Documentation and analysis of surveys and mapping conducted in 3 urban villages of Delhi, namely, Kotla Mubarakpur, Mohammedpur and Hauz Khaz. Comparative analysis of their stages of urbanization and a proposal for Kotla Mubarakpur.

1. U R B A N V I L L A G E S
PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS (Focus area: Kotla Mubarakpur)
D E L H I
Joel Michael (11AR 60 R 17)
Thesis Guide: Dr. S. Chattopadhyay
Masters of City Planning
IIT KHARAGPUR

2. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
“Urban village typically would mean a well-planned set-up with a village-
concept of being fairly self-sufficient and not having the need to travel long
distances to get daily things done. What is most important, perhaps, is that it’s
intended to tackle the problem of increasing population in cities.”
-Gaigongmei Gangmei
“The Delhi urban villages have some of these salient features, especially
mixed-use zoning. What has become more apparent, though, is how each
urban village here also differs from the other.”
- Kapil Chaudhery (Urban Planner, and Director of Spatial Designs)

3. This thesis aims on the planning for the betterment of Kotla Mubarakpur village, as a
model to achieve a sustainable coexistence of the present and upcoming urbanized
villages with the rest of the planned Delhi.
PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
 Analysis of present scenario through primary survey. (Issues identification)
 Comparisons analyses:
a. Hauz Khaz
b. Mohammedpur
c. Kotla Mubarakpur
 Review of the Development Control regulations and Building Bye-laws.
 Self help and high-density housing initiatives.
 Heritage significance and maintenance.
 Preparation of a practical model and planning guidelines for development of
centralized villages.

4. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Primary survey
analysis Comparative Analysis
Hauz Khaz
Mohammedpur
DCR
Policies and schemes
Secondary survey
analysis
IDENTIFICATION OF
ISSUES
STRENGTHS AND
WEAKNESSES
Review & modification
of rules and regulations
Proposal of strategies
and schemes for urban
village model
MASTER PLAN FOR KOTLA
MUBARAKPUR
LEGAL
DRAWBACKS
INTEGRATION OF
PROPER LEGAL
MEASURES AND
STRENGTHS OF URBAN
VILLAGES
Demographic Profile
Socio-economic data
Urban mobility
Vulnerability
Assessment
Building condition
Building Height
Width of road
Employment status
Commercial links
Reconnaissance
survey
Comparisons of rules
and regulations
(secondary data) with
existing scenario
(primary data)
DCR
Building bye-laws and
permits, sanctioning
Self help housing
High density housing
Route Characteristics
Area of influence
Families’ profile
Physical
characteristics
Heritage area specs.

6. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S

7. TYPE EVOLUTION POPULATION DWELLING STANDARD
INFRASTRUCTURE
STATUS
Unauthorized
Colonies
Developed on agricultural land by illegal
means (land assembling, division and
disposal)
0.74 mn (5.7%)
Haphazard but not fully
dilapidated with no
tenure security
Minimal
Regularized
Unauthorized
Colonies
Advanced form of unauthorized
colonies
1.75 mn (12.7%)
Improved condition
with greater tenure
security
Govt. intervention
into regularization
has improved the
condition
Urban Villages
Rural villages that got urbanized due to
city expanding around them
0.88 mn (6.4%)
High degree of tenure
security but congested
living
Haphazard layouts
creates difficulties
in extension of
amenities
Rural Villages
Rural villages inside the city boundaries
which have not been yet urbanized
5%
Almost nil but not
essential too
Juggi Jhopdi
Clusters
Arisen by encroachment on public and
private lands
2.07 mn (14.8%) Extremely poor Rarely exist
Notified Slums Improved version of JJ clusters 2.66 mn (19.4%)
Improvements in the
form of tenure security
Meager
improvements
Juggi Jhopdi
Resettlement
Colonies
Formed by relocating squatters and
slum households from the heart of the
city to its periphery in order to improve
their living condition
1.75 mn (12.7%)
Same as it is in Rural
Villages
Basic amenities
(water supply and
sewage disposal)
provided
PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S

9. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
 Rural villages: 227
 Rural population: 6.82% in 37.64% of land
 Urbanized Villages: 135
 Urban Population: 8.47 million in 1991 to 16.75 million in 2011 (more than 55%
growth) putting pressure and increasing risks.
 Government in the process to urbanize the rural villages to reduce migration and
pressure thus instigating sprawl.
 Unplanned and haphazard urban growth.
According to census data from 2001, Delhi’s urbanization level was 93.01 per cent, and numerous
studies and governments documents reveal that more than half of these residents live in unplanned
settlements.
The term “LAL DORA” was used for the first time
in the year 1908. It is a name classification given
to that part of the village land which is part of
the village “Abadi” (habitation).
The urban villages in Delhi today are these
“protected” habitation lands which have been
exempted from the urban development
authorities.

10. Haphazard
construction
the village turns
into a slum with
the old villagers
as slum-lords.
Farmers sell land to
govt/developer
They make use of
exemptions from
municipal and
building codes.
STAGE 1
PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Narrow streets and
haphazard structures
of Kotla Mubarakpur
Khirki Village near
Chirag Dilli and amidst
various monuments.

11. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Migrants slowly
become
permanent
Interesting supply-
side response
(For eg. English
medium school)
Construction
workers drift away
and new migrants
move in
Commercial
establishments go
through parallel
transformation
STAGE 2
Migrant population of
Nathupur that abuts
DLF phase III
Nathupur,
Gurgaon

12. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Old owners invest
in improving
properties.
Economic
dynamism and
upgradation
through public
investments
Surrounding areas
are well settled
and agricultural
fields minimal.
Students,
salesmen,
businessmen
move in
STAGE 3
Sikanderpur chowk
Metro running
along Sikanderpur
and beyond to
sector 55

13. Hotels, boutiques,
galleries and
trendy restaurants
Problems like
inadequate
parking
The village starts to
gentrify
Old villagers encash
their real estate and
ownership pattern
becomes more mixed
FINAL STAGE
PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Areas of Hauz Khaz &
Green Park

14. Urban Village:
Western concept
Urban Villages: Delhi
Medium density development Extremely high density development
compared to rest of the city.
Mixed use zoning Mixed use zoning
Provision of efficient public transit Public transit is not sufficient in some cases.
Emphasis on urban design -
pedestrianization and public squares
Forced pedestrianization and no public
squares due to unplanned, haywire situation
of the village
Alternative to decentralization and sprawl
and thus intrusion into the countryside.
Decentralization and urban sprawl still
prevail. Rural villages are thus getting
urbanized.
High level of self containment (people
working, recreating in the same area)
Mostly migrants in search for job
opportunities. Houses majorly on rent.
Concept born in the 1980’s in Britain. Concept born in 1908 by the British while
planning Delhi. Earlier known as ‘lal dora’
PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S

15. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Principles:
 Walkability
 Connectivity
 Mixed Use & Diversity
 Mixed Housing
 Quality Architecture & Design
 Traditional Neighborhood structure
 High Density
 Smart transportation
 Sustainability
 Quality of Life

16. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
ASPECTS RESIDENTS BUSINESSES DEVELOPERS MUNICIPALITIES
Fiscal
Advantages
Stable property values
Economies of scale
in marketing due to
close proximity and
cooperation
More income potential
from higher density
mixed-use projects due
to more leasable
Increased tax base due
to more buildings
packed into a tighter
area
Foot traffic
Less traffic congestion
& less driving &
Pedestrian friendly
Increased sales due to
foot traffic &
Cooperation with other
local businesses
Less impact on roads/
traffic, which can result
in lower impact fees
Easy to install transit
where it's not, and
improve it
Compactness
Close proximity to main
services
Live-work units save
time
Lower cost of utilities
due to compact nature
of New Urbanist design
Less spent per capita on
infrastructure and
utilities
Savings Great savings
Low rents due to small
spaces & Little or no
expense needed for ads
Faster approvals in
communities saving
cost/time
Less crime and less
spent on policing due to
the presence of more
people
Community &
Identity
Better sense of place
and identity
More community
involvement
Greater acceptance by
the public and less
resistance
Better overall
community image and
sense of place
Tax
Efficient use of tax
money
Stable, appreciating tax
base

18. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
CLASSFICATION OF
ISSUES
Location Issues
Demographic Issues
Infrastructural Issues
Legal Issues
Environmental Issues
Planning Issues
CASE
STUDIES
Comparative Analysis
Hauz Khaz
Mohammedpur
DETAILS OF STUDY
AREA
Background
HH survey details
Land Use
Strengths and
Weaknesses
HOUSING
INDICATORS
Condition
Availability
Population
APPLICATION OF
TOOLS
Analytic Hierarchy
Process
Indicators Housing Upgrade
Infrastructure &
Environment Scores
RANKING AND STATUS OF THE
3 VILLAGES IN
MUTUAL COMPARISON
Occupational mobility

19. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Shakarpur is a pre-independence village
located along the banks of river Yamuna.
The East Delhi village earlier consisted of a
very small community of farmers solely
dependent on agriculture.
Other than the issues common to many
other villages like water and electricity
scarcity, Shakarpur comprises of a few
factories and industries which release toxic
chemicals harmful for the old and asthmatic
patients.
Settled Village Residents
Migrating population

20. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S

21. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S

22. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Late Smt. Budho Devi residence
Total area: 50.5 sqmt.
No. of stories: 3
No. of rooms: 7 rooms (3
on ground floor, 2 on first
and second floor each)
No. of people: 24 (four
families).

24. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Fun‐xin village is a
comparably small village
surrounded by urban park
and other new developed
residential apartment
buildings in Shenzhen. It is
composed of 5 to 10
storied residential buildings
in an extremely high
density.

25. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
URBANUS’s design is to connect most
of the existing buildings with
proportioned pedestrian route,
making it as an untied architecture
complex rather than the existing
individual building, so that they can
create an active mixed use district.
These routes include different
programs, such as entertainment line,
garden line, commercial line, art line
and kid line, which traverse
throughout each block at different
levels, connecting each public
space within each individual building.
These routes are like the subway lines,
and they are also vertically connected
with each other at certain spots.

26. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Each pedestrian route includes
three parts:
• The public space intervention in
the existing buildings,
• The program within the existing
buildings,
• The new constructed
connections between the
buildings.

27. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S

28. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S

29. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S

31. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
South Extension - 1
East Kidwai
Nagar
Defence
Colony
Lodhi Estate
KOTLA
MUBARAKPUR
 Kotla Mubarakpur: medieval village in Zone D. Classified by
DDA as urban village in 1971.
 Area: 96 acres Population: 26949 (2011) Density: 710 PPH
 Consists of 5 villages: Kotla, Pilanji, Khairpur, Aliganj &
Jodbagh.
1971 1981 1991 2001 2011
Population 2164 4691 8581 17321 26949
0
5000
10000
15000
20000
25000
30000
Population
S
T
U
D
Y
A
R
E
A

32. 0
100
200
300
400
500
600
Holdings
Built-up area
Waste land
Cultivated land
Well
Drain
Pathways
Garden
Ponds
1901 1911 1921 1931 1941 1951 1961 1971
• Slow change in traditional
economy reflected in the
land-use changes may be
attributed to the fact that
urban economy of Delhi till
1940s did not generate
many demands
• Kotla Mubarakpur was
serving a limited urban
market.
• New Delhi grew mainly as
a governmental city.
LAND USE PERCENTAGE AREA (Ha)
Residential 43.3% 16.7
Mixed 37.7 14.5
Non Residential 2.4% 0.92
Community Facility 3.4% 1.27
Parks & Open spaces 10.2% 3.92
Circulation 2.3% 0.87
Others 0.7% 0.26
Total 100% 38.44
LAND USE PERCENTAGE AREA (Ha)
Residential 68% 8.25
Non Residential 1% 0.39
Community
Facility
10% 1.27
Parks & Open
spaces
12% 1.52
Circulation 6% 0.76
Others 3% 0.39
Total 100% 12.7
Village Development Plan, 1971 (MCD)
Source: Sundaram, 1977
Land Use change

33. S
T
U
D
Y
A
R
E
A
Inner Gallis: 1.5 – 3m
Village motorable roads: 3.5 – 7m
South Ex motorable roads: 7 – 10m
Main roads: 6 – 10m
Metro Line
STREET LAYOUT MAP
EXISTING
LAND-USE MAP

34.  For a majority of the population, their
jobs are service sector based
Occupation Percentage
Service 60%
Self-employed 38%
Dairy activity 2%
60%
38%
2%
Service Self-employed Dairy activity
Growth of New Delhi in 1930s, encouraged cultivators to start growing vegetables
and other crops for the city market. A few sought employment in the city.
RESULT:
• Diversification of occupations in the village
• Mobility in occupations
• Preponderance of unskilled and manual workers in the occupational structure.
1%
9%
16%
13%
17%
3%
41%
Occupational structure
Cultivators
Livestock & allied activities
Manufacturing & HH industries
Construction
Trade and Commerce
Transport
Services
Source: Census, 1961
S
T
U
D
Y
A
R
E
A

35. A study of the inter- and intra-generational mobility of occupations shows that while
some occupational groups stagnate, others show greater mobility.
• Traditional service castes have shown least tendency to change.
• Barber caste appears to be more mobile than the rest.
• Farming community show greatest mobility.
S
T
U
D
Y
A
R
E
A
A1- Farming
A2- Gardening
B1- Trade
B2- Business
C1- Customary Service
C2- Shop
D- Weaving
E-labourer
S1- washer man
S2- Barber
S3- potter
S4-sweeper
S5- carpenter

36. Structural Condition:
 Maximum permanent structures.
 No kutcha structures at present.
 There are some temporary residential
‘G’ structures built on govt land.
 Some pucca structures are
dangerously stacked together.
98%
2%
Pucca
Semi-Pucca
PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
S
T
U
D
Y
A
R
E
A

37. Heritage points:
S
T
U
D
Y
A
R
E
A

38. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Location Issues
• Surrounded by pressures of well developed colonies
• Population pressure and thus haphazard construction
Demographic Issues
• Low literacy rate: less awareness
• Higher population density
• Larger family sizes: lesser floor area/person
Legal Issues
• Uncertain property taxes
• Illegal encroachments
• Land deals unaccounted
Infrastructural Issues
Lack of basic civic amenities
Structural weaknesses
Narrowing lanes
Poor drainage and sewage conditions
Environmental Issues
Reduced green and open spaces
Unprotected heritage areas
Unorganized waste disposal

39. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Planning Issues
• Record of ownership of individual plots is generally not available
(or updated) by the Revenue authorities
• Building Control policy given by DDA not strictly followed
• Lal Dora exemptions continue to be taken advantage of by
unscrupulous elements and unauthorized colonies start
mushrooming and factories start working.
• Unchanging attitude of the residents: Insecurity
• Land mafia issues: No transparency
• No demolition, no free space.
• Serious shortage of parking spaces
• Encroachments on public roads creating access issues and
congestion

41. 42%
39%
19%
Joint
Nuclear
Bachelors
48%
39%
13%
Joint
Nuclear
Bachelors
35%
45%
20%
Joint
Nuclear
Bachelors
PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Mohammedpur Hauz Khaz
The joint family system is has almost broken down in a number of cases; where it exists,
it does so with some changes
The household type distribution changes drastically for Hauz Khaz in comparison to rest
In most cases, joint families have
broken down but living under the
same roof.
Each family with independent
kitchen but counted as one joint
family
HOUSEHOLD TYPE: Kotla Mubarakpur
Village Single Family housing
Kotla Mubarakpur 0%
Mohammedpur 0%
Hauz Khaz 18%
C
O
M
P
A
R
I
S
O
N

42. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Kotla Mubarakpur Mohammedpur Hauz Khaz
Row House
Semi-detached
Cluster
0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% 70.00% 80.00%
Kotla Mubarakpur
Mohammedpur
Hauz Khaz
Mixed Land-Use
C
O
M
P
A
R
I
S
O
N

43. For max. population, property
rent is the reason for physical
transformations of their dwelling
and thus, their main source of
income.
Small businesses form the main
share of alternate income.0
2
4
6
8
10
12
14
Rent Business None/Other
Mohammedpur
Alternate Income
Reason for bldg
transformation
0
2
4
6
8
10
12
14
16
18
20
Rent Business None/Other
Kotla Mubarakpur
Alternate Income
Reason for bldg
transformation
0
1
2
3
4
5
6
7
8
9
10
Rent Business None/Other
Hauz Khaz
Alternate Income
Reason for bldg
transformation
High Density Housing
Mutual Self-Help Housing
Programs

44. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Population Density
POPULATION
INDICATORS
Migration Gain/Loss
Literacy rate
House price to income
ratio
AVAILABILITY
INDICATORS
Home ownership rate
Single family housing
Floor area/person
CONDITION
INDICATORS
Low-income housing
Overcrowding
Percent of dwellings in
need of major repair
Costs more than 30% of
income
SUSTAINABLE MEASURES:
HOUSING
INDICATORS
Source: ‘Sustainable Measures – Housing
Indicators’ By Maureen Hart
5
6
8
9
5
5
5
5
6
8
9
T
O
O
L
S

45. VILLAGE SCORE
Kotla mubarakpur 19.56%
Mohammedpur 17.28%
Hauz Khaz 63.18%
CONDITION
1
VILLAGE SCORE
Kotla mubarakpur 33%
Mohammedpur 10.8%
Hauz Khaz 55.8%
VILLAGE SCORE
Kotla mubarakpur 10.3%
Mohammedpur 33.2%
Hauz Khaz 56.53%
POPULATION
3
AVAILABILITY
2
PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S

48. Proposed metro line connecting all
the major markets like Lajpat Nagar,
Sarojini Nagar, South Ex & Janak Puri.
Direct rapid linkages with other
urban villages.
Greater accessablity to
Kotla Mubarakpur village.
South Extension
metro station area

49. Existing Low Income Communities should be given a range of choices – the cheapest option being that
families upgrade their homes with the help of local groups and subsidized material provided. In case they
prefer to live in larger formalized homes –they would have the choice to relocate to a location distant from
their current location but close to rapid transit and other employment centres.
PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S

50. Major
commercial
intensities
South Extension
markets
Gurudwara road
Market area

51. Different types of
markets in
Kotla Mubarakpur
Construction
materials
Daily goods
Dairy products
Electronic
equipments
Paper related industries
and printing

52. Use of manually
pulled carts or
rickshaws inside the
village to transport
goods and people.
Re-establish the
village identity

53. Lane for non-
motorable
transport
Lane for
pedestrians only

54. Due to the lack of open spaces,
the vertical spaces can be utilized
for the greens

55. DEMOLITION
 Encroachments
 Dilpaidated structures
RESTRICTION
 Continuation
 Discontinuation
RELOCATION
TRAFFIC CONTROL & MANAGEMENT
 Pedestrian precinct
 Parking
PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S

56. PLANNING FOR THE IMPROVEMENT OF
HOUSING & LIVING STANDARDS
U R B A N
V I L L A G E S
Location Issues
• Surrounded by pressures of well developed colonies
• Population pressure and thus haphazard construction
Demographic Issues
• Low literacy rate: less awareness
• Higher population density
• Larger family sizes: lesser floor area/person
Legal Issues
• Uncertain property taxes
• Illegal encroachments
• Land deals unaccounted
Infrastructural Issues
Lack of basic civic amenities
Structural weaknesses
Narrowing lanes
Poor drainage and sewage conditions
Environmental Issues
Reduced green and open spaces
Unprotected heritage areas
Unorganized waste disposal
Proposed metro line
New modified housing
opportunities
More schools proposed in the area
High density housing approach
Self help housing
Self sufficiency and efficiency
FAR changes
Demolition of encroached construction
Proper land records maintenance
Stricter taxation
Collaboration of architects/engineers,
govt officials village officials and stakeholders
Traffic diversion
Pedestrianization of inner village lanes
Urban design solutions – village centre/square
Vertical greens
Identification and direction signs for heritage spots