Challenges in Development of District Centres : case study of Rohini, Delhi

/ By / Thesis Dissertation

Thesis Title: Challenges in Development of District Centres in Delhi

Aim
The aim of the study is to evolve a framework for efficient development of District Centres in Delhi.

Objectives:

  1. To study the process of development of commercial areas.
  2. To analyze the current status of development of District Centres in Delhi.
  3. To determine the factors which hinders the development of District Centres.
  4. To recommend a framework for efficient development of District Centres.

Scope:

The thesis will include the study of theoretical models of land-use with a focus on commercial area. The concept of District Centres a sub-city level commercial centre with respect to Delhi as introduced in Master Plan of Delhi will be analyzed. The study will focus on only District Centres of all the types of commercial areas where policy framework, connectivity and market forces would be the factors analyzed for the purpose.  Appropriate development framework for future development of District Centres will be proposed based on the analysis and issues thus identified.

Limitations:

The study has a limitation of time and manpower. The time period of study is 4 months with 12 man-days for field survey. Also a sample of only one centre will be taken up for detailed study.

Need for Study

Commercial areas especially District Centres in Delhi are not developing in conformity with the Master Plan of Delhi. MPD-1962 proposed 2 sub-CBDs and 15 District Centres but only 9 Centres developed till 2007. MPD-2001 proposed to develop 2 sub-CBDs and 22 District Centres in addition to those that had already been developed at that time. By 2007 only 3 of the additional 22 District Centres were developed.

MPD-2021 proposed the two sub-CBDs to be dealt as District Centres and indicated 11 additional District Centres that are to be developed in Delhi Urban Area-2001. It also proposed District Centres in urban extensions to be developed as a part of commercial/ facility corridors. Very few of these District Centres have developed or are in advanced stages of development.

The reason for this inconsistency can be within the policy framework or certain market forces, which hinder the development of District Centres. So, there is a need to identify such factors and deal with them appropriately for better implementation of Master Plan.

twin district centre, Rohini, Delhi

Case Study: Rohini Twin District Centre, Delhi

Abstract

Commercial areas especially District Centres in Delhi are not developing in conformity with the Master Plan of Delhi. The thesis focuses on identifying the challenges behind this.

The thesis includes the study of theoretical models of land-use with a focus on commercial area and the concept of District Centres with respect to Delhi as stated in Master Plan of Delhi. The study focuses on only District Centres of all the types of commercial areas where policy framework, connectivity and market forces are the factors analyzed in the thesis.  Case study of Rohini Twin District Centre is worked out in detail for the purpose.The major challenges identified in development of District Centres are:

  1. The process of development is very time consuming.
  2. Pricing policy of setting reserve price for auction of plots in District Centre is very rigid and doesn’t take in account the market forces.
  3. Conflict with mixed-use policy.
  4. The cost of the plot needs to be paid in white in one installment that discourages bids in auction.

The thesis is concluded with proposing a framework for efficient development of District Centres by overcoming the challenges identified.

Issues & proposals

S. No. Issue Proposal
1 The process of development of these centres is very time consuming as a number of departments need to give approval and coordinate in the process
  • Starting the process of preparation of plan and getting permissions without waiting for 70% population to be achieved
  • 3-stage process to hire competent consultancy firms
  • Review of the status of development every 3 months.
  • A system of incentives to encourage the officials to work.
  • Relocating the district centres if there is a delay due to judicial proceedings against the development
2 Pricing policy of setting reserve price is very rigid and doesn’t take in account the market forces
  • Outliers should not be considered when taking the average of previously auctioned plots.
  • Median of the price should be considered rather than mean
  • If plots doesn’t get auctioned then the reserve price should be brought down by 10% in every subsequent auction
3 Conflict with mixed use policy – it is cheaper for commercial activities to situate in neighbouring residential area in form of mixed use
  • The activities permitted in mix use should clearly be distinguished from those in District Centres. The retail shops should be further classified in terms of those permitted only in District Centres like car showrooms.
4 Over supply of commercial area
  • Flexibility in the permitted activities in District Centre by the introduction of price signals
5 The cost of the plot needs to be paid in white in one installment that discourages bids in auction
  • Flexibility in payment of the price of plot to encourage more bids from small developers.
  • Exploring the possibility of payment in installments

Source: Developed by the Author

Two of the major proposals are:

  1. Flexibility in the permitted activities in these centres.
  2. Expedite the process of development of these centres.

Keywords: District Centres, Commercial Area, Delhi, Theoretical models, Land-use

Author – Sudhanshu Goel
Guide & Co-guide: – Shri P V Mahashabdey (Guide) & Mrs. Preeti Deo (Co-guide)
College – School of Planning & Architecture, Delhi
Undergraduate – B.Planning
Year of thesis completion – 2016

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