author

Locating noise sensitive rooms such as living rooms and

bedrooms away from the facade exposed to the noise

source (e.g. on the opposite side of the dwelling) can lower

the level of noise treatment needed for these rooms


39

4.2 Techniques for further notifications and assessment of existing 4.2.1 Infrastructure Demand- Supply

The infrastructure supply of any area in which mix used is ought to be proposed can be obtained

thorough secondary sources and demand could be assessed from the type and quantum on use

premises in the area; thus a demand-supply variation would be known and according one can permit

the mix use or in case of existing mix use one can determine which services need augmentation.

For example in case of solid waste one can assess the supply by number of dhalaos and their capacity;

the demand can be generated by multiplying the number of use premises with their per day waste

generation standards. The total demand can be compared with supply; a time series data for demand

can help in determine that if commercialization happens at same pace with same typologies then when

will demand overshoot supply and hence provisions can be planned in advance. Whereas in case of

new notifications one can determine how much an area can take and if we permit certain activites

what how the demand-supply equation will change.

Infrastructure demand supply should be a cumulative assessment made for an area for water, waste

water, solid waste, electricity and parking.

Following is an example of demand supply equation for solid waste determined for the case study area

of Naraina.

Table 10 Solid Waste Demand- Supply Equation for Naraina

Population Nos. of Dhalaos Capacity (in L) 2007 2011 2021

2 13200 59,003 68,779 86,836

Residential waste (kg/capita/day) Non residential (kg/capita/day) Total (kg/capita/day

2007 2011 2021 2007 2011 2021 2007 2011 2021* 35401 41267 52101 3140 4549 5823 38542 45816 57924

Source: Agro Enviro Infra lmtd, Local Area plan


40

Table 11 Solid Waste management- Demand Supply Equation

Nos. of Dhalaos

Capacity of 1 (Kg Total Capacity (SUPPLY) (Kg)

Required as per standards 6 13200

79200

Existing

3 13200 39600

2021 Requirement 9 13200 118800

Population Total (kg/day)-DEMAND Shotage/Excess

2007 2011 2021* 2007 2011 2021* 2007 2011 2021

59,003 68,779 86,836 38542 45816 57924 40659 13187 10854

% of Supply (standard) 49% 58% 73% 42% 27%

% of Supply (Existing) 97.3% 116% 146% -16% -46%

Demand w/o guest houses 37702 44136 55774

Source: Agro Enviro Infra ltd, Local Area plan, Author

Figure 40: Demand Supply Scenario for solid waste management- Naraina

Compiled & calculated based on data from local area plan for ward 152, Agro Enviro Infra Ltd,www. urbanindia.nic.in

0

10000200003000040000

500006000070000

2007 2011 2021*Was

te G

ener

ated

(in

Kg)

Total (kg/day)-DEMAND Residential (kg/capita/day) Existing

Existing Supply 2011

Supply Required as per Standards


41

In case of Naraina the current supply was adequate for current demand including that of mix use in

year 2007 but that same supply is proving to be inadequate for the year 2011 an if the

commercialization goes at same pace then there will be acute shortage but of the supply is according

population standards in that area then the demand will be met as supply would be on higher side.

The method also needs to incorporate various other parameters like available land as a resource to

increase supply of dhalos or available transportation system to increase the waste disposal, the

availability of manpower, the hazard potential of the waste, increase in non-biodegradable waste etc.

Thus a total of assimilative and supportive carrying capacities need to be determined in order to plan

either we need to work on supply management or demand side control.

The drawback of the method in this particular case is that the infrastructure provisions are according to

population standards and have network at ward level or neighbouhood level while mix use is permitted

at street level and also there is a lack in terms of standards for each all use premises.


42

4.2.2 Commercial Space Requirement

It was observed that mix use provides for commercial space in areas without planned commercial

spaces while in areas with planned commercial spaces it adds to the requirements but as population

will increase the existing commercial spaces will be inadequate and then mix use can provide as a

support to overcome shortage. Thus an approach based on commercial space need by an area.

The following is an example of the above mentioned method for the case study area Naraina

Table 12 Commercial Space Assessment for Naraina

Area (Sqm) Required Existing

Additional Requirement

2013 Add Required in

2021

Facility Standard Nos. Area Nos. Area Nos. Area Nos. Area C.S.C 1 For

5000 2000 12 24000 5 10000 7 14000 12 24734

L.S.C 1 for 10000 3000 6 18000 2 6000 4 12000 7 20050

C.C 1 for 1Lakh

40,000 1 40000 2 80000

TOTAL 82000 96000

Add Space Required 26000 44785

Additional Space Available 14000 Space through M.U 20864

Additional requirement 30785

Space through local need establishments

13491

Figure 41 Assessment for commercial space demand-Supply -Naraina

020000

40000

60000

80000

100000

120000

140000160000

2011 2021

Area

in M

etre

Squ

are

Commercial Space

Required

Available

Mix

total

It can be seen that at present commercial

space available without including mix use

is less than the required but if we include

the mix use space then it exceeds the

required amount. But the issue is that the

commercial component provided by mix

use is not fulfilling the daily or local needs

of the people (eg. Guest houses) thus

along with space requirement one has to

check the type of premises that should be

permitted.

Existing commercial space


43

4.2.3 Mix based on Peak hour of activities

Figure 42 Peak hour of activities

Morning Day Evening Night

Retail

Restaurant

Bank

Nursing Home

Ofices

Residential

Mix can be based on peak hour of activity to avoid clash and thus traffic and other negative impacts. For

example residential and office have inverse peak hours and thus can work together while retail and

residential will clash in late evening hours. Also the peak hour based mixing can be clubbed with the

below mentioned inter-relationship based mixing which is based on the fact that certain activities need

other activities to support its existence for example retail will invite storage or restaurants while

restaurants have inter-relation with offices as well.

4.2.4 Inter-relationship based mixing

Figure 43 Synergy between use premises

Inter-relationship

Office Residential Retail Entertainment (hotel) Cultural

Education /Medical Industry Storage

Office

Residential Retail

Entertainment /Hotel

Cultural/ Recreation Education /Medical

Industry

High Compatibility `

Moderate Compatibility

Least Compatibility


44

4.2.5 Others

There are few other possible methodologies that can be adopted for assessing as well for permitting

mix use areas.

4.2.5.1 Diversity Index, Mix Use Index

The mixed index as defined by Pols et al. (2009) and Ritsema van Eck et al. (2009).

When MI(h) =0.5, the balance between living and working is perfect. Let H(h) denote the number of households in a neighbourhood of house (h) and E (gh) the number of employees in sector (g) .

More the diversity less will be the same type of activity and thus will likely attract less number of

people from outside the neighbouhood on the reason of less variety.

4.2.5.2 Traffic impact assessment (vehicular trips & parking demand)

TIA is a method in which one determines the traffic generated by a particular activity, its modal split,

parking duration and requirements, environmental implications due to vehicles and also peak hour

traffic and its characteristics. Thus based on such assessments one can determine which activities will

generate high vehicular traffic and therefore can be included in the list of not permitted.


45

4.2.5.3 Quality of Life

There are various indicators for quality of life , few selected indicators are mentioned below; these are

the ones that are applicable in case of assessing impact of mix use on residential environment and are

quantifiable as well.

- Air Quality Index - Water Quality Index - Frequency of environmental accidents - Urban sprawl - Green area - Average waste disposal - Electricity consumption - Water consumption - House price-to-income ratio. - Inadequate housing - Crime rate

5 Further research possibilities

• Social Aspect and implications although important and integral part of mix use has not been

considered in the scope of the study but has the potential for research

• Certain aspects came up during the study which can be probed further

- Factors that affects catchment and its magnitude

- Carrying capacity management of mix use areas.

- Guideline formulation for mixed use development with environmental perspective (for both

new and existing areas).


46

6 References

Adelaide City Council. (2009). Guide to MIx Use Development. Adelaide.

Calofonia Climate Action Network. (2009). Land Use & Community Design – Nine Case. Institute for

Local Government.

CPCB. (2006). Status of Ambient Noise Level in Delhi .

Ministry of Urban Dvelopment, (1990)CPHEE0 Manual on Water Supply.

D, Martyn.Sep-Oct (1990). Inner City Areas. Architecture+Design .

DDA. (2010). Zonal Development Plan;Planning Zone KII.

Delhi Development Authority. MPD 1962. Delhi: DDA.

Delhi Development Authority. MPD 2001. Delhi.

Delhi Devlopment Authority. Master Plan for Delhi 2021.

Delhi Devlopment Authority. (2007). MPD 2021. Delhi: D.D.A.

Kumar, Amit. (2012). Typology and Characteristics of Mixed Use Activities and its Implications for

Planned Development.Unpublished Thesis, Department of Physical Planning, SPA,Delhi.

Paul, Devarupa. (2002). Evaluation of Mixed land uses in Residential area: case studies Lajpat nagar and

South extension.. Unpublished Thesis, Department of Physical Planning, SPA,Delhi.

Pols, L., Van Amsterdam, H., Harbers, A., Kronberger, P. and Buitelaar, E. (2009). Mixing of Living and

Working. The Hague / Bilthoven: PBL.

Ritsema van Eck, J., Van Amsterdam, H. and Van der Schuit, J. (2009).Spatial Developments in Urban

Area. Dynamic Urban Environments 2000-2006. The Hague / Bilthoven: Planning for Environment.


47

Reference Material. (2012). National Workshop on Status and Provisions of Mixed LandUse. Centre for

Urban Studies,IIPA,TCPO.

Residential Consumption of Electricity in India (Draft Report) (2010). MoEF.

Rhind, D.(1980)Land Use. New York: Mc Graw Hill .

Rudrabhishek Enterprises, New Delhi. (2012). Draft Redevelopment Plan for Special Area. Delhi.

Vatavaran (2006).Delhi: A Vatavaran NGO Report.

Mittal, Shilpi. (2007) Impact of Mixed Landuses on Residential Areas. UnpublishedThesis, Department

of Housing, SPA,Delhi.

Nijhara, V Dev, (2008) Policy Implication and Responses: A Case Study of Mixed Land Use Policy,

Delhi master Plan 2021. Unpublished Thesis, Department of Physical Planning, SPA,Delhi.

Government of South Australia, Department of Planning Transport & Infrastructure, (2012)

Reducing Noise and Air Impacts from Road, Rail and Mixed Land Use, Adelaide

Local Area Plan ward 152 (2011), Municipal Co-operation of Delhi, Unpublished

Delhi Development Authority, (2012) Transit Oriented Development-Policy, Norms, Guidelines,

Delhi, UTTIPEC,


48

7 Annexure- Survey Formats

SCHOOL OF PLANNING AND ARCHITECTURE: New Delhi ?????fù?ù?èèU? ? ?où??? ?: ?_O?ã??

Department of Environmental Planning QUESTIONNAIRE FOR PRIMARY SURVEY: CUSTOMER

Thesis: Environmental Implications of Mixed Use Planning, February 2013 1. Use premises being visited __________ 2. Mode of travel

a) Car/ Taxi b) 2 Wheeler c) Public Transport d) Walk/ Rickshaw 3. Distance from residence ________________ 4. Activity/ premises visited & Frequency. (List Activity) a) Daily _________ b) Once week ________ b) c) Once in 2-3 Weeks _______ d)Once a Month ___________ c) 5. Problems Perceived in the area

Problem NOISE POLLUTION TRAFFIC CONGESTION

PARKING (inadequacy)

MOVEMENT

VISUAL PUBLIC FACILITIE

S

GARBAGE/ CLEANINESS

Yes/ No SEVERITY (High, Medium, Low)

Sources (Please tick)

• Vehicles

• Working • Loading/

unloading

• other

• Vehicles

• Working

• Equipments

• other

• Nos of vehicles

• Less road width

• Inadequate parking

• other

• Nos of vehicles

• Parking

• other

• Encroachment

• Parked

vehicles • Hawkers • Other

• Encroachment

• Machine

(A.C) • Display • Other

• Eateries • Habits • Shops/Est

ablishments

• Lack of Maintenance

Problem/ Impact (Please Tick)

•disturbance

•Irritation

•Other

•Diseases

•Other

• Delay

•Health

•Other

ANY OTHER (Please specify)_________________________

6. Advantages (of mixed use) or benefit of that activity in this particular location.

_____________________________________________________________________

NO.: ____


49


Department of Environmental Planning QUESTIONNAIRE FOR PRIMARY SURVEY: RESIDENTS

1. Location of residence

a) On mixed used Street b) same neighborhood/Locality

Distance ________________mts.

2. IF on mixed used streets then reason for selection & if given choice would they relocate

(why)_______________________________________________________________________

3. Where do you go for

a) Grocery__________ b) Service (Pharmacy, dry cleaner, saloon, Banks) ______

c) Eating Out _______ d) Clothes, shoes, jewelry _________ e) Other retail _____-

f) Monthly Ration ______ g) Repair works _______ h) Medical Facilities ______

i. Study area (mention name) ii. Other mixed use area/ Comm Market iv) CSC/LSC

4. Problems due to mixed use

Problem NOISE POLLUTION CONGESTION PARKING (inadequacy

)

MOVEMENT

VISUAL LOSS OF PRIVACY

GARBAGE/ CLEANINESS

ILLUMNATION/ GLARE

Yes/ No SEVERITY (High, Medium, Low)

Sources (Please tick)

• Vehicles

• Working • Loading/

unloading

• other

• Vehicles

• Working

• Equipments

• other

• Nos of vehicles • Less road width • Inadequate

parking • Other

• Nos of vehicles

• Parking

• other

• Encroachment

• Parked

vehicles • Hawkers • Other

• Encroachment

• Machine

(A.C) • Display • Other

• Too many people

•

•Eateries •Habits •Shops/Establishments

•Lack of Maintenance

• Vehicles • Hoardings

Problem/ Impact (Please Tick)

•disturbance (Sleep)

•Studying •Irritation •Other

•Diseases •Health

•Other

• Delay

•Health

•Nuisance

•Other

•Vehicle – Pedestrian conflict

• Threat

• Aesthetics • Odour • Unhygienic

conditions- diseases

•Disturbance

• Nuisance • Problems

related to eyes.

5. Advantages of mixed use _______________________

NO.: ____


50


Department of Environmental Planning

QUESTIONNAIRE FOR PRIMARY SURVEY: ESTABLISHMENT OWNERS

Thesis: Environmental Implications of Mixed Use Planning, February 2013

1. Use Premises (activity & Floor) _________________________________________ 2. Year of establishment _____________ 3. Ownership status

a) Owned b) Rented c) Other (specify)___________

4. Nos. of employee __________

5. Mode of travel (nos.)

i) Car____ ii) 2 Wheeler____ iii) Public Transport______ iv) Walk/ rickshaw___

6. Where do you park your (& employee) vehicles? _____________

7. Residence Location a) Same Premises b) Same Ward/colony c) Other

8. Reason for choosing this location

______________________________________________________________

9. Customers are majorly from which area a) From the locality b) outside the locality

10. Loading/ Unloading Time ______ vehicle type_____

11. Do you associate your establishment with any of these problems?

a) Noise b) Air Pollution c) Traffic Congestion

d) Parking inadequacy e) Water Supply shortage f) Public Conveniences

g) Electricity h) Other ____________

12. Advantages of Mixed Use streets/ the present location

NO.: ____


51

SCHOOL OF PLANNING AND ARCHITECTURE: New Delhi Department of Environmental Planning

THESIS: ENVIRONMENTAL IMPLICATIONS OF MIXED USE PLANNING; PARKING SURVEY: FEB 2013

STREET NAME

Day & Date

Length (in M)

9:00-10:00

10:00-11:00

11:00- 12:00

12:00-1:00

1:00- 2:00

2:00-3:00

3:00- 4:00

4:00-5:00

5:00-6:00

6:00-7:00

7:- 8:

TOTAL


52

Documents

Environmental implications of mixed used development