Thesis Housing Market and Transformation

Housing market and transformation in urban villages
Delhi
Anuj Kumar Soni

May, 2014
Housing market and transformation in urban villages
Delhi
By
Anuj Kumar Soni
Thesis submitted to the School of Planning and Architecture, New Delhi in partial
fulfillment of the requirements for the degree of Master of Planning,
specialization in Housing.
Thesis Assessment Board
Prof. Dr. Neelima Risbud

Prof. Dr. P. S. N. Rao
Asst. Prof. Dr. Ruchita Gupta
Asst. Prof. Harshita Deo
School of Planning and Architecture

New Delhi, India
New Delhi, India.
Certificate
This is to certify that the thesis titled “Housing market and transformation
in Urban Villages, Delhi” has been submitted by Anuj Kumar Soni,
SPA/NS/H/491 in partial fulfillment of the requirements for the award of the
Master’s degree in planning with specialization in Housing.
Guided by
Dr. Ruchita Gupta
Accepted by
Prof. Dr. Neelima Risbud
HOD Housing
SPA, New Delhi.
Declaration
This is to declare that the thesis report titled “Housing market and
transformation in Urban Villages, Delhi” has been undertaken by the
author in partial fulfillment of the requirement for the award of the Master’s
degree in planning with specialization in Housing is an original work done by me
and except where acknowledgements and references has been made.
The work has not been submitted previously in whole or part, to qualify for any
other academic award by me either within school of planning and architecture or
any other institution.
The content of the thesis is a result of work which has been carried out since the
official commencement date of the approved research programme.
Date: May, 2014
Anuj Kumar Soni
SPA/NS/H/491
Department of Housing
New Delhi
Acknowledgement
The few lines of acknowledgement can never substitute the deep appreciation
that I have for all those people behind the success of my work.
I owe my sincere gratitude to my guide Dr. Ruchita Gupta, for her valuable
guidance which has been the source of learning for me throughout the thesis
work that helped accelerating completion of my thesis.
I take this opportunity to thank our Head of the Department Prof. Dr. Neelima
Risbud for constructive criticism, timely advice and encouragement which has
helped to improve this work. I also would like to thank for her generous
contribution and valuable guidance which made this thesis possible.
I would also like to acknowledge the contribution made by my friend Mr. Chetan
Choudhary and my uncle Mr. P. C. Gautam for helping me in collecting the
information and as an helping hand in different surveys and also, the residents
and tenants of the villages whom I interviewed, without whose support and
contribution this work would not have been completed.
I would like to thank my colleagues with whom I worked and learned new things,
ideas and software which were useful in my thesis. Their presence made learning
fun and enjoyable.
Lastly, I want to thank my family and friends for their support and patience. They
have been a very big influence for my thesis.
Anuj Kumar Soni

M. Plan. Housing
SPA, New Delhi
Housing market and transformation in urban villages, Delhi
Contents
List of Charts ............................................................................................................ iv
List of Figures ............................................................................................................ v
List of Tables............................................................................................................. vi
साराांश........................................................................................................................ viii
Summary ...................................................................................................................ix
Chapter 1 Introduction ............................................................................................. 1
Background ................................................................................................................2
Objectives...................................................................................................................4
Need of the Study ......................................................................................................4
Scope and limitations ...............................................................................................4
Methodology .............................................................................................................. 5
Chapter 2 Dissertation ..............................................................................................6
Urbanization .............................................................................................................. 7
Transformation in Urban villages due to impact of city ....................................... 8
Government existing policy intervention ............................................................... 8
Growth in Population & Area of Urban Delhi .........................................................9
Factors affecting this pattern of Growth .................................................................9
Existing case studies ............................................................................................... 10
Munirka (Predominantly Commercial Village) .................................................... 10
Housing Transformation in Urban Villages, Gurgaon. ........................................ 12
Conclusions: ............................................................................................................ 13
Chapter 3 Urban Villages ....................................................................................... 14
An Introduction ....................................................................................................... 15
The Lal Dora – The Concept .................................................................................. 17
Rural and Urban Classification .............................................................................. 17
Rural Villages .......................................................................................................... 18
Urban Villages ......................................................................................................... 18
Chapter 4 Delhi: City Profile .................................................................................. 19
Delhi city profile ..................................................................................................... 20
Delhi Revenue Districts and Urban Bodies.......................................................... 22
Growth Pattern of Delhi ........................................................................................ 23
1951: Delhi, the capital of the Indian republic ..................................................... 24
1951-1961: A modern planned city .........................................................................25
1961-1971: The age of Delhi Master Plan 1962......................................................25
i|Page
1971-1981: Rise of the census towns ..................................................................... 26

1981-1991: DDA housing comes up ...................................................................... 26
1991-2001: Population outgrows planning ...........................................................27
Delhi in 2011 ............................................................................................................27
A city made up of in-migrants ............................................................................... 28
Has in-migration slowed down? ........................................................................... 29
Diverse Planning Class .......................................................................................... 30
Housing Supply in Delhi........................................................................................ 33
Safety Hazards to self-Construction ..................................................................... 34
Housing supply as per income .............................................................................. 36
Chapter 5 Urban Villages of Delhi .........................................................................37
Evolution and Growth of Urban Villages in Delhi ............................................... 38
Existing Building Bye-laws & Urban Villages ...................................................... 39
Land Policy ............................................................................................................. 40
Planning and Practice of Land Use Regulations.................................................. 40
Fire and Earthquake Regulations and current practices ..................................... 41
Classification of Urban villages in Delhi .............................................................. 43
List of Urban Villages in Delhi .............................................................................. 46
Urban Villages, Delhi ............................................................................................. 49
Case Studies: Introduction .................................................................................... 50
Chapter 6 Case study: Shakarpur (Khas) .............................................................. 51
Case Study: Shakarpur Khas ..................................................................................52
Demographic Profile: Shakarpur (Khas)...............................................................52
Shakarpur Land Use Plan 1975 ............................................................................. 54
Shakarpur Land Use Plan 1983..............................................................................55
Shakarpur Land Use Plan 1983..............................................................................55
Shakarpur Land Use Plan 2014 ............................................................................ 56
Settlement Level ...................................................................................................... 57
Social Profile: Shakarpur (Khas) .......................................................................... 58
Economic Profile: Shakarpur (Khas) ..................................................................... 61
Migrants/ Tenants ................................................................................................. 64
Profile of Tenants: .................................................................................................. 65
Settlement Level Transformation ..........................................................................67
Cluster Level Transformation ............................................................................... 69
Social-Physical Infrastructure ................................................................................72
Social and Physical Infrastructure changes: Shakarpur (Khas) .......................... 77
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Dwelling level transformation ............................................................................... 78

Market Analysis ...................................................................................................... 85
Chapter 7 Case study: Mandawali ........................................................................ 87
Mandawali village .................................................................................................. 88
Mandawali Land Use Plan 1984 ........................................................................... 90
Mandawali Land Use Plan 2014 ............................................................................ 91
Settlement Level ..................................................................................................... 92
Social Profile ........................................................................................................... 93
Economic profile .................................................................................................... 96
Migrants/ Tenants ................................................................................................. 98
Settlement Level Transformation ........................................................................103
Cluster Level Transformation ..............................................................................105
Social-Physical Infrastructure Changes: Mandawali ........................................ 108
Dwelling Level transformation ............................................................................109
Mandawali Market analysis.................................................................................. 117
Chapter 8 Findings and Recommendations ....................................................... 119
Comparative Analysis of Case Studies ................................................................. 119
Problems and Potentials ....................................................................................... 119
Comparative Analysis of Case Studies .................................................................120
Major Findings of Urban Villages ........................................................................ 122
Problems and Potentials ....................................................................................... 125
Recommendations ................................................................................................ 126
Recommendations ................................................................................................ 127
Bibliography ..............................................................................................................128
Glossary ..................................................................................................................... 129
Appendices ................................................................................................................ 131
Appendices 1 The building Regulation of special areas, Unauthorised
Regularised colonies and village abadis - sub-division of residential plots. .... 131
Appendices 2 Application for the issue of abadi deh/extended abadi deh
certificate. .............................................................................................................. 133
Appendices 3 List of Villages in Delhi ................................................................. 134
Appendices 4 Questionnaire for Owners............................................................. 139
Appendices 5 Questionnaire for Property Dealers .............................................142
Appendices 6 Questionnaire for Tenants ............................................................ 143
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List of Charts
CHART 4-1 URBAN V/S TOTAL POPULATION & POPULATION DENSITY 21

CHART 4-2 POPULATION OF NCT DELHI OVER TIME, FROM 1901 TO 2011 21
CHART 4-3 TYPES OF SETTLEMENTS IN DELHI 31
CHART 4-4 CLASSIFICATION OF RESIDENTIAL UNITS UNDER MCD JURISDICTION BASED ON TYPE OF
SETTLEMENTS 31
CHART 4-5 POPULATION OF NCT DELHI OVER TIME, FROM 1901 TO 2011 32
CHART 4-6 DISTRICT WISE POPULATION, FROM 1961 TO 2011 32
CHART 4-7 POPULATION DISTRIBUTION ACROSS THE TYPES 33
CHART 4-8 SUPPLY OF HOUSING IN DIFFERENT TYPES 34
CHART 4-9 HOUSING SUPPLY AS PER INCOME IN DELHI 36
CHART 5-1 THE POPULATION AND DENSITY OF THE VILLAGE. 52
CHART 5-2 NUMBER OF HOUSEHOLDS IN THE VILLAGE. 53
CHART 5-3 PLOTS OF SHAKARPUR 1975 54
CHART 5-4 LAND USE DISTRIBUTION OF SHAKARPUR 1975 54
CHART 5-7 LAND USE PLAN OF SHAKARPUR (KHAS) 2014
57
CHART 5-8 OCCUPATION STRUCTURE AND EDUCATION PERCENTAGE OF VILLAGERS. 58
CHART 5-9 CASTE-WISE DISTRIBUTION IN 1983 & 2014 60
CHART 5-10 PLACES OF WORK OF VILLAGERS. 61
CHART 5-11 INCOME PATTERN OF VILLAGERS. 62
CHART 5-12 PLOTS OWNED BY VILLAGERS. 63
CHART 5-13 ORIGIN OF MIGRANTS/TENANTS IN SHAKARPUR (KHAS) 64
CHART 5-14 CHOICE OF NEIGHBORHOOD OF MIGRANTS IN SHAKARPUR (KHAS) 65
CHART 5-15 PLACES OF WORK OF MIGRANTS & INCOME PATTERN IN SHAKARPUR 65
CHART 5-16 EXPENDTURE BREAKUP AND ACCESS TO CURRENT ACCOMODATION OF MIGRANTS 66
CHART 5-17 TYPE OF ACCOMMODATION AND PREVALENT RENTS IN SHAKARPUR (KHAS) 67
CHART 5-18 MARKET ANALYSIS OVER THE PERIOD OF TIME CHART 5-19 PRICES OF DIFFERENT TYPES OF
ACCOMMODATION 86
TABLE 5.9 PRICES OF SALE/PURCHASE CHART 5-20 RENTAL ACCOMMODATION IN SHAKARPUR 86
CHART 6-1 POPULATION AND DENSITY OF MANDAWALI VILLAGE 88
CHART 6-2 HOUSEHOLDS IN MANDAWALI VILLAGE 89
CHART 6-3 LAND USE 90
CHART 6-4 LAND USE DISTRIBUTION OF MANDAWALI 2014 91
CHART 6-5 LAND USE DISTRIBUTION OF MANDAWALI VILLAGE 2014 92
CHART 6-6 OCCUPATION AND EDUCATION PATTERN IN MANDAWALI VILLAGE 93
CHART 6-7 CASTE WISE DISTRIBUTION IN 1983 94
CHART 6-8 CASTE WISE DISTRIBUTION IN 1983 94
CHART 6-9 CASTE WISE DISTRIBUTION IN MANDAWALI VILLAGE IN 1984 AND 2014 95
CHART 6-10 PLACES OF WORK OF VILLAGERS 96
CHART 6-11 INCOME PATTERN OF VILLAGERS 96
CHART 6-12 PLOT SIZES IN MANDAWALI VILLAGE 97
CHART 6-13ORIGIN OF MIGRANTS/ TENANTS IN MANDAWALI 98
CHART 6-14 CHOICE OF NEIGHBORHOOD BY TENANTS IN MANDAWALI 99
CHART 6-15 PLACES OF WORK OF TENANTS IN MANDAWALI 100
CHART 6-16 MONTHLY INCOME/ MONEY RECIEVED FROM HOME 101
CHART 6-17 EXPENDITURE BREAKUP AND ACCESS TO CURRENT ACCOMMODATION 101
CHART 6-18 TYPE OF ACCOMODATION AND PREVELANT RENTS 102
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List of Figures
FIGURE 2.1 PATTERN OF GROWTH IN DELHI 9

FIGURE 2.2 PLAN OF MUNIRKA 10
FIGURE 2.3 PLANS OF MULAHERA VILLAGE, GURGAON 13
FIGURE 3.1 FORMATION OF URBAN VILLAGE 16
FIGURE 3.2 THE TRANSFORMATION OF RURAL VILLAGE TO URBAN VILLAGE 17
FIGURE 3.3 COMPONENTS OF URBAN VILLAGE 17
FIGURE 3.4 SITUATION IN URBAN VILLAGES OF DELHI 18
FIGURE 4.1 DELHI REVENUE DISTRICTS AND URBAN BODIES 22
FIGURE 4.2 GROWTH PATTERN OF DELHI 24
FIGURE 4.3 GROWTH PATTERN OF DELHI 1951-1961 24
FIGURE 4.7 IN-MIGRANTS 1951-2001 & MIGRANTS BY PLACE OF LAST RESIDENCE AS PER CENSUS 2001 28
FIGURE 4.8 PROJECTED POPULATION IN DELHI SETTLEMENTS (IN MILLIONS) 28
FIGURE 4.9 NCT OF DELHI 29
FIGURE 4.10 PERCENTAGE SHARE OF DIFFERENT SETTLEMENT TYPE BASED ON 2000 DATA 30
FIGURE 4.11 NEWS ABOUT SAFETY HAZARDS IN DELHI 34
FIGURE 4.12 SAFETY HAZARDS DUE TO SELF CONSTRUCTION 35
FIGURE 5.4 PATPARGANJ ROAD 50
FIGURE 5.6 SATELLITE IMAGENARY OF SHAKARPUR (KHAS) 50
FIGURE 5.2 LOCATION AND LINKAGES OF CASE STUDY AREAS 50
FIGURE 5.5 SATELLITE IMAGENARY OF MANDAWALI 50
FIGURE 5.1 CASE STUDY AREA GEO-LOCATION 50
FIGURE 5.3 LAXMI NAGAR METRO STATION 50
FIGURE 5.7 PHOTOGRAPHS OF THE VILLAGE AND SURROUNDING 53
FIGURE 5.8 LAND USE PLAN OF SHAKARPUR 1975 54
FIGURE 5.9 LAND USE PLAN OF SHAKARPUR 1983 55
FIGURE 5.10 LANDUSE PLAN OF SHAKARPUR 2014 56
FIGURE 5.11 SATELLITE IMAGENARY OF SHAKARPUR (KHAS)
57
FIGURE 5.12 FIGURE GROUND OF SHAKARPUR (KHAS)
57
FIGURE 5.13 LAND USE PLAN OF SHAKARPUR (KHAS) 2014
57
FIGURE 5.14 CASTE-WISE DISTRIBUTION IN 1983 59
FIGURE 5.15 CASTE-WISE DISTRIBUTION IN 2014 59
FIGURE 5.16 LAND USE OF SHAKARPUR (KHAS) 1983 68
FIGURE 5.17 LAND USE OF SHAKARPUR (KHAS) 2014 68
FIGURE 5.18 STREET VIEWS 70
FIGURE 5.19 PROJECTIONS AND ENCROACHMENT ON STREETS HAS MADE THEM NARROW 70
FIGURE 5.20 SECTIONS OF STREET 71
FIGURE 5.21 ELECTRICITY CABLES ON THE STREET 72
FIGURE 5.22 DRAINS AND DHALAO 73
FIGURE 5.23 RETAIL SHOPS AND SHOWROOMS AROUND SHAKARPUR 74
FIGURE 5.24 PARKS AND OPEN SPACE IN SHAKARPUR (KHAS) 76
FIGURE 5.25 HOUSE PLANS IN EARLIER SITUATION 78
FIGURE 5.26 HOUSE PLANS IN EXISTING SITUATION 79
FIGURE 5.27 SECTIONS SHOWING TRANSFORMATION IN HOUSE 79
FIGURE 5.28 STREET VIEW FIGURE 5.29 SKETCH OF STREET FIGURE 5.30 LIVING CONDITION 79
FIGURE 5.31 STREET, STAIRCASE AND LOBBY OF THE HOUSE 80
FIGURE 5.32 PLANS AND SECTION OF HOUSE 80
FIGURE 5.33 LACK OF VENTILATION AND LIGHT INSIDE THE HOUSE AND STREET 81
v|Page
FIGURE 5.34 SECTIONS OF THE HOUSES DOCUMENTED 82

FIGURE 5.35 VIEWS OF HOSTEL/PG AND INDIVIDUAL HOUSE 84
FIGURE 5.36 PLAN SHOWING MARKET ANALYSIS IN SHAKARPUR (KHAS) 85
FIGURE 6.1 SATELLITE IMAGENARY OF MANDWALI VILLAGE 89
FIGURE 6.2 LAND USE PLAN OF MANDAWALI 1984 90
FIGURE 6.3 LAND USE PLAN OF MANDAWALI 2014 91
FIGURE 6.4 LAND USE DISTRIBUTION OF MANDAWALI 2014 91
FIGURE 6.5 LAND USE PLAN OF MANDAWALI VILLAGE 2014 92
FIGURE 6.6 LAND USE DISTRIBUTION OF MANDAWALI VILLAGE 2014 92
FIGURE 6.7 SMALLER AND BIGGER PROPERTIES, CHAWL LIKE HOUSING IN MANDAWALI 98
FIGURE 6.8 NEW CONSTRUCTION ACTIVITIES IN MANDAWALI 103
FIGURE 6.11 STREET VIEWS OF MANDAWALI VILLAGE 106
FIGURE 6.12 STREET SECTIONS IN MANDAWALI 107
FIGURE 6.13 RENTAL ACCOMMODATION PROVIDED BY LANDLORDS FOR LABOR CLASS 109
FIGURE 6.14 SECTION OF RENTAL HOUSING FOR LABORS 110
FIGURE 6.15 VIEWS OF RENTAL ACCOMMODATION FOR LABORS CLASS 110
FIGURE 6.16 EARLIER PLANS OF THE RESIDENCE 111
FIGURE 6.17 EXISTING PLANS OF THE RESIDENCE 112
FIGURE 6.18 SECTION OF THE EXISTING SITUATION 112
FIGURE 6.19 EXISTING SITUATION PLAN OF THE HOUSE FIGURE 6.20EXISTING SECTION OF THE HOUSE
113
FIGURE 6.21 EXISTING PLAN OF THE HOUSE 114
FIGURE 6.22 INTERNAL VIEWS OF THE HOUSE 114
FIGURE 6.23 EXISTING PLANS OF THE BUILDER HOUSE 1 115
FIGURE 6.24 INTERNAL VIEWS OF THE BUILDER HOUSES 115
FIGURE 6.25 SECTIONS OF BUILDER HOUSES 116
FIGURE 6.26 MARKET ANALYSIS OF MANDAWALI VILLAGE 117
FIGURE 6.27 MARKET ANALYSIS OVER THE PERIOD OF TIME FIGURE 6.28 PRICES OF DIFFERENT
ACCOMMODATION 117
FIGURE 6.29 RATES AND RENTS IN MANDAWALI 118
FIGURE 6.30 RENTAL MARKET ANALYSIS OF MANDAWALI 118
FIGURE 7.1 TRANSFORMATION OF URBAN VILLAGES 122
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List of Tables
TABLE 2.1 GROWTH IN POPULATION AND AREA OF URBAN DELHI 9

TABLE 2.2 DEMOGRAPHICS OF MUNIRKA VILLAGE 11
TABLE 2.3 DETAILS OF GURGAON VILLAGES. 12
TABLE 4.1 1951-2011: AN URBAN POPULATION EXPLOSION 21
TABLE 3.1 FIRE REGULATIONS OF MPD 2021 42
TABLE 3.2 HEIGHT & GROUND COVERAGE REGULATIONS OF MPD 2021 42
TABLE 3.3 SETBACK REGULATIONS OF MPD 2021 42
TABLE 4.2 VILLAGES WITH EXCESS COMMERCIAL GROWTH 46
TABLE 5.1 DEMOGRAPHIC PROFILE OF SHAKARPUR (KHAS) VILLAGE & SHAKARPUR WARD AREA. 52
TABLE 5.2 LAND USE AND PLOTS DISTRIBUTION OF SHAKARPUR 1975 54
TABLE 5.3 LAND USE DISTRIBUTION OF SHAKARPUR 1983 55
TABLE 5.4 LAND USE DISTRIBUTION OF SHAKARPUR 2014
56
TABLE 5.5 LAND USE PLAN OF SHAKARPUR (KHAS) 2014
57
TABLE 5.6 CASTE-WISE DISTRIBUTION OF HOUSEHOLDS 60
TABLE 5.7 TRANSFORMATION IN CLUSTERS 71
TABLE 5.8 SCHOOLS IN THE VICINITY OF SHAKARPUR (KHAS) 74
TABLE 5.9 PRICES OF SALE/PURCHASE CHART 5-20 RENTAL ACCOMMODATION IN SHAKARPUR 86
TABLE 6.1 DEMOGRAPHICS OF MANDAWALI 88
TABLE 6.2 LAND USE DISTRIBUTION OF MANDAWALI 1984
90
TABLE 6.3 CASTE WISE DISTRIBUTION IN MANDAWALI VILLAGE IN 1984 AND 2014 95
TABLE 6.4 CLUSTER LEVEL TRANSFORMATION IN MANDAWALI VILLAGE 107
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साराांश
यह शोध दिल्ली के शेहरी गााँवों कक स्तिथि पर केंदिि है ∣ समय चक्र के बिलाव के साि इन
शहरी गाांवो ने भी खि
ु को उसके अनक
ु ू ल ढालने की कोशशश की है∣ अपनी सांतकृति और सभ्यिा
से जुड़े इन गाांवो ने शहरी ववकास की भाग-िौड़ के साि अपना भी ववकास ककया है ∣ कम कीमि
वाले आवास अिवा न्यूनिम ककराये के कारण यहााँ बहुमि वगग की लोग आकवषगि हो रहे है ∣ ये
छात्रों, शहर में आये नए लोगो, अकेले काम करने वाले पुरुष और मदहलाएां और श्रशमक वगग की
लोगो गढ़ बन चक
ु े हैं∣
शहरी गाांव दिल्ली में लोगो को आवास उपलब्ध करने में बहुि ही महत्वपूणग भूशमका तनभािे हैं∣
शहरी गाांवों का घनत्व अन्य कॉलोतनयों की िुलना में बहुि अथधक है और धीरे - धीरे बढ़ रहा
है ∣ शहरी गाांवों ने दिल्ली शहर की 38.3% भूशम को कवर ककया हुआ है लेककन को 60% से
अथधक लोगो को आवास प्रिान करिे हैं∣ ये शहरी गाांव तनम्नशलखखि की वजह से बनिे और
बबगड़िे है :
 बस्तियों में और चारों ओर व्यावसातयक गतिववथधया∣

 तनचले वगग, छात्र और एकल पररवार को काम कीमि वाले आवास मोदहया करिा है ∣
 ककराये पर िे ने के शलए घरो में ककये गए पररविगन∣
 घनत्व और बहु मांस्जला तनमागण में ववृ ि अिवा प्रकाश और वायु का अभाव, खुले तिान,
पाककिंग की जगह, अतवछ्िा की स्तिति और बुतनयािी ढाांचे पर बढ़ा भार∣
 बेिरिीब ववकास और अतनयोस्जि बस्तियों∣
 रहने की अलग मानकों के साि लोगों की ववववधिा भी है ∣
 सामास्जक सांपकग और सुरक्षा की भावना∣
 स्तितियाां जैसे ववकासशील झग्ु गी बतिी वाला वािावरण∣
छोटे बबल्डरों की भूशमका बबक्री और खरीि और ककराए पर लेने के आवास में बढ़िी जा रही है ∣
भारि में शहरी ववकास ने एक अप्रत्याशशि िबाव का सामना ककया है और शहरीकरण ने हमारे
पयागवरण के कई क्षेत्र पर अपना प्रभाव छोड़ा है ∣ बढ़िे प्रवास, सीशमि सांसाधनों, िि
ृ ीयक
व्यवसायों और िनाव को बढ़ाने के शलए बड़े बिलाव हम िे ख रहे हैं जो कई चुनौतियों में से कुछ
हैं स्जनका सामना हमें आने वाले वषो में करना पड़ेगा∣ अगर इन चुनौतिओ का हल न तनकला
गया िो शहरों में बेस इन गाांवो का अांि बहुि िख
ु ि होगा∣
--- अनज
ु कुमार सोनी, दिल्ली
viii | P a g e
Summary
This thesis is majorly focuses on the situation of the urban villages of Delhi.
Urban villages have evolved and transformed over the period of time and still has
intact culture and tradition of villages but developing themselves in the race of
urbanization. The housing market in these urban villages of Delhi is attracting
majority classes of people to find an accommodation in the city. They are hubs for
students, newly migrated, single working males and females and labor class.
Urban villages plays very important role in the functioning of the city by
providing the accommodation to the people of Delhi as well as migrating people.
The density of urban villages is much higher than other colonies and gradually
increasing. Urban villages covered the 38.3% land of the Delhi city but provide
the accommodation to more than 60% of people. These urban villages are
surviving and degrading due to the:
 Commercial activities in and around the settlements.
 Affordable and cheaper accommodation for everyone, providing housing
for low-income group, single families and students.
 PG’s for students and transformation of houses.
 Increase in density and multi-story constructions and thus lack of light
and ventilation, open spaces, parking space, unhygienic conditions and
increased load on infrastructure.
 Haphazard growth and unplanned settlements.
 Variety of people with different standards of living.
 Social interaction and sense of security.
 Developing slum like conditions.
 Role of small builders is increasing in sale and purchase and rental
accommodations.
Urban growth in India has faced an unexpected pressure and urbanization has
left its impact on many sphere of our environment. Rising migration, major shifts
to tertiary occupations and increasing stress on limited resources are some of the
many challenges which we are witnessing.
--- Anuj Kumar Soni, Delhi
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Chapter 1 Introduction
Background
Aim
Objectives
Need of the study
Scope and limitations
Methodology
1|Page
Background
Demand for land and housing in Delhi has grown considerably in times of
urbanization and rapid population growth. By the beginning of the previous
century, vast areas of rural land and village properties were acquired under
pressure from the city’s rising needs.
The first Delhi Master Plan (adopted in 1962) declared 20 villages located within
the urban area as urban villages (Gupta R. G., 1985). Currently, about 135 urban
villages exist in Delhi and house an estimated 1.21 million individuals, about 7%
of Delhi’s total population in 2011 and cover the 38.3% land of Delhi (Joshi V. ,
2013).
Urban villages play an important role in the functioning of the city by providing
the accommodation to the people of Delhi as well as migrating people. The
density of villages is much higher than other colonies and gradually increasing.
An urban village can be defined as a village which has acquired urban

characteristics due to reduction in its agricultural base by the process of
acquisition of land holdings for public purpose or by its transformation into
residential or industrial colonies (Tyagi, 1982). These are the rural settlements
engulfed in urban limits during the process of development of large cities. These
settlements have been rural in the past and hence, show some distinct rural
characteristics but they are also termed urban because of their location in a
clearly defined urban area, the influence of which is very strong. Like urban
areas, now, in these villages majority of the workforce are engaged in non-
primary activities.
The urban villages of Delhi exhibit a different kind of character. They carry 5-6
times more population density than the non village areas and cater for mixed
land use, with residential, commercial and also, industrial (small or household
industries), based on the demands of the surrounding localities.
37% of housing units in Delhi are rental. 74% of housing units are self-
constructed. Urban villages provide the maximum rental housing available in the
2|Page
market, hence new rental units should be provided to decongest the urban
villages. (Home, 2014)
These urban villages are surviving and degrading due to the:
 Commercial activities in and around the settlements.

 Affordable and cheaper accommodation for everyone, providing housing
for low-income group, single families and students.
 PG’s for students and transformation of houses.
 Increase in density and multi-story constructions and thus lack of light
and ventilation, open spaces, parking space, unhygienic conditions and
increased load on infrastructure.
 Haphazard growth and unplanned settlements.
 Variety of people with different standards of living.
 Social interaction and sense of security.
 Developing slum like conditions.
 Role of small builders is increasing in sale and purchase and rental
accommodations.
Housing transformation all over the world, especially in major cities has
continued to attract concern from economic and social stakeholders as the built
environment is changing rapidly and uncontrollably too. The low-income earners
in the urban areas of the developing countries live in inadequate housing where
cities are congested and functional obsolesce in buildings have become the order
of the day.
Urban Villages of Delhi has also witnessed the tremendous transformational

change in few decades in terms of original residents, housing conditions, street
patterns, socio-economic patterns, Physical changes in planning, Lifestyle and
quality of life of people and houses, Infrastructure, Land-use and income pattern
of the people.
3|Page
Objectives
 To understand the phenomenon of growth of urban villages in Delhi.
 To study the housing market in urban villages in and around the urban
village.
 To understand the role of small developers, rental accommodation and

Housing typology.
 To study the various socio-economic characteristics of the urban villages.
 To understand the policies, rules and regulations regarding the

development in urban villages.
 To the study and analyze the transformation, those are taking place with
special reference to housing.
Need of the Study
• Urban villages are rapidly transforming as pressure of urbanization.

• Pressure of city and growth has shaped the physical environment of these
villages.
• Major provider of rental accommodation and affordable housing in the
city.
• Need to study the changing housing market and trend.
Scope and limitations
• The period to complete the thesis is limited to one semester. This will
restrict the study to few villages only, with more emphasis on housing
conditions and market only.
• Availability of data and resources may be the limiting factors.
4|Page
Methodology
5|Page
Chapter 2 Dissertation
Urbanization
Transformation in Urban villages due to impact of city
Government existing policy intervention
Growth in Population & Area of Urban Delhi
Factors affecting this pattern of Growth
Existing Case Studies (Unpublished Thesis)
‘Policy Intervention and Housing Transformation in Urban Villages,
Delhi’, S.N. Segal, Dep’t. Of Housing, 1988.
‘Housing Transformation in Urban Villages, Gurgaon’, Pooja Aggarwal,
Dep’t. Of Housing, 2009
6|Page
Urbanization
Urbanization is due to large increase in population and resulted in urban sprawls.
Urbanization happens 2 ways (Qadeer, 2004) :
• Through expansion of existing urban bodies by engulfing villages
• Through the independent transformation of rural areas into urban

areas.
Urbanization is a continuous process which involves expansion of the urban areas

and also rural-urban migration. It is often assumed that the cause of urban
poverty in Indian cities is the rural to urban migration. Instead as proved my
many reports and studies, it is the growth of urban areas and engulfing of villages
in the city boundaries – urbanizing the villages that are more a reality in Indian
situations (Batra, 2012).
These urban villages are not new to India. Most newly planned cities ignored
these urban villages while planning for new cities. This can be seen right from the
beginning in Delhi Master Plan 1962 where it did not have any clue on how to
address urban villages that now lie in the boundary of the city. They just got left
behind as ‘Lal Dora Areas’, hubs of no –regulation and close to slum situations.
Delhi Population has increased by 4.8 million with city’s sprawl extending by 239
Sq. Km. Increase of 53% area to accommodate 132% increase in population from
1971-91.
Delhi has large number of urban and rural settlements and many of them are still
passing through the transitional phase of rapid urbanization and physical
expansion. Before 1931, 25 villages came in the fold of urban area while 22 during
the period of 1931-51 and number of urban villages stood at 135 in 2000. There
are 15 more villages to be designated as urban villages (Gill). The growing
housing demand due to fast growth of city population has put pressures on urban
villagers to build multi-storied and congested buildings.
7|Page
Transformation in Urban villages due to impact of city
 Loss of cultivated land and adoption of different urban occupation.

 Agriculture labor class gets highly affected.
 Population in urban villages increase due to in-migration, resulting in high
density, poor and insufficient infrastructure and amenities.
 There is a physical transformation at settlement level in respect of size i.e.
unauthorized construction, change in land-use from residential to
industrial or commercial.
Government existing policy intervention
• Delhi engulfed about 111 villages in 1981.
• 85 villages under D.D.A., 24 with M.C.D. and 2 with Cantonment Board.
• Development of Delhi undertaken as per Delhi Master Plan 1962.

Residential, Industrial, Commercial and Recreational areas were planned
and developed around these urban villages leaving them untouched.
• No comprehensive policy was framed – with result no effective action/

development took place.
8|Page
Growth in Population & Area of Urban Delhi
Table 2.1 Growth in Population and Area of Urban Delhi
S. Year Population Growth Area Decade Growth of

No. (lakh) Rate (%) (sq.km.) Increase Urban
Villages
1. 1901 2.14 --- 43.25 ---
2. 1911 2.38 11.13 43.25 ---
3. 1921 3.04 27.94 168.09 142.84
4. 1931 4.47 46.98 169.64 1.55 25
5. 1941 6.96 55.48 174.31 4.67 47
6. 1951 14.37 106.58 195.54 21.23 47
7. 1961 23.59 64.17 326.34 130.80 95
8. 1971 36.47 54.56 446.30 119.96 135
9. 1981 62.20 70.50 500 119.96 135
(Segal, 1988)
Figure 2.1 Pattern of Growth in Delhi
Factors affecting this pattern

of Growth
 Introduction of Railways
 Industrial Revolution
 Migration due to partition in
1947 & Urban-Rural
Migration.
(Segal, 1988)
9|Page
Existing case studies

Munirka (Predominantly Commercial Village)
Unpublished Thesis,
‘Policy Intervention and Housing Transformation in Urban Villages,

Delhi’,
S.N. Segal, Dep’t. Of Housing, 1988.
Location: The village is bound by outer ring road in North, D.D.A. Flats in East
and South, 45M wide road along Vasant Vihar Bus Depot and D.D.A. Flats in
West.
Figure 2.2 Plan of Munirka
(Segal, 1988)
10 | P a g e
Table 2.2 Demographics of Munirka Village
Area of Village 75 Bigha or 27.25 Ha
Population 11,225 approx.

SC/ST: 3,200 or 28%
No. of HH 2,250
No. of Shops 273 (commercial Influence)
Total Properties/Structure 2150
Pucca (i.e. R.C.C) 350
Semi-pucca(i.e. Stone Slab) 1800
(Segal, 1988)
Use of Structures
Residential : 1350 62.8%
Commercial : 600 28.0%
Mix Use : 188 08.7%
Institutional : 12 0.5%
Facilities Existing Requirement of Villagers

• Post Office
• 2 No. M.C.D. Primary Schools
• Cremation Ground
• (1 Boys, 1 Girls)
• Work Centers and Institutes
• 3 Parks (D.D.A.) • Govt. Dispensary
• Water Supply (except mkt.) • Senior Secondary Education

• Multi-Purpose Community Centre
• Sewerage System (except mkt.)
• Electricity
• Public toilets and Dustbins
11 | P a g e
Conclusions:
• There has been a hap-hazard, unplanned and organic growth of the

building activity in the villages, making planned development impossible.
• No coordination between agencies for development.
• Due to natural growth there are divisions of properties.
Housing Transformation in Urban Villages, Gurgaon.
Unpublished Thesis,
‘Housing Transformation in Urban Villages, Gurgaon’,
Pooja Aggarwal, Dep’t. Of Housing, 1988
Four villages has been selected as case studies in Gurgaon.
Table 2.3 Details of Gurgaon Villages.
Name Population No. of HH Size Location Authority

(SqKm)
Mulahera 8,757 2,278 5.17 Close to Ansals

work centers
Pvt Dev.
Carterpuri 4,125 850 2.72 Close to HUDA

outer
municipal Govt.
limits Agency
Sukhrauli 10,388 2,310 4.78 Along major HUDA

road
Govt.
Agency
Kadipur 7,907 1,677 2.40 Near to HUDA

Gurgaon old
town Govt.
Agency
(Aggarwal, 2009)
12 | P a g e
Figure 2.3 Plans of Mulahera Village, Gurgaon
(Aggarwal, 2009)
Facilities Existing
• 1 Shopping Centre
• 1 Police Post
• 1 Primary School
• 1 Nursery School
The infrastructural facilities are too low as per population.
Conclusions:
• There has been a hap-hazard, unplanned and organic growth of the
building activity in the villages, making planned development impossible.
• No coordination between agencies for development.
• Due to natural growth there are divisions of properties.
• Lack of open spaces, community areas, playground and other recreational
spaces.
• Incompatible land/property use-due to commercial & industrial influence.
• Occupation change and high income due to rental.
13 | P a g e
Chapter 3 Urban Villages
An Introduction
The Lal Dora Concept
Rural Urban Classification
Rural Villages
Urban Villages
14 | P a g e
An Introduction
Urban villages are the old traditional settlements within the urban limit of the
city. Originally these are rural villages, after notification termed as urban villages.
Regulation and norms are applicable as per the jurisdiction of the authority.
Urban villages (UV) – These settlements existed as rural villages prior to any
planning intervention. After rapid urbanization, they fell into urban areas, so they
were renamed “urban villages”. These settlements have a higher degree of tenure
security, but few urban amenities.
The term ‘Urban Village’ was first coined in 1961 at the time of formulation of the
Master Plan of Delhi. Urban villages in Delhi are “protected” habitation lands,
which have been exempted from the urban development authorities and are not
affected by any building by-laws (Delhi Municipal Act, 1957). In a typical rural
village, the village authority is well-defined. But in an urban village, there is no
distinct political institution or governance structure. Each person tries to exercise
authority, and it is the land mafia literally at work.
When Delhi had its first master plan (1962), about 20 villages located within the
urban area were declared to be urban villages, a figure which has now grown to
135. A scheme to improve civic services was started by the Delhi Development
Authority (DDA) in 1979/80 and then transferred to the Municipal Corporation
of Delhi in 1987/88. The urban villages are home to around 0.88 million people,
i.e., approx. 6.4 per cent of the city’s total population (Ahmad & Choi, The
Context of Uncontrolled Urban Settlements in Delhi, 2011).
The metropolitan town of Delhi has grown on agricultural lands acquired from
the villagers. Initially, in building up of Lutyens Delhi, the villages were relocated;
later only their agricultural lands were acquired and the residential areas (abadi
deh) were circumscribed by a red line and that is how the term Lal Dora came
into use. The process of urbanization over the years has been engulfing the
villages. Urban Delhi grew fast around them while the villages remained within
the confines of their Lal Dora’s. The close layouts and narrow lanes of old village
abadis were conditioned by old (now outdated) historical compulsions of
15 | P a g e
collective security, considerations of mutual interdependence and availability all-

round of vast open agricultural fields. Now with agricultural fields (that provided
the open environment) having been acquired by DDA or grabbed/colonized by
market forces driven by skyrocketing land-values, on the one hand and with
natural increase in village population on the other, the village abadis have
become intolerably cramped. It has not been possible to extend even the basic-
most civic services like water-supply and sewage-disposal in the narrow twisting
streets and haphazard layouts within Lal Dora in all the 135 urbanized villages as
on date. Most of the dwelling units are inaccessible to ambulances and fire-
tenders to attend to emergencies (Shrivastav, 2007).
The Urban Villages have deep rooted cultural and traditional values, but due to
large scale urban development and population growth, they are fast eroding to
give way to new development and cultures with respect to urban setting. Many of
these villages comprise of lost sequences of history, in some exist the traditional
village pattern and quite a few still retain the past outlook towards life. These
urban villages not only sport vernacular region, community and religious
structure; they also exhibit historical structures and their relationship with the
city. How the numerous layers of history and human interaction resulted in the
physical form of the area.
Figure 3.1 Formation of Urban Village
(Fanying, 2012)
16 | P a g e
Figure 3.2 The Transformation of rural village to urban village
(Fanying, 2012)
The Lal Dora – The Concept
 A line separating Abadi area i.e. habitable area and the agricultural area in
a rural village.
 Area within the Lal Dora in rural is exempted from Municipal bye-laws or
zoning regulations.
Figure 3.3 Components of
 Still confusion on the status of these villages Urban Village
after urbanization.
 For capital gains, outsiders and landlords
begin speculative and illegal building,
industrial or commercial operations.
(Hao, Geertman, Hooimeijer, & Sliuzas, 2011)
Rural and Urban Classification
As per Census of India, the definition of ‘Urban Units’ is as follows:
a. All places with a Municipality, corporation, Cantonment Board or Notified

Town Area Committee, etc.
b. Places satisfy the criteria:
• A minimum population of 5,000.

17 | P a g e
• At least 75% of the male working population engaged in non-

agricultural activities.
• A density of Population of at least 400 Person/Sq.km.
Villages that satisfy the criteria given at (b) also treated as urban and such
villages are termed as ‘Urban Villages’.
Rural Villages
a. A ‘Rural village’ is a cluster of houses with settled boundaries for which

village records have been prepared.
b. It comprises of an agricultural and abadi area administered & governed by

a village Panchayat.
c. All or most of the population in village have primary sector occupation.
d. Often they tend to be located on the periphery of the city.
Urban Villages
a. An urban village means merging of urban area with a village, where the
agricultural land of the village is taken up for urban development.
b. There is a shift in the occupation structure from primary to the secondary

sector.
Figure 3.4 Situation in urban villages of Delhi
18 | P a g e
Chapter 4 Delhi: City Profile
Delhi city profile
Delhi Revenue Districts and Urban Bodies
Delhi 1951: Delhi in 2011
A city made up of in-migrants
Has in-migration slowed down?
Diverse Planning Class
Housing Supply in Delhi
Safety Hazards to self-Construction
Housing supply as per income
19 | P a g e
Delhi city profile
The population of the National Capital Territory of Delhi, consisting of urban and
rural Delhi, was 6.2 million in 1981, 9.4 million in 1991 and 13.8 million in 2001.
This accounts for about 1.34 percent of the country’s total population. While the
total population growth from 2001 to 2011 is 21%, the urban population growth is
27%, indicating that Delhi has been urbanizing faster than it is growing in the
past decade.
Delhi has been experiencing this rapid population growth because of its
functional importance. The city still has the highest growth rate among the mega
cities in India, and by 2021 its population is expected to be around 27 million.
Delhi became a full-fledged state in 1994, and the name changed from Delhi
Union Territory (DUT) to National Capital Territory of Delhi (NCTD); it is not
only an administrative city but also a place for commerce, education and health-
care provision. It is also of great historical significance (Sivam, 2003).
Delhi has served as a capital for several centuries because of its strategic location.
It is a unique city, a kaleidoscope of old tradition and new forces. It is believed to
be one of the oldest cities in the world, stretching from Indraprastha (10th
century BC) to imperial New Delhi and through to the modern republican capital.
The present formal system has failed to provide housing for everyone in Delhi.
The most visible manifestations of the failure of city authorities are the numerous
unauthorized housing settlements scattered around the city. The phenomenal
growth and development of these informal settlements is a testament to the drive
and initiative of the poor, and their ability to forge affordable housing solutions.
20 | P a g e
Chart 4-1 Urban V/s total population & Population Density
18000 16000
Urban …
16000 14000 Total…
Total…
14000 Urban …
12000
12000
10000
10000
8000
8000
6000
6000
4000
4000
2000 2000
0 0
1951 1961 1971 1981 1991 2001 2011 1951 1961 1971 1981 1991 2001 2011
Chart 4-2 Population of NCT Delhi over time, from 1901 to 2011
18,000,000
1,67,87,941
16,000,000
14,000,000 13,850,507
12,000,000
10,000,000
9,420,644
8,000,000
6,000,000 6,220,406
4,000,000 4,065,698
413,851 636,246 2,658,612
2,000,000 1,744,072
405,819 488,452 917,939
0
1901 1911 1921 1931 1941 1951 1961 1971 1981 1991 2001 2011
(Joshi V. , 2013)
Table 4.1 1951-2011: an urban population explosion
(Joshi V. , 2013)
21 | P a g e
Delhi Revenue Districts and Urban Bodies
Figure 4.1 Delhi Revenue Districts and Urban Bodies
• 1483 sq km
• 16.79 million residents
• Three Municipal Bodies
• 222 Rural Villages(of which 110 are Census Towns)
• 135 Urban Villages
• Nine Revenue Districts
(Joshi V. , 2013)
22 | P a g e
Growth Pattern of Delhi
23 | P a g e
Figure 4.2 Growth Pattern of Delhi
(Live Move Work, 2012)
1951: Delhi, the capital of the Indian republic
 The census count was 1.74 million, including 495,000 resettled persons.
 The urban area was increased by the addition in West Delhi of the new
resettlement colonies of Karol Bagh, Patel Nagar and Rajendra Nagar.
Figure 4.3 Growth pattern of Delhi 1951-1961
24 | P a g e
1951-1961: A modern planned city
 In 1957, the Delhi Development Authority was created “to promote and
secure the development of Delhi”.
 In 1958, the Municipal Corporation of Delhi (MCD) was formed, merging
all civic bodies except the New Delhi Municipal Council and the Delhi
Cantonment Board.
 The population as per the 1961 census was 2.66 million.
1961-1971: The age of Delhi Master Plan 1962
 The DMP 1962 was designed for a population of 5 million by 1981. The
count was 4 million in 1971.
 The city grew southwards and eastwards, broadly in accordance with MPD
1962.
 DDA acquired agricultural land for housing and other schemes; when all
the land of a village was acquired, the village “abadi” stayed in situ and the
village was notified as “urbanized”.
(Joshi V. , 2013)
25 | P a g e
1971-1981: Rise of the census towns
 The projection of the MPD 1962 was surpassed- the 1981 count was 6.2
million.
 27 Census Towns- rural villages with urban characteristics- population
above 5,000, density above 400 per sq km, and male workers more than
75% non agricultural- had developed on the fringes of the MCD urban
area, providing cheap rental accommodation.
1981-1991: DDA housing comes up
 DDA colonies in Saket and Kalkaji were fully occupied.

 The sub-city of Rohini and the DDA colony of Vasant Kunj came up.
 Abadies of the “urbanised” villages near these colonies became densely
populated and also commercialised.
 Two more rural villages became CTs.
 Population count in 1991 9.4 million.
(Joshi V. , 2013)
26 | P a g e
1991-2001: Population outgrows planning
 The Master Plan 2001, notified in 1990, had a projection of 12.8 million,
but the actual count was 13.8 million in 2001.
 ‘Unauthorised colonies’ came up in a large number of rural villages and
Census Towns on the fringes.
 The no. of Census Towns rose from 29 to 59.
 Construction began in Dwarka.
Delhi in 2011
 The number of Census Towns has gone up from 59 in 2001 to 110.

 Numerous large slum clusters such as Yamuna Pushta and those in NDMC
have been removed.
 Total Population is 16.79 million with a decadal growth rate of 21%.
(Joshi V. , 2013)
27 | P a g e
A city made up of in-migrants
Urban Delhi has been a city of in-migrants; its character and culture evolves with
the latest in-migrants, such as the Turks and Afghans, the administrators and
businessmen of British times, and the Punjab refugees and pan Indian Central
Government employees after Independence.
In- migration from rural areas in search of work has been the major reason for
the population explosion in Delhi since 1951. In 2001, 67.5% of migrants were
from rural areas. About 60% of migrants came from UP and Bihar. Inference:
The lower decadal growth from 2001 to 2011 may indicate lower in-migration to
Delhi.
Figure 4.7 In-migrants 1951-2001 & Migrants by place of last residence as per census 2001
(Joshi V. , 2013)
Figure 4.8 Projected Population in Delhi Settlements (in millions)
(Balan, Elazan, Morillas, & Sandberg, 2012)

28 | P a g e
Has in-migration slowed down?
 The lower decadal growth from 2001 to 2011 may indicate lower in-
migration to Delhi.
 The overall sex ratio, which is usually on the lower side in large urban
centres due to male in migration, has increased significantly in the latest
census figures from 821 to 868.
Figure 4.9 NCT of Delhi
(Joshi V. , 2013)
29 | P a g e
Diverse Planning Class
The National Capital Territory of Delhi (NCTD) with a total area of 1486 sq km
(out of which fully developed urban area is 525 sq km) has three separate urban
local governments with non-overlapping jurisdictions– MCD (Municipal
Corporation of Delhi), NDMC (New Delhi Municipal Council) and DCB (Delhi
cantonment Board).
The largest of these is the MCD, which has over 94% of the NCT area under its
jurisdiction. The NDMC and the DCB control about 42 sq km each. MCD is
among the largest municipal bodies in the world providing civic services to more
than 14 million citizens in the capital city. It is expected to reach 17.5 million by
the end of the 10th Five-year plan (2002 – 2007). It is next only to Tokyo in terms
of area. Within its jurisdiction, there is some of the most densely urban
agglomeration in the world.
Figure 4.10 Percentage share of different settlement type based on 2000 data
(University, 2006)
The Municipal Valuation Committee (MVC) of MCD has recommended category

wise classification of residential colonies into eight unit area categories (from A to
H) for property tax calculation. These classes represent fairly well the level of
affluence as well as the level of planning. As we go down from A to H, the level of
affluence, quality-of-life and planning levels decreases categorically. Water
supply situation is also characteristically divergent in these areas. In the planned
areas, dwelling units come under either DDA houses (houses constructed by
30 | P a g e
Delhi Development Authority) or private plotted houses/community housing

societies (privately planned houses).
Chart 4-3 Types of Settlements in Delhi
(Ahmad & Choi, The Context of Uncontrolled Urban Settlements in Delhi, 2011)
Chart 4-4 Classification of residential units under MCD jurisdiction based on type of
settlements
(University, 2006)
31 | P a g e
The MPD 1962 was designed for a population of 5 million by 1981. The count
was 4 million in 1971.The city grew southwards and eastwards, broadly in
accordance with MPD 1962.
DDA acquired agricultural land for housing and other schemes; when all the
land of a village was acquired, the village “abadi” stayed in situ and the village
was notified as “urbanized”. During 1971-81, 27 Census Towns- rural villages
with urban characteristics had developed on the fringes of the MCD urban
area, providing cheap rental accommodation. Abadies of the “urbanised”
villages near planned colonies became densely populated and also
commercialised.
Chart 4-5 Population of NCT Delhi over time, from 1901 to 2011
18,000,000
1,67,87,941
16,000,000
14,000,000 13,850,507
12,000,000
Population
10,000,000
9,420,644
8,000,000
6,000,000 6,220,406
4,000,000 4,065,698
413,851 2,658,612
2,000,000 636,246 1,744,072
405,819 488,452 917,939
0
1901 1911 1921 1931 1941 1951 1961 1971 1981 1991 2001 2011
Year
Chart 4-6 District wise population, from 1961 to 2011
4000000
3500000 North West

3000000 North
Population
2500000 North East
2000000 East
1500000 New Delhi
1000000 Central
West
500000
South West
0
1961 1971 1981 1991 2001 2011 South
Year
(Joshi V. , 2013)
32 | P a g e
Housing Supply in Delhi
 Housing supply: Owners & Renters.

 Housing Deficit as of 2011: 5.6 Lakh (Deduced from MPD 2021).
 2 Lakh low income migrants move into Delhi each year (Ministry of
Health and Family Welfare, Government of India).
 Housing requirement to be fulfilled by 2017: 13.6 Lakh (2.72 Lakh units
per year) (54% for EWS) (Assuming 1 unit per 5 person of the growing
population + existing housing deficit)
 30 % of the new housing should be rental.
 Rental units/dorm-beds need to be built every year: 2 Lakh.
 Population distribution across the types.
Chart 4-7 Population distribution across the types
Population
Planned Colonies
Walled City
Urban Villages
Unauthorized & Regularized

Colonies
Resettlement Colony
JJ Cluster
Homeless
0 1,000,000 2,000,000 3,000,000 4,000,000 5,000,000

Population
# of people
(Home, 2014)
33 | P a g e
Chart 4-8 Supply of housing in different types
Renters vs. Owners
Planned Colonies
Walled City
Urban Villages
Unauthorized & Regularized

Colonies
Resettlement Colony
JJ Cluster
Homeless
Renters
0 200000 400000 600000 800000 1000000
Owners
# of units
(Home, 2014)
Safety Hazards to self-Construction
 Delhi falls under Zone IV of the Seismic zones

 Poor quality of construction fall even without earthquake (majorly due to
unsafe and ill-equipped self-construction practices)
 Rampant and dangerous rate of construction due to high demand for
affordable and rental housing.
Figure 4.11 News about safety hazards in Delhi
34 | P a g e
Figure 4.12 Safety Hazards due to Self Construction
Self-Construction
Planned Colonies
Walled City
Urban Villages
Unauthorized & …
Resettlement Colony
JJ Cluster
Homeless
0 200000 400000 600000 800000 1000000

Self-Constructed Units
# of units
Not-Self-Constructed
(Home, 2014)
35 | P a g e
Housing supply as per income
Chart 4-9 Housing supply as per income in Delhi
Income
Planned Colonies
Walled City
Urban Villages
Unauthorized & Regularized…
Resettlement Colony
JJ Cluster
0-5k
Homeless
5-15k
15> 0 200000 400000 600000 800000 1000000
# of units
(Joshi V. , 2013)
36 | P a g e
Chapter 5 Urban Villages of Delhi
Evolution and Growth of Urban Villages in Delhi
Existing Building Bye-laws & Urban Villages
Land Policy
Planning and Practice of Land Use Regulations
Fire and Earthquake Regulations and current practices
Classification of Urban villages in Delhi
List of Urban Villages in Delhi
Case Studies: Introduction
37 | P a g e
Evolution and Growth of Urban Villages in Delhi
City grows rapidly or slowly depending on several factors. Technological

progresses, economic development, socio - cultural change, increase in
population are the factors through which the physical form and the structure of
the city grows. Many new cities of the world today have evolved where an old core
already existed, either as an expansion to the city or a new course surrounding
the city. The trend of urbanization of villages in Delhi has followed a steady path.
In total 25 villages were brought into the urban fold before 1931. The agricultural
land thus acquired was meant for the development of civil lines, Delhi University
Campus, Subji Mandi, Sadar Railway Station and Imperial Delhi.
During the period of 1931- 51, another 22 villages came into the urban fold,
primarily acquired for the purpose of industrial estates, rehabilitation colonies
and government housing. In the subsequent decade 48 villages were included
and another 40 were included during 1961-71 to meet the growing urban needs.
The 1981 census declared 111 urban villages in the urban limits of Delhi. In 1996
the total number of urban villages stood at 140. The villages which underwent
major changes during the past decades are still experiencing major
transformation in terms of land use -- mainly from residential to commercial and
industrial, in terms of intensity of use over a short period of time, in terms of
social structures and demographic compositions. Transformation of urban
villages is mainly attributed to land acquisition and consequent changes in the
livelihood pattern of the land owners, rise in land value due to strategic locations
and demand for residential space which encourage the land owners and
consequent to raise their structures horizontally as well as vertically. This was a
perfect situation for sparking off a process of unauthorized development. The
villages which were brought to urban fold even during 1970s are at present
intensely commercialized, high density settlements beyond the reach of the
building bye laws. Besides this the negligence of the development authority about
the very transition process of the ‘urbanizing villages’ in the fringe leads to
formation of another ‘urban village’ within the urban expansion. They encourage
uncontrolled as well as unplanned growth, congestion, high density built-up area
38 | P a g e
exerting pressure on the existing infrastructure and facilities resulting in high

consumption of resources, disturbing the urban ecology and leading to social
insecurity.
Again, corruption at various levels in the authority supplemented all the above
forces simultaneously. The transformation of villages from rural to urban can be
broadly divided into three stages:
1. RURAL: Those villages which are distantly located from the urban areas and
not proposed to be urbanized in near future as shown in Master Plan.
2. TRANSITIONAL: Villages proposed to be included in Master Plan areas for

Acquisition and urban development by DDA.
3. URBAN: Villages which are already engulfed in the urban area and are handed
over to MCD for general maintenance and up keeping.
Existing Building Bye-laws & Urban Villages
• As per Delhi Municipal Co. Act 1957 no building activity can be

undertaken in rural areas without sanctioning of building plan.
• A relaxation has been given for villages in rural belt, the Notification of
August 24, 1963.
• The rural villages as ‘Lal-Dora’ have been exempted from bye laws.
• But villages as notified ‘Urban Villages’ are not exempted.
Building plans in villages normally be considered only for the plots which form
part of old abadi area in case the following conditions have been fulfilled:
1. The land use in residential and the construction shall confine maximum to
two-and-a-half storey with maximum permissible coverage & floor area
ratio (FAR) and height as per bylaws.
2. It has been certified by the Revenue Department that plot form part of old
built-up abadi area.
39 | P a g e
3. That the plot was in existence as an independent plot prior to the

formation of the MCD," the Court had said in its order.
Ruled by Delhi High Court in August 2004. (Joshi S. , 2006)
Land Policy
• Before a village is declared as ‘URBAN’ under Sec. 507 (A) of M.C.D. act ---
‘Abadi’ or Lal-Dora area of it would be residential and rural area.
• Director of Industries and M.C.D. / N.D.M.C. commissioner can grant

licenses for industrial use of the property under some conditions:
• Number of workers restricted to 4.
• Power Load: 1KW domestic power single phase load and 2KV power
with 3 phase load is permissible.
• The units would not be considered for alternate allotment and

licenses would be given to them on regular basis.
Planning and Practice of Land Use Regulations
The Master plan 2001 permits a density of 450 people per hectare.
In the development process building permit is to be obtained from MCD for any
kind of renovation of buildings or any new construction. Every person who
intends to erect, re-erect or make alterations in any place in a building or
demolish any building shall give notice in writing to the Authority of his said
intention in the prescribed form and such notice shall be accompanied by four
plans signed by the owner and architect, proof of ownership, 2 copies of
specifications of construction and certificate from the architect.
Building Permit Fee, Developmental charges and stacking charges are to be paid;
Levy on additional FAR if applicable. Any new development on vacant land is not
40 | P a g e
permitted. However, in the village there has been extensive construction of pucca
and semi-pucca buildings on vacant land. Residents are reluctant to take building
permit for either renovation of buildings or any new construction, due to their
lack of knowledge, prolonged legal procedures, high development charges etc.
Fire and Earthquake Regulations and current practices
According to fire regulations the maximum height of building shall not exceed 1.5
times the width of road abutting plus the front open spaces; Every building
meant for human occupancy shall be provided with exits sufficient to permit safe
escape of occupants in case of fire or other emergency; All exits shall be free of
obstructions; Exits shall be clearly visible and the routes to reach the exit shall be
clearly marked and sign posted to guide the population of floor concerned; All
exit ways shall be properly illuminated; Firefighting equipment where provided
along exits shall be suitably located and clearly marked but must not obstruct the
exit way and yet there should be clear indication about its location from either
side of the exit way; Alarm devices shall be installed to ensure prompt evacuation
of the population concerned through the exits; All exits shall provide continuous
means of egress to the exterior of a building or to an exterior open space leading
to a street; Exits shall be so arranged that they may be reached without passing
through another occupied unit, except in the case of residential buildings.
The following minimum width provisions shall be made for each stairway:
(i) Residential building up to 3-1/2 story: 0.9m
(ii) Other residential building e.g. hotels, flats, group housing etc.: 1.25m
Table 3.1 shows minimum width provisions for each passage way. Present
scenario depicts that the road widths in front of the buildings are less than 1.5
times the height of the buildings; the occupant load in the residential area is 7.5
sq.m/person (standard 12.5 sq.m/person). Due to the exceeding heights of the
buildings and the poor accessibility 59 percent of the area is prone to fire hazards.
Dark and narrow passage ways which are used as two wheeler parking lots give
access to many dwelling units may cause havoc during fire.
41 | P a g e
Table 5.1 Fire Regulations of MPD 2021
(MPD, 2021)
Table 3.2 and 3.3 depicts the height and coverage; and regulations of MPD 2001.
Table 5.2 Height & Ground Coverage Regulations of MPD 2021
(MPD, 2021)
Table 5.3 Setback Regulations of MPD 2021
(MPD, 2021)
42 | P a g e
Classification of Urban villages in Delhi
Urban Villages of Delhi can also be classified in the following 10 Categories:
(i) Villages on Government Land: (7 in nos.)
Das Garha, Todapur, Sarai Kale Kahan, Nanglhi Raza, Mehram Nagar,
Bagh Mochi, and Jharera.
(ii) Villages in Trans Yamuna Area; (23 in nos.)
Hasanpur, Mandavali-Fazalpur, Shakarpur Khas, Seelumpur,
Usmanpur, Mauzpur, Gamri, Karkardooma, Jhilmil, Naya Gaon, Khureji
Khas, Garhi, Chauhan Banger, Babarpur, Gonda, Chilla, Patparganj,
Kotla, Khichripur, Shahadra, Kaithwara and Kondli.
(iii) Surrounded by DDA development scheme: (46 in nos.)
Sheikh Sarai, Wazirpur, Tatarpur, Asalatpur, Possangipur, Nangli Jalib,
Jwala Heri, Nangaloi-Syed, Garhi Piran, Madipur, Munirka, Vasant
Gaon, Pitampura, Shalimar, Khyala, Haiderpur, Shahipur, Bodella,
Zamroodpur, Begampur, Ber Sarai, Katwaria Sarai, Tikhand, Tamoor
Nagar, Khizrabad, Kilokari, Pipalthala, Bharola, Naraina, Shahpur Jat,
Mohammadpur, Kishan Garh, Masoodpur, Samepur, Madanpur
Khadar, Madangir, Keshopur, Shakarpur(West), Hamayunpur, Garhi
Jharia Maria, Nangal Raya, Okhla, Joga Bai, Mahipalpur and Basai
Darapur, connected with the schemes prepared by the Delhi
Development Authority (DDA) and their plans cannot be dealt with
43 | P a g e
insolation and have to be integrated with the surrounded areas.
(iv) Independent Villages with reference to DDA’s development

Schemes:(28 in nos.).
These villages cannot be integrated with any of the DDA’s schemes of
urban development. Names of these villages are Masjid Moth, Hauz
Khas, Kalu Sarai, Hari Nagar Ashram, Azapur, Rampura, Mahipalpur,
Dhakha, Malikpur Chawni, Rajpur Chawni, Shadipur, Tihar, Chaukhandi, Chirag

Delhi, Jia Sarai, Kotla Mubarakpur, Mehrauli, Lado
Sarai, Adhichini, Tughlakabad, Jasola, Badarpur, Dheerpur, Yusuf
Sarai, Hauz Rani, Sadhora Kalan, Hastsal and Behlolpur Khadar.
These villages are to be dealt with independently.
(v) Villages with excess industrial growth:
Basai Darapur, Basti Shalimar Bagh, Haiderpur, Garhi Peeran, Dhirpur,
Wazirpur, Khayala and Rampura.
As per surveys of 1984-85, total population of these villages was 55,798.
There were 3120 small and big industrial units operating in these villages.
factors responsible for excessive industrial growth in these villages:
(a) Suitable locations of the villages along main transport routes.
(b) Availability of cheap, skilled and semi-skilled labour;
(c) Availability of raw material in Delhi;
(d) Availability of cheap rented accommodation in and around villages;
(e) Proximity to the thickly populated areas;
(f) Securing of municipal licenses etc. easily.
44 | P a g e
(vi) Villages with excess commercial growth:
There are eight villages falling in this category:
Name of the Village Name of the market
Pitampura Shiva Market
Munirka Kartar Market
Khanpur Market along Mehrauli Badarpur and Deoli Road
Wazirpur Unauthorised market adjacent to Deep Cinema
Jwalaheri Market opposite DDA Local Shopping Centre site
Possangipur A new market has come up around the village
Masjid Moth Lila Singh Market
Pipal Thala Bharola Market adjacent to new Fruit & Vegetable

market on G.T.Karnal Road
• With the acquisition of agricultural land, villages started searching the
• alternative means of livelihood for their survival.
• Those who possessed large plots constructed informal markets

unauthorizedly and let these out for very high rentals.
• This also happened partly due to the shortage of organized markets in the
developed colonies of the DDA, especially for building materials and
eatables.
• The process continued for all the times resulting big or small unauthorized
markets have been responsible in sabotaging many of the commercial
shopping centres of DDA.
• Jwalaheri, Wazirpur, Munirka and Khanpur are the typical examples of

this phenomenon.
• Following are the factors which have been responsible for development of
unauthorized markets around villages.
45 | P a g e
Table 5.4 Villages with excess commercial growth
(Gupta & MPD, 1985)
List of Urban Villages in Delhi
Revenue
S.No. Urban Village District MCD Zone Notified in year
1 GHAZIPUR East Shahdra 1974
2 GHONDLI East Shahdra 1974
3 HASANPUR East Shahdra 1974
4 KAITWARA East Shahdra
5 KARKARDUMA East Shahdra 1974
6 KHICHRIPUR East Shahdra 1974
7 KHUREJI KHAS East Shahdra 1974
8 KOTLA East Shahdra 1989
9 RAMPURA East North
10 SEELAM PUR East 1974
11 SHAHDARA East Shahdra
12 SHAKARPUR KHAS East Shahdra 1974
13 JWALA HERI North Rural 1989
14 SADHORAH KALAN North Civil Lines 1974
15 SADHORAH KHURD North Civil Lines 1974
16 WAZIRABAD North North 1989
17 NIMRI North Civil Lines 1974
18 GHONDA North East Shahdra 1974
19 GHONDA NEEMKA North East Shahdra 1989
20 JHILMIL TAHILPUR (NAJUL) North East Shahdra
21 JHILMIL TAHIRPUR North East Shahdra
22 MANDOLI FAZILPUR North East Shahdra 1974
23 MANDOLI KACHI North East Shahdra 1989
24 MAUJPUR North East Shahdra 1974
25 SABOLI North East Shahdra 1974
26 USMANPUR North East Shahdra 1989
27 AZADPUR North West Civil Lines 1974
28 BADLI North West North 1989
29 BHAROLA North West North 1974
30 CHAUKRI MUBARIKABAD North West Civil Lines 1974
31 DHAKA North West Civil Lines 1974
46 | P a g e
32 DHIRPUR North West North 1974

33 HAIDER PUR North West Rural 1989
34 KHAMPUR North West North
35 MALIK PUR CHHAWNI North West North
36 MANGOLPUR KALAN North West North 1989
37 MANGOLPUR KHURD North West Rural 1974 & 1989
38 NAHARPUR North West North 1989
39 PIPALTHALA North West North 1974
40 PITAMPURA North West Rural 1989
41 RAJPUR CHHAWNI North West North
42 RITHALA North West North 1989
43 SAHIPUR North West 1989
44 SALEEMPUR MAJRA MADIPUR North West 1974
45 SAMAY PUR North West North 1989
46 SHAKUR PUR North West Civil Lines 1974
47 SHALIMAR North West Rural 1989
48 WAZIRPUR North West North 1974
49 ADHCHINI South South
50 ARAKPUR BAGH South South
51 BADAR PUR South South 1974
52 BEGUMPUR South South
53 BEHLOPUR KHADAR South South
54 BER SARAI South South 1974
55 CHIRAG DELHI South South
56 GARHI JHARIA MARIA South South
57 HARI NAGAR ASHRAM South South
58 HAUZ KHAS South South
59 HAUZ RANI South South 1974
60 HUMAYUNPUR South South
61 JASOLA South South 1974
62 JIA SARAI South South 1989
63 JOGA BAI South South
64 KALU SARAI South South
65 KATWARIA SARAI South South 1974
66 KHARARA South South
67 KHIRKI South South 1974
68 KHIZARBAD South South
69 KILOKARI South South
70 KOTLA MUBARAKPUR South South
71 LADHA SARAI South South 1974
72 LADO SARAI South South 1989
73 MADANGIR South South 1974
74 MADANPUR KHADAR South South 1974
75 MASIH GARH South South
76 MASJID MOTH South South
77 MEHRAULI South South
78 MOCHI (Nazul) KISHANGARH South South
79 MOHAMMADPUR South South
80 MUNIRKA South South
81 NANGLOI RAZAPUR South South 1989
82 OKHLA South South
83 SARAI JULIANA South South
84 SARAI KALEKHAN South South 1989
85 SARAI SHAHJI South South
86 SHAHPUR JAT South South
87 SHEIKH SARAI South South
88 TAMOOR NAGAR South South
89 TEHKHAND South South 1974
90 TUGLAKABAD South South 1974
91 YUSAF SARAI South South
92 ZAMRUDPUR South South
93 AMBARHAI South West West (Najafgarh) 2002
47 | P a g e
94 BAGDOLA South West West (Najafgarh) 2002

95 BAMNOLI South West West (Najafgarh) 2002
96 BASANT NAGAR South West South
97 BHARTHAL South West West (Najafgarh) 2002
98 BIJWASAN South West West (Najafgarh) 2002
99 BINDAPUR South West West (Najafgarh) 2002
100 DABRI South West West (Najafgarh) 2002
101 DHOOL SIRAS South West West (Najafgarh) 2002
102 KAKROLA South West West (Najafgarh) 2002
103 LUHARHERI South West West (Najafgarh) 2002
104 MAHIPALPUR South West West (Najafgarh) 1989
105 MASUDABAD South West West 1974
106 MIRZAPUR South West West (Najafgarh) 2002
107 NAJAFGARH South West West 1974
108 NANGAL RAYA South West West
109 NARAINA South West West
110 NASIRPUR South West West (Najafgarh) 2002
111 NAWADA South West West (Najafgarh) 2002
112 PALAM South West West (Najafgarh) 2002
113 POCHAN PUR South West West (Najafgarh) 2002
114 POSANGIPUR South West West
115 SAGARPUR South West West (Najafgarh) 2002
116 SAHUPURA South West West (Najafgarh) 2002
117 SHAHBAD MOHAMAMADPUR South West West (Najafgarh) 2002
118 TOGANPUR South West West (Najafgarh) 2002
119 ASALATPUR KHAWAD West West
120 BASAI DARAPUR West West 1974
121 BUDHELA West West 1974
122 CHAUKHANDI West West
123 GARHI PEERAN West West 1989
124 HAIBATPUR West West 1974
125 HASTSAL (Partly) West 1974
126 KESHOPUR West West 1974
127 KHAMPUR RAYA West West
128 KHYALA West West 1974
129 MADIPUR West West 1974
130 MAKSOODPUR West West 1989
131 MATIALA West West (Najafgarh) 2002
132 NANGLI JALIB West West
133 NANGLOI SAIYED West West 1989
134 SHADIPUR West West
135 TATARPUR West West
Source: MCD
48 | P a g e
Urban Villages, Delhi
Source: “New Delhi.”

28˚37’23.22” N and
77˚16’51.75” E.
Google Earth.
March 03, 2014.
QGIS
Author
49 | P a g e
Case Studies: Introduction Figure 5.5 Case Study area Geo-location
Figure 5.3 Location and Linkages of Case study areas

Figure 5.4 Satellite imagenary of Mandawali
Figure 5.2 Satellite imagenary of Shakarpur (Khas)
Source: “New Delhi.”

28˚37’23.22” N and
77˚16’51.75” E.
Figure 5.1 Patparganj Road Google Earth.
March 03, 2014.
QGIS
Author
Figure 5.6 Laxmi nagar

metro station
50 | P a g e
Chapter 6 Case study: Shakarpur (Khas)
Case Study: Shakarpur Khas
Demographic Profile: Shakarpur (Khas)
Shakarpur Land Use Plan 1975
Settlement Level
Social Profile: Shakarpur (Khas)
Economic Profile: Shakarpur (Khas)
Transformation in Settlement
Migrants
Profile of Tenants
Cluster Level Transformation
Social-Physical Infrastructure
Dwelling level transformation
Market Analysis
51 | P a g e
Case Study: Shakarpur Khas
 Shakarpur (Khas) is located in the East zone on Vikas Marg.

 Located on blue line to Anand Vihar of MRTS network.
 It is surrounded by unauthorized colonies like Laxmi Nagar, Ganesh
Nagar, School Block, etc.
Demographic Profile: Shakarpur (Khas)
Table 6.1 Demographic Profile of Shakarpur (Khas) Village & Shakarpur Ward Area.
Year 1983 2014 Ward 75-83 Ward 2014
Area (Ha.) 4.40 4.40 76.72 84.86
Population 1,535 4,148 26,820 80,196
Household 214 472 17,091 5,364
Density(PPH) 350 945 268 950
Source: Primary Survey
Chart 6-1 The population and Density of the village.
Population Density
4500 1000
4000 900 945
4148
3500 800
3000 700
Population
600
Density
2500
500
2000
400
1500 300
1535 350
1000 200
500 100
0 0
1983 2014 1983 2014
Year Year

52 | P a g e
Chart 6-2 Number of Households in the village.
 The population of village has

Households
doubled over the years.
500
450  The Density of the village has
472
400 increased over the years.
350
Households
300 Congestion and pressure on

250 infrastructure is high.
200
214  Original plots have been sub-
150
100 divided into smaller plots and
50
0 population growth has led to
1983 2014 tremendous increase in no. of
Year
Households.
Figure 6.1 Photographs of the village and surrounding
Source: Author
Commercial activities have increased on the periphery and along the road. The
plots have been sub-divided in the families and also sold to the migrated people,
increasing the density of the area. Minimal infrastructure facilities are there to
cater the growing population of the village. There is only one open space for the
settlement. It lacks the proper parking space. Lot of construction activities is
taking place in area.
53 | P a g e

Table 6.2 Land Use and plots distribution of Shakarpur 1975 Figure 6.2 Land Use plan of Shakarpur 1975
Chart 6-3 Plots of

Shakarpur 1975
Chart 6-4 Land Use distribution of Shakarpur 1975
54 | P a g e

Table 6.3 Land Use distribution of Shakarpur 1983 Figure 6.3 Land Use plan of Shakarpur 1983
Chart 6-5 Land Use distribution of Shakarpur 1983
55 | P a g e

Table 6.4 Land Use distribution of Shakarpur 2014 Figure 6.4 Landuse Plan of Shakarpur 2014
Chart 6-6 Land Use

distribution of
Shakarpur 2014
Source:
“New Delhi.”
28˚37’49.23” N and
77˚15’50.93” E.
Google Earth.
Febraury 11, 2014.
MCD & DDA
Author
56 | P a g e
Settlement Level
Figure 6.7 Land Use plan of Shakarpur (Khas) 2014
Figure 6.6 Figure Ground of Shakarpur (Khas)
Figure 6.5 Satellite imagenary of Shakarpur (Khas)
Source:
“New Delhi.”
28˚37’49.23” N and
77˚15’50.93” E.
Google Earth.
Febraury 11, 2014.
Table 6.5 Land Use plan of Shakarpur (Khas) 2014 MCD & DDA
Author
Chart 6-7 Land Use plan of Shakarpur (Khas) 2014
57 | P a g e
Social Profile: Shakarpur (Khas)
Occupation Change
• Farming was the primary occupation for the villagers but after
urbanization there was a loss of agriculture land.
• Villagers have engaged themselves in other occupation like Govt. service,

Shops, driving, working in malls, Service in DESU.
• After the formation of DESU many villages were appointed as a working

class in DESU.
Chart 6-8 Occupation Structure and Education percentage of villagers.
Education Level
• The Education level of villagers has increased after the urbanization with
57% of population being educated up to secondary level and above.
• Still large number of people is up to primary education or illiterate, due to

easy source of income as rental.
58 | P a g e
Caste-wise distribution in the Shakarpur (Khas) village
Figure 6.8 Caste-wise distribution in 1983
Jatav
Chauhan
Tyagi
Dheemar
Figure 6.9 Caste-wise distribution in 2014
Source:
“New Delhi.”
28˚37’49.23” N and
Jatav 77˚15’50.93” E.
Chauhan Google Earth.
Tyagi
Febraury 11, 2014.
MCD & DDA
Author
Source: Primary survey, DDA, Google Earth, Author
59 | P a g e
Chart 6-9 Caste-wise distribution in 1983 & 2014
Socio Profile 1983 Socio Profile 2014
1%
32% 36% 34% Jatav

43%
Chauhan
Tyagi
Dheemer
23%
31%
Table 6.6 Caste-wise distribution of households
Socio-Profile Households Households
1983 2014
Jatav 78 115
Chauhan 68 61
Tyagi 70 91
Dheemer 3 0
Places of Work
• The majority of population of village works in East Delhi as business or

shop, employed in DESU, salesman in Malls, Nursery somehow still
engaged in old source.
60 | P a g e
• The farmers were given the land at Yamuna Bank on the lease of 99 years.
On which they practiced nursery and vegetables and few are still engaged
in it.
• After the metro yard at Yamuna Bank government demolished their

nurseries and acquired the land.
• Some still have land along the Pushta, but got the notice to vacate for
Yamuna diversity Park Project.
Chart 6-10 Places of work of villagers.
Economic Profile: Shakarpur (Khas)
Income Pattern
• The source of income has changed which was agro based earlier and now
people are engaged in service sector or self-employed.
• Still they cannot afford to live in the planned colonies.
61 | P a g e
• Majority works as a working class driver, peon, salesman, etc. does not
have very good income as not much educated.
• Rental income is the source of alternate income to the family, by which

they have made Pakka structures and multi-story and rented out for more
profit.
• The standard of living of people has improved due to urbanization and
competition to live well of than each other.
Chart 6-11 Income Pattern of villagers.
No. of Plots Owned
• Maximum number of people has one plot in the settlement of village

almost 70% of the people.
• But many of them have 2 or more plots in the village and using the another
plots as the following:
 Rental accommodation,
 Transformed into pg’s,
 Sold of the property in need of money
62 | P a g e
 For further division of property into next generation.
• Majority of people have already sold their property to others or got sub-
divided into brothers as ancestral property.
Chart 6-12 Plots owned by villagers.
Plot Sizes
• The area of plots varies from 25 sqyd. to more than 120 sqyd.
• Bigger plots are very few due to further subdivision of plots into next
generation.
• The majority of plots are below 60 sqyd. This is almost 66% of total.
• By the time left plots will be subdivided into more smaller plots and
building height to Ground + 4 stories, creating the situation of slum.
• These smaller plots lack proper light and ventilation.
• But they get easy tenants because of small size of rooms and more
affordable and cheap accommodation for the outsiders.
63 | P a g e
Migrants/ Tenants
Most of the population migrates from neighboring states like UP, Haryana and
Rajasthan, Due to the less distance from Delhi. Also people come from Bihar.
Reason of Migration
1. This is rental hub for students and working class.
2. Due to the accessibility to the other parts of the city and many coaching
centers and institutes, esp. for C.A.
3. This place provides cheap and affordable accommodation to every class.
Chart 6-13 Origin of migrants/Tenants in Shakarpur (Khas)
Origin of Migrants
4%
5%
11% Bihar
Uttar Pradesh
42%
7% Haryana
Rajasthan
West Bengal
Others
31%
Reason of Choice of Neighborhood
1. Affordable accommodation is the major concern for the students and

single person.
2. Than security and proximity to the workplace.
3. Community does not matter to students and working class people.
64 | P a g e
Chart 6-14 Choice of neighborhood of migrants in Shakarpur (Khas)
Choice of Neighborhood
90
80
70
60
50
40
30
20
10
0
Affordability Security Near to Workplace Facilities Community Others
Profile of Tenants:
Place of Work of Tenants

• Majority of population goes to East Delhi, as many C.A. coaching centers
are there where they teach and study.
• Many people chose this accommodation as easy access to work in market

of Laxmi Nagar and other places nearby.
• Central Delhi also forms the hub for CA classes and other coaching centre
and institutes like C.P. and I.T.O.
• 14% of population works in Noida and stays as easy accessibility to metro

and safety in Delhi and accessibility to other parts of Delhi.
Chart 6-15 Places of work of migrants & income pattern in Shakarpur
65 | P a g e
Monthly Income / Money received from Home
• Students receive monthly allowance from their parents and some also
works as part time in call centre and other.
• A large number earns 7,500 to 12,500, as they are single can pay rent and
lives on share basis with friends and relatives.
• Sharing of apartment and room makes it more affordable for students and
single working men.
Expenditure Breakup
• Major part of the income/ money is spent on the accommodation almost

43% and Food (33%).
• Not all PG’s provide food, whether they cook themselves or hire a cook or
eat at the Dhabas nearby.
• That’s why; number of dhabas has increased by time, which is affordable.
Chart 6-16 Expendture breakup and access to current accomodation of migrants
Household Characteristics
Access to Current Accommodation
Most of the accommodation is accessed by broker/ Agent where they have to pay
one month broker fees almost 35%. Rests are accessed through friends/ relatives
living nearby or at workplace. There is no written agreement between owner and
66 | P a g e
tenant. But now tenant asks for Identification proof copy and sometimes police
verification also, this number is very minimal.
Type of Accommodation
Room sharing is preferred and in demand as single sharing is expensive. Sharing

is generally done with friends, relatives or known person. Persons need good
facilities and single room opts for PG’s. Rents are affordable and reasonable as
other parts of the Delhi.
Chart 6-17 Type of accommodation and Prevalent rents in Shakarpur (Khas)
Settlement Level Transformation
The Land-use of the village is transforming into commercial from residential to some
extent. The Built-up area has increased many time in the village leaving very few open
space. The street and road network is haphazard with narrow streets in the village. Fire
tenders cannot enter in the streets in case of any disaster situation.
• By the time, ponds and open areas have been filled and houses have been built on
them. Commercial activities have increased on the periphery and along the road.
• The plots have been sub-divided in the families and also sold to the migrated
people. Increasing the density of the area.
• Less infrastructure facilities to cater the growing population.
• There is only one open space for the settlement and Lack of parking space.
• Lot of construction activities is taking place in area.
67 | P a g e
Figure 6.10 Land Use of Shakarpur (Khas) 1983
Figure 6.11 Land Use of Shakarpur (Khas) 2014
Source:
“New Delhi.”
28˚37’49.23” N and
77˚15’50.93” E.
Google Earth.
Febraury 11, 2014.
MCD & DDA
Source: Primary Survey, MCD, Google Earth, Author Author
68 | P a g e
Cluster 1 Cluster 2
Stage 1
(1970’s)
Stage 2
(1980’s)
Stage 3
(1990’s-
2014)
Source:
Google Earth.
Google Sketchup
Author
The three level of transformation has been recorded in the settlement by

analyzing two different clusters in the village.
69 | P a g e
• The encroachments on the street led to the deformation of the street

alignment and size of street width has become less. Making them shady
and dark.
• The street width is so less that cars can’t entre into it and not much
adequate space for 2-wheelers parking too.
• As per the requirement of land and space, many trees have been cut down
by the time. Just one tree which is located between the streets is left in
ruined state, rest the trees within the courtyards of people have been cut to
build.
Figure 6.12 Street views
Figure 6.13 Projections and Encroachment on streets has made them narrow
Source: Author
70 | P a g e
Figure 6.14 Sections of street
Source: Author
Table 6.7 Transformation in clusters
71 | P a g e
Social-Physical Infrastructure
Electricity
Figure 6.15 Electricity cables on the street
Image showing high voltage electricity poles going in new residences and second
image showing the modification in house as the illegal construction come in way
of poles.
 Electricity is provided by BSES.

 There are 2 electric sub-stations catering the village area.
 Chaos of wires leads to the faults, to repair it also takes more effort & time.
 Electric theft is more prone due to the poles installed just near the houses.
 Due to high density, requirement is high especially in summers.
Sewerage and Solid Waste
 There are both open & covered systems of the sewage and drains.
 But both systems are not working properly due to clogged.
 The present sewage system almost collapses in rainy seasons and also due
to the less capacity and increased population.
 Its not adequate for the density.
72 | P a g e
 Less door to door collection of garbage, therefore everyone throws it

around the ‘Dhalao’ and makes situation of chaos on the road.
 The Dhalao is adjacent to the park; due to stinking garbage people avoid
it.
Figure 6.16 Drains and Dhalao
Source: Author
Transport
• People use cycles, rickshaw, auto rickshaw, cars, bus and metro etc.
• According to their varying economics status and needs people use their
respective modes of transportation.
• People use the cycle and Rickshaws for travelling the 3 to 5 km, they use
the Bus and Metro for the long destination. They also used auto as well as
taxi as required.
• There is good frequency of Bus service connected to the city.
Education
• One finds all kinds of school, Govt. and private, from primary to senior
secondary level in these urban villages and surroundings.
73 | P a g e
• There are a large no. of primary schools are running which are approved
by the Govt. of the Delhi.
• Urban villages like Shakarpur are becoming educational hub and students
from all over Delhi come here.
• All kind of schools, government and private, from primary to senior

secondary, polytechnic and CA-CPT colleges which are inviting students
even from outside Delhi.
Table 6.8 Schools in the vicinity of Shakarpur (Khas)
S. No Name of School
1. Up to 12th standard (3) Govt. School, Shakarpur,

Mother Teresa Public School, Preet Vihar,
Universal Public School Shakarpur
2. Up to 8th standard (8) Modern Happy School Shakarpur
Vidhya Bal Bhawan Public School,
Shakarpur
3. Play way school(more than 50) Every second or third Street has the play way
School. These are not recognized by the Govt.
So very few have their name.
4. Aaganwadi There is only one aanganwadi working right now. Many were
there, but closed by time.
Retail
Figure 6.17 Retail shops and showrooms around Shakarpur
• As commercialization is one of the reason for transformation in urban

villages.
74 | P a g e
• On the main street every plot is running on commercial activity and in the
sub street ground floors is used for shops and upper floors as residential.
• This development is due to increasing demand therefore many outlets

have opened here and running successfully.
• People use main market(Vikas Marg) and local street market for shopping.
• Many food junctions, shoes, mobile, laptop and cloths all branded shops
have also opened here which invites people from other parts of city for
shopping.
• As, the choice of shopping is changing this shows that the life style and
affordability of people are also changing.
Medical Facilities
• Private Nursing homes like Walia nursing home and Sharma nursing
home in radius of 1km and government dispensary is provided near Laxmi
Nagar metro station.
• Many small clinics are also running in the sub streets.
• Thus, there is a demand for government hospitals in the nearby so that

people living there can get treatment at affordable price.
S.No. HOSPITALS
1. Patel Hospital near Laxmi Nagar metro station.
2. Metro Heart Hospital, Preet Vihar
3. Taneja Hospital, Preet Vihar
4. Wason Eye Care, Preet Vihar
5. Shanti Mukund Hospital at Karkardooma
6. Walia Nursing Home at Vikas Marg.
75 | P a g e
Recreational spaces
• As the area used to be agriculture and then turned to be residential very

less green exist in Shakarpur (khas) village and those who exists are not
maintained properly.
• Children use their major time playing on streets and elders spend their
time relaxing either on terraces or balconies.
• As the amount of green spaces are and hardly maintained of the place visit
the planned park by DDA in nearby areas like Nirman Vihar and Preet
vihar.
Figure 6.18 Parks and open space in Shakarpur (Khas)
Source: Author
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Social and Physical Infrastructure changes: Shakarpur (Khas)
77 | P a g e
Dwelling level transformation
Owner and Rental Accommodation

This house was built by owner in early 80’s. The house built was earlier the ‘Gher’
land and was taken in exchange of their house in village residence area. The
house was partitioned later into two separate houses. After the partition of the
house, the house was separated into two equal portions. Also the number of
stories has increased in house and there is no scope of light and ventilation.
Hence, the house became more dense and congested.
Figure 6.19 House plans in earlier situation
Old Structure New Structure
Total area : 50.5 sqmt. Total area : 25.25 sqmt.
No. of rooms : 7 rooms No. of rooms : 4 rooms, 1 on each floor,
3 on ground floor, 2 on first and second floor. No. of stories : G+3
No. of stories : G+2 No. of people : 9
No. of people : 24 (Four families). (5 Owner + 4 Tenants).
78 | P a g e
Figure 6.20 House plans in existing situation
Figure 6.21 Sections showing transformation in house
Figure 6.22 Street View Figure 6.23 Sketch of Street Figure 6.24 Living Condition
Source: Author
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Figure 6.25 Street, Staircase and Lobby of the house
Source: Author
Owner house
Figure 6.26 Plans and section of house
This house is built in between the adjacent houses. For

Total area : 66.0 sqmt.
light and ventilation ‘jaal’ is given, still which is not
No. of rooms : 6 rooms
adequate. And house remains in darkness all the time.
2 on each floor
One has to use the electricity all over the day. On ground
No. of stories : 4
floor there is a narrow passage almost 1200-1500mm.
No. of people : 10
This passage serves the 5 adjacent houses; there
condition is also same as this house.
80 | P a g e
The population increasing day by day Total area : 40.8 sqmt.
but the floor plates remain the same or No. of rooms : 7 rooms
getting smaller in some of the villages. 1 on ground floor,
They build their houses G+3 to G+5 to 2 on first, second and third floor.
accommodate as many people as No. of stories : 4
possible. No. of people : 16
Figure 6.27 Lack of ventilation and light inside the house and street
Source:
Author
81 | P a g e
Rental Accommodation provided by the owner
This house is built in between the adjacent houses.

For light and ventilation nothing is provided, even Total area : 45.67 sqmt.
it is new built. And house remains in darkness all No. of rooms : 7 rooms
the time. One has to use the electricity all over the 2 on ground, 1st and 2nd floor and 1
on 3rd.
day. On ground floor there is a narrow passage
almost a meter. This passage serves the many No. of stories : 4
adjacent houses; there condition is also same as No. of people : 10
this house.
Figure 6.28 Sections of the houses documented
82 | P a g e
Total area : 51.8 sqmt.

No. of rooms : 6 rooms, 1 hall at ground and 2 on each floor
No. of stories : 4 No. of people : 17
Hostel and PG’s for Girls
Total area: 375

sqmt.
No. of rooms: 20
rooms
No. of stories: 4
83 | P a g e
The old house was converted into PG for girls by the owner. The building is G+ 3,
with single double and triple bed rooms. The Rent per person is 6,000 and 1,500
extra for food. All rooms are Air-conditioned.
Owner house, further sub-divided
Figure 6.29 Views of hostel/PG and individual house
Source:
Author
84 | P a g e
• The old house had one room and kitchen at ground floor level, including
open area for Cow shed.
• There were three trees planted inside the courtyard.
• After the family size increased the plot got divided into 2 parts.
• New building does not have light and ventilation source and covered from
all four sides with adjacent properties.
• There is just one meter passage for the entrance of the house.
• House has one small ‘jaal’ for ventilation, but of no use and purpose.
Market Analysis
Figure 6.30 Plan showing Market analysis in Shakarpur (Khas)
Source:
“New Delhi.”
28˚37’49.23” N &
77˚15’50.93” E.
Google Earth.
Febraury 11, 2014.
MCD & DDA
Primary Survey
Author
85 | P a g e
Chart 6-18 Market analysis over the period of time Chart 6-19 Prices of different types of
accommodation
Table 6.9 Prices of Sale/Purchase Chart 6-20 Rental Accommodation in Shakarpur
• There was a sudden price increase after 2010 because of the construction
of Metro line at Vikas Marg.
• The Common Wealth Games 2010 also affected the prices in this region,
make them increased almost triple as in 2005.
• The prices varies and depends according to the certain parameters in the
area, as per
• Prices are high at the outer periphery due to commercial activities
and easy accessibility to the building.
• At internal core prices are low due to the narrow street widths and
cannot provide parking space in and around the house.
• The age & construction of building also affect the prices.
86 | P a g e
Chapter 7 Case study: Mandawali
Social Profile
Economic profile
Migrants/ Tenants
Social-Physical Infrastructure Changes: Mandawali
Dwelling Level transformation
Mandawali Market analysis
87 | P a g e
Mandawali village
• Village Mandawali is located near NH-24, Ghaziabad Wazirabad line.
• It is accesed by Patparganj road, Mother Dairy Marg and Mandawali road.
• It is surrounded by unauthorized colonies like Vinod Nagar, Ganesh Nagar

and Planned Colonies like I.P. Extension, Railway Colony in south &
North.
Table 7.1 Demographics of Mandawali
Year 1984 2014 Ward 1984 Ward 2014
Area (Ha.) 7.25 7.25 104.51 104.51
Population 1,837 5,401 25,604 49,753
Household 245 718 3,531 10,311
Density(PPH) 253 745 125 478
Chart 7-1 Population and Density of Mandawali village
Population Density
6000 800
700 745
5000 5401
600
4000
Population
500
Density
3000 400
300
2000
1837 200 253
1000
100
0 0
1984 2014 1983 2014
Year
Year
88 | P a g e
Chart 7-2 Households in Mandawali village
Households The population of village has

almost tripled in size over the
800
two decades.
700
718 Original plots have been sub-
600 divided into smaller plots and
Households
500 population growth has led to

tremendous increase in no. of
400
Households.
300
The Density of the village has
200 245 increased over the years.
100 Congestion and pressure on
0 infrastructure is high.
1983 2014
Year
 By the time, ponds and open areas have been filled and houses have been
built on them.
 Commercial activities have increased on the periphery and along the road.
 The plots have been sub-divided in the families and also sold to the
migrated people. Increasing the density of the area.
 Less infrastructure facilities to cater the growing population.
 Lot of construction activities are taking place in area.
Figure 7.1 Satellite imagenary of Mandwali village
Source:
“New Delhi.”
28˚37’34.11” N and
77˚17’37.63” E.
Google Earth.
Febraury 11, 2014.
89 | P a g e
Mandawali Land Use Plan 1984

Table 7.2 Land Use distribution of Mandawali 1984 Figure 7.2 Land Use Plan of Mandawali 1984
Chart 7-3 Land Use

distribution of
Mandawali 1984
90 | P a g e
Mandawali Land Use Plan 2014

Figure 7.4 Land Use distribution of Mandawali 2014 Figure 7.3 Land Use Plan of Mandawali 2014
Chart 7-4 Land Use distribution of Mandawali 2014
Source:
“New Delhi.”
28˚37’34.11” N and
77˚17’37.63” E.
Google Earth.
Febraury 11, 2014.
MCD & DDA
Author
91 | P a g e
Settlement Level
Figure 7.5 Land Use plan of Mandawali village 2014
Source:
“New Delhi.”
28˚37’34.11” N and
77˚17’37.63” E.
Figure 7.6 Land Use distribution of Mandawali Village 2014
Google Earth.
Febraury 11, 2014.
MCD & DDA
Author
Chart 7-5 Land Use distribution of Mandawali Village 2014
92 | P a g e
Social Profile
Occupation Change
• The primary source of income has changed over the time which was agro-
based earlier.
• Now villagers are engaged in other occupational activities like service and
working sector and informal sector.
Chart 7-6 Occupation and Education Pattern in Mandawali village
Education Level
• The Education level of villagers is very low around 58% people are below
primary education.
• The remaining 42% are above secondary level education.
• Around 2% of population is post-graduate.
93 | P a g e
Caste wise distribution in Mandawali village

Mandawali village (1983)
Chart 7-7 Caste wise distribution in 1983
Jatav
Gujjar
Tyagi
Pandit
Mandawali Village (2014)
Chart 7-8 Caste wise distribution in 1983
Jatav
Gujjar
Tyagi
Pandit
Source:
“New Delhi.”
28˚37’34.11” N and
77˚17’37.63” E.
Google Earth.
Febraury 11, 2014.
Primary survey,
DDA,
Author
94 | P a g e
Chart 7-9 Caste wise distribution in Mandawali village in 1984 and 2014
Socio Profile 1983 Socio Profile 2014
6% 9%
13% 26%
12% 28%
Jatav
Gujjar
Tyagi
Pandit
55% 51%
Table 7.3 Caste wise distribution in Mandawali village in 1984 and 2014
Socio-Profile Households Households

1983 2014
Jatav 68 96
Gujjar 147 174
Tyagi 35 42
Pandit 15 32
Places of Work
• The majority of population of village works in East Delhi as business or

shop, and working as lower working class in different sectors.
• More educated people works in government departments in central Delhi

and in private agencies in South Delhi and Ghaziabad.
95 | P a g e
Chart 7-10 Places of work of Villagers
Economic profile
Income Pattern
• The source of income has changed which was agro based earlier and now
people are engaged in service sector or self-employed..
• Majority works as a working class in different sectors.
• Rental income is the source of alternate income to the family, by which
they have made Pakka structures and multi-story and rented out for more
profit.
• The standard of living of people has improved due to urbanization and
competition to live well of than each other.
• The maximum rental income generated from 1 Room with shared toiled
and Bathroom, few have individual kitchen and some cooks inside their
room.
Chart 7-11 Income pattern of villagers
96 | P a g e
No. of Plots Owned
• Maximum number of people has one plot in the settlement of village.
• Majority of people have already sold their property to others or got sub-
divided into brothers as ancestral property.
Plot Sizes
• The area of plots varies from 30 sqyd. to more than 120 sqyd.
• Bigger plots are converted into Chawl kind of housing with shared
facilities for lower working class.
• The majority of plots are 60 sqyd to 100 sqyd. This is almost 70% of total.
• By the time left plots will be subdivided into smaller plots and building
height to Ground + 4 stories.
• These smaller plots lack proper light and ventilation.
Chart 7-12 Plot sizes in Mandawali village
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Figure 7.7 Smaller and bigger properties, Chawl like housing in Mandawali
Source: Author
Migrants/ Tenants
Migrants
Most of the population migrates from neighboring states like Bihar and UP, due
to the less distance from Delhi. Also labor class is migrating from Bengal in
search of job in the city.
Chart 7-13Origin of Migrants/ Tenants in Mandawali

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Reason of Migration
1. The majority of migrants are of labor class.
2. Due to the accessibility to the other parts of the city and NCR, working in
small scale industries and as worker in planned colonies nearby.
3. This place provides cheap and affordable accommodation to majorly lower

working class.
Reason of Choice of Neighborhood
1. Affordable accommodation is the major concern for the labors migrated to

the city.
2. Near to workplace also matters due to the less transportation expenses.
3. Community matter to lower working class people, generally live near to

known people.
Chart 7-14 Choice of Neighborhood by Tenants in Mandawali
Choice of Neighborhood
90
80
70
60
50
40
30
20
10
0
Affordability Security Near to Facilities Community Others
Workplace
Options affecing choice
99 | P a g e
Place of Work of Tenants
• Majority of population goes to East Delhi, as many C.A. coaching centers

are there where they teach and study.
• Many people chose this accommodation as easy access to work in market

of Laxmi Nagar and other places nearby.
• Central Delhi also forms the hub for CA classes and other coaching centre
and institutes like C.P. and I.T.O.
• 14% of population works in Noida and stays as easy accessibility to metro

and safety in Delhi and accessibility to other parts of Delhi.
Chart 7-15 Places of work of Tenants in Mandawali
Monthly Income / Money received from Home
• Students receive monthly allowance from their parents and some also
works as part time in call centre and other.
• A large number earns 7,500 to 12,500, as they are single can pay rent and
lives on share basis with friends and relatives.
• Sharing of apartment and room makes it more affordable for students and
single working men.
100 | P a g e
Chart 7-16 Monthly income/ Money recieved from home
Expenditure Breakup
• Major part of the income/ money is spent on the accommodation almost

43% and Food (33%).
• Not all PG’s provide food, whether they cook themselves or hire a cook or
eat at the Dhabas nearby.
• That’s why; number of dhabas has increased by time, which is affordable.
Chart 7-17 Expenditure Breakup and Access to current Accommodation

101 | P a g e
Household Characteristics
Access to Current Accommodation
• Most of the accommodations are accessed by broker/ Agent where they

have to pay one month broker fees almost 35%.
• Rests are accessed through friends/ relatives living nearby or at workplace.
• There is no written agreement between owner and tenant.
• But now tenant asks for Identification proof copy and sometimes police
verification also, this number is very minimal.
Type of Accommodation
• Room sharing is preferred and In demand as single sharing is expensive.
• Sharing is generally done with friends, relatives or known person.
• Persons need good facilities and single rooms opt for PG’s.
• Rents are affordable and reasonable as other parts of the Delhi.
Chart 7-18 Type of Accomodation and Prevelant Rents

102 | P a g e
Settlement Level
• The village has transformed tremendously in past years and bigger plots
have been subdivided into small plots.
• The Built-up area has increased many times in the village leaving very
little open space.
• The street and road network is haphazard with narrow streets in the
village.
• Fire tenders cannot enter in the streets in case of any disaster situation.
Land-Use
• Majority of the area is residential up to 69% and highly dense.
• Cheaper and affordable accommodation for working lower class.
• Commercial activities are coming up at the major streets and roads in
settlement.
• There is negligible open and green space in the village; people use DDA
Park adjacent to the settlement which was transformed from a pond.
Figure 7.8 New Construction activities in Mandawali
Source: Author
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Mandawali Village 1984
Mandawali Village 2014
Source:
“New Delhi.”
28˚37’34.11” N and
77˚17’37.63” E.
Google Earth.
Febraury 11, 2014.
Primary survey,
DDA,
Author
104 | P a g e
Cluster 1 Cluster 2
Stage 1
(1970’s)
Stage 2
(1980’s)
Stage 3
(1990’s-
2014)
Source:
Google Earth.
Google Sketchup
Author
The three level of transformation has been recorded in the settlement by

analyzing two different clusters in the Mandawali village.
105 | P a g e
 Initially, the village economy was agro-based.

 Hierarchy of people lived in the village and dependent upon agriculture
and dairy.
 After Urbanization, there was a major clash of urban and rural.
 Resulting in loss of agricultural land and source of income.
 They provided the housing to migrants on cheaper and affordable price.
 There is a secondary source of income through rental accommodation.
 There is both in and out migration, but in-migration is much more than
out-migration.
Figure 7.11 Street views of Mandawali village
Source: Author
106 | P a g e
Table 7.4 Cluster Level transformation in Mandawali village
Figure 7.12 Street Sections in Mandawali
Source: Author
107 | P a g e
Social-Physical Infrastructure Changes: Mandawali
108 | P a g e
Dwelling Level transformation
Housing for lower class

Total area : 315 sqmt.
 Majority people are from Bihar No. of rooms : 40 rooms
16 on 1ST and 2ND Floor,
and also from same
8 on 3rd floor. (Ground
community.
floor is commercial)
 There are families as well as No. of stories : G+3
single men. No. of people : 120 (2-3 people per
 All are labor class working as room).

Toilet : 4 each floor.
daily wage labor and worker in
Bathing : space for four 2 closed for
factories and industries in ladies and 2 open for gents. Total
Noida and Patparganj. Rent : 2,500/- per room.
Figure 7.13 Rental Accommodation provided by landlords for Labor class
109 | P a g e
Figure 7.14 Section of Rental housing for labors
Figure 7.15 Views of Rental Accommodation for labors class
Source: Author
110 | P a g e
Owner and Rental Accommodations
• The house is well maintained and Total area : 125 sqmt.

properly painted and marble flooring. No. of rooms : 19 rooms
• Lacking proper light and ventilation in 5 on 1ST, 2ND & 3rd
the house. There is just open ‘Jaal’ in Floor,
the centre for ventilation and light 4 on Ground floor.
which is not adequate. No. of stories : G+3

No. of people : 40 (2-3 people per
• Tenants are from service class and
room).
living with family and single also.
From Bihar and U.P.
Bathing : 1 each floor.
• During initial stage house had animal Rent : 3,500/- per room.
shed, hand-pump and open kitchen.
And open space used as a courtyard.
Figure 7.16 Earlier Plans of the Residence
111 | P a g e
Figure 7.17 Existing plans of the Residence
Figure 7.18 Section of the Existing situation
Source: Author
112 | P a g e
• The owner is staying in this house from Total area : 51 sqmt.

30-40 years. No. of rooms : 14 rooms
There is a shop at ground floor.
• Initially there were two rooms at the
No. of stories : G+3
ground floor with bathing and open
cooking facilities. There was open
room).
courtyard with a tree in open space. By
the time the owner constructed his
Bathing : 1 each floor.
house in different stages floor by floor
Rent : 2,500/- per room.
and addition of rooms.
• The owners have a shop at ground floor as an income source and rental
accommodation is the secondary source of income. The owner is a mason
and constructed his own house and other houses in the vicinity.
• The house lacks proper light and ventilation, and there is a stingy smell in
the house. The open jaal has been closed at the upper floor by girder and
stone slab.
Figure 7.19 Existing Situation plan of the house Figure 7.20Existing Section of the
house
Source: Author
113 | P a g e
Figure 7.21 Existing Plan of the house
Figure 7.22 Internal Views of the House
Source: Author
114 | P a g e
Builder Houses 1 Total area : 32 sqmt.

No. of rooms : 8 rooms
The small builders are constructing flats on
No. of stories : G+3
vacant plots or in collaboration with the
owner.
Flat).
The Builder house was done in collaboration
Toilet + Bath : 1 each floor.
and 2 floors were given to the builder.
Builder house 2 is getting constructed by the Rent : 7,000/- per room.
local builder. Cost : 15-18 Lac per floor.
Figure 7.23 Existing plans of the builder house 1
Figure 7.24 Internal Views of the builder houses
115 | P a g e
Figure 7.25 Sections of Builder houses
Builder Houses 2
Process of Development
Total area : 95 sqmt.
Builder/ Owner approaches for the No. of rooms : 16 rooms
redevelopment. Collaboration Agreement Two 2BHK per Floor.
between builder and Owner. No. of stories : G+3
No. of people : New Construction
Deal for one – two floors as per mutual concern.
Toilet + Bath : 1 per Flat.
Construction of building as per plans provided by
Kitchen : 1 per Flat.
builder.
Cost : Rs. 25 – 30 lac per Flat
Source: Author
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Mandawali Market analysis
Figure 7.26 Market Analysis of Mandawali village
Source:
“New Delhi.”
28˚37’34.11” N &
77˚17’37.63” E.
Google Earth.
Febraury 11, 2014.
Primary survey,
DDA & Author
Figure 7.27 Market Analysis over the period of time Figure 7.28 Prices of different
accommodation
117 | P a g e
Figure 7.29 Rates and Rents in Mandawali
• In Mandawali also sudden prices hiked during Common Wealth Games

2010.
• On the Main market road prices are high as compared to the inner areas.
• Majority of rentals are of low income groups, hence there are no 3BHK on
rental and also there are no PG’s.
• Instead Chawl kind of typology is there with combined toilet and bathing
facilities with rent of 2,500 per room.
• Property and rental prices are lower in Mandawali as compared to the

Shakarpur, due to less accessibility.
Figure 7.30 Rental market analysis of Mandawali
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Chapter 8 Findings and Recommendations
Comparative Analysis of Case Studies
Major Findings of Urban Villages
Problems and Potentials
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Comparative Analysis of Case Studies
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Major Findings of Urban Villages
Urban villages attract migrating population in and settle down because of cheap
rental accommodation, affordability as compare to planned colonies of Delhi.
Urban Villages Planned Colonies

• Low Property Value • High cost of Living
• Already established markets • Less Savings more expenditure on
Housing
• More savings & more affordable
• Higher property values
• Accommodation
• High cost of rental accommodation
• Employment through various sectors
• More taxation on daily based
• Lack of regulatory authorities commodity.
Figure 8.1 Transformation of Urban Villages
(Fanying, 2012)
The villages have transformed a lot after their agricultural land acquired by the
DDA. The changes were in natural way as effect of urbanization. These changes
can be classified into four categories:
1. Demographic Changes
2. Physical Changes
3. Economic Changes
4. Infrastructural Changes
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Demographic changes
• There is a sharp rise in population and density in urban villages after becoming
urbanized. The population has more than doubled in the villages within few
decades.
• Increase in population is due to migration of people from various states like U.P.,
Bihar and Bengal in villages to live as tenants in search of better job and
education in the city.
Physical changes
Change in Land Use
• Residential percentage have increased and reducing open and green

spaces in the settlement.
• Mixed land use has come up along the major streets and roads of the
village. Lower front part is used as a shop or grocery, while the upper floor
and back portions are used as residential.
Built Up area of Houses
• Almost 95% of houses have 100% covered area and also there are
projections at upper floors.
• This has increased the density of the villages and lack of space.
Changes in House Structure
• Addition of rooms and number of story is the major change in the

structure of a house.
• Sub-division of plots into independent units is the second most happened

changes in the surveyed houses.
• These changes are coming up basically for providing space to migrants for
good rental income.
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Economic Changes
Occupational Structure
• The occupation of people has changed to secondary and tertiary sector

from agriculture. Providing laborers, Drivers, workers, etc. and
government servants and professionals also.
• The owners have rental as secondary source of income.
• There is constant threat to the people involved in working class job as their
job keeps on changing and not permanent.
Land Values
• The land rates have become very high. 20 years back land value was Rs.
5,000/Sqyd. to Rs. 10,000/Sqyd. Which are now Rs. 1.5 lack to Rs. 2 lack
almost 10 times.
• New construction have come up and increased rental prices.
• But low rent prices as compared to other parts of the city. For single room
rent ranges from Rs. 2,500 to Rs. 5,000 and 2 BHK from Rs. 8,000 to Rs.
12,000.
Infrastructural Changes
• The infrastructural facilities have improved a lot in the villages by the

time.
• The roads and all Streets have become ‘Pucca’.
• Adequate supply of water by DJB and electricity by BSES and proper

sewerage network.
• Many government and private institutes, schools and health facilities are
there.
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Problems and Potentials
125 | P a g e
Recommendations
126 | P a g e
Recommendations
127 | P a g e
Bibliography
Aggarwal, P. (2009). Housing Transformation in Urban Villages, Gurgaon.

School of Planning & Architecture, Housing. New Delhi: SPA .
Ahmad, S., & Choi, M. J. (2011). The Context of Uncontrolled Urban Settlements
in Delhi. New Delhi: ASIEN.
Ahmad, S., & Choi, M. J. (2011). The Context of Uncontrolled Urban Settlements
in Delhi. Delhi: ASIEN 118.
Balan, B., Elazan, S., Morillas, M., & Sandberg, A. (2012). Disease Load in
Aliganj, an Urban Village in New Delhi, India. Vardhman Mahavir Medical
College, New Delhi, Department of Community Medicine. New Delhi: Knowledge
Community .
Batra, N. (2012). Village in the City – new slums? -China’s and India. New Delhi:
Terra Urban.
Earth, G. (n.d.).
Fanying, Z. (2012). “On-Site” Evolutionary villages. China: Graduation Studio
Complex cities.
Gill, H. S. Policies and Projects for land and shelter developments for Delhi.
Human Settlement Management Institute. New Delhi: HSMI.
Gupta, R. G. (1985). "Mini Master Plan" Integrated Development of Urban and
Rural Villages in Delhi. DDA. New Delhi: Delhi Administration.
Gupta, R. G., & MPD, M. (1985). Integrated develeopement of Urban and Rural
villages. Dellhi Administration, DDA. Delhi: Delhi Developement Authority '.
Halima, B. (2005, June). Addressing Planning Problems for Territorial
Integration of Urban Villages in Delhi: A Case Study of Masoodpur. (J.
University, Ed.) Jahangirnagar Planning Review , 3, pp. pp 1-10.
Hao, P., Geertman, S., Hooimeijer, P., & Sliuzas, R. (2011). Measuring the
Development Patterns of Urban Villages in Shenzhen. Enschede, The
Netherlands: University of Twente.
Home, M. (2014). Housing Scenario in Delhi. Delhi: Equal Housing Opportunity.
Joshi, S. (2006, Febraury 03). Building by-laws applicable in Lal Dora villages.
The Hindu . New DElhi, Delhi, India: The Hindu.
Joshi, V. (2013). Delhi : Demographics of a capital city. Delhi: Census of India.
Live Move Work. (2012). Retrieved from http://livemovework.com
MPD. (2021). Master Plan of Delhi. Delhi Development Authority. New Delhi:
Delhi Development Authority.
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Qadeer, M. A. (2004). Urbanisation by Implosion. Habitat International 28 , 1-

12.
Segal, S. N. (1988). Policy Intervention and Housing Transformation in Urban
Villages, Delhi. School of Planning & Architecture, New Delhi, Housing. New
Delhi: SPA.
Shrivastav, P. P. (2007). Lal Dora and Extended Lal Dora in Delhi. GOI, Union
Ministry of Urban Development. New Delhi: Union Ministry of Urban
Development.
Sivam, A. (2003). Housing Supply in Delhi. Institute of Social Research,
Swinburne University of Technology, Melbourne,. Melbourne: Elsevier Science
Ltd.
Tyagi, V. K. (1982). Urban growth and urban villages : A case study of Delhi.
New Delhi: Kalyani.
University, T. (2006). PhD. Thesis. Teri.
Glossary
MCD Municipal Corporation of Delhi
DDA Delhi Development Authority; Delhi’s government agency in

charge of land supply, urban and regional planning, and
construction of mass housing.
MPD Master Plan of Delhi
UV Urban Village
DU Dwelling Unit
FAR Floor Area Ratio
Acre 0.405 hectare
Abadi Built-up area of the village; the area encircled by the ‘lal dora’.
Caste Complex societal hierarchy in the population in India. There are

four main caste groups. 1. Brahmins are traditionally the
priests/teachers (e.g. Brahmins, Tyagis). 2. Ksatriyas are the
129 | P a g e
warrior caste; presently, they are often land-owning cultivators (e.g.

Jats, Rajputs, Thakurs). 3. Banias are the traditional
traders/money-lenders. 4. Shudras include the labour and artisan
castes. Below that are Dalits (or Untouchables or Harijans) who are
outside the caste system. Officially, the Dalits are called Scheduled
Castes (SC). Some of the Shudra castes are included in the category
‘Other Backward Castes’ (OBC).
Census town Some larger villages and towns in rural Delhi have been classified as
census towns. The definition from the Census of India in 1991
includes the census areas that were projected in 1981 to have a
minimum population of 5,000, at least 75% of the male working
population engaged in non-agricultural occupations, and a density
of population of at least 400 per km2 in 1991.
Colony Indian English for neighborhood/settlement.
Gher Cattle shed in the residential area of a village, currently sometimes

used for other purposes.
GIS Geographical Information Systems; Computer-based applications
of spatial databases and spatial analysis.
GT Road (Grand Trunk Road): Main road through the Indian Subcontinent,
crossing the study area from north to south.
DESU Delhi Electricity Board
DJB Delhi ‘Jal’ Water Board
Lal dora Literally ‘red line’. Designated border of the built-up area (village
abadi).
NCR (National Capital Region): Delhi and its region extending to
approximately 80 km from the city limits used as a (future)
planning framework.
NCT (National Capital Territory): The urban area of Delhi and
surrounding rural areas.
PWD (Public Works Department): Government body in charge of roads
and other infrastructure.
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Appendices
Appendices 1 The building Regulation of special areas, Unauthorised
Regularised colonies and village abadis - sub-division of residential
plots.
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Appendices 2 Application for the issue of abadi deh/extended abadi

deh certificate.
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Appendices 3 List of Villages in Delhi
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Appendices 4 Questionnaire for Owners
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Appendices 5 Questionnaire for Property Dealers
142 | P a g e
Appendices 6 Questionnaire for Tenants
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Thesis Housing Market and Transformation

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Thesis Housing Market and Transformation

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Housing market and transformation in urban villages

Anuj Kumar Soni

Thesis Assessment Board

Prof. Dr. Neelima Risbud

School of Planning and Architecture

in Urban Villages, Delhi” has been submitted by Anuj Kumar Soni,

SPA/NS/H/491 in partial fulfillment of the requirements for the award of the

Master’s degree in planning with specialization in Housing.

Date: May, 2014

Anuj Kumar Soni

School of Planning and Architecture

Anuj Kumar Soni

1971-1981: Rise of the census towns ..................................................................... 26

Dwelling level transformation ............................................................................... 78

CHART 4-1 URBAN V/S TOTAL POPULATION & POPULATION DENSITY 21

FIGURE 2.1 PATTERN OF GROWTH IN DELHI 9

FIGURE 5.34 SECTIONS OF THE HOUSES DOCUMENTED 82

TABLE 2.1 GROWTH IN POPULATION AND AREA OF URBAN DELHI 9

 बस्तियों में और चारों ओर व्यावसातयक गतिववथधया∣

Need of the study

Scope and limitations

An urban village can be defined as a village which has acquired urban

These urban villages are surviving and degrading due to the:

 Commercial activities in and around the settlements.

Urban Villages of Delhi has also witnessed the tremendous transformational

 To understand the phenomenon of growth of urban villages in Delhi.

 To understand the role of small developers, rental accommodation and

 To study the various socio-economic characteristics of the urban villages.

 To understand the policies, rules and regulations regarding the

Need of the Study

• Urban villages are rapidly transforming as pressure of urbanization.

Scope and limitations

• Availability of data and resources may be the limiting factors.

Transformation in Urban villages due to impact of city

Government existing policy intervention

Growth in Population & Area of Urban Delhi

Factors affecting this pattern of Growth

Existing Case Studies (Unpublished Thesis)

‘Policy Intervention and Housing Transformation in Urban Villages,

Delhi’, S.N. Segal, Dep’t. Of Housing, 1988.

‘Housing Transformation in Urban Villages, Gurgaon’, Pooja Aggarwal,

Dep’t. Of Housing, 2009

Urbanization is due to large increase in population and resulted in urban sprawls.

Urbanization happens 2 ways (Qadeer, 2004) :

• Through expansion of existing urban bodies by engulfing villages

• Through the independent transformation of rural areas into urban

Urbanization is a continuous process which involves expansion of the urban areas

Transformation in Urban villages due to impact of city

 Loss of cultivated land and adoption of different urban occupation.

Government existing policy intervention

• Delhi engulfed about 111 villages in 1981.

• 85 villages under D.D.A., 24 with M.C.D. and 2 with Cantonment Board.

• Development of Delhi undertaken as per Delhi Master Plan 1962.

• No comprehensive policy was framed – with result no effective action/

Growth in Population & Area of Urban Delhi

Table 2.1 Growth in Population and Area of Urban Delhi

S. Year Population Growth Area Decade Growth of

1. 1901 2.14 --- 43.25 ---

2. 1911 2.38 11.13 43.25 ---

3. 1921 3.04 27.94 168.09 142.84

4. 1931 4.47 46.98 169.64 1.55 25

5. 1941 6.96 55.48 174.31 4.67 47

6. 1951 14.37 106.58 195.54 21.23 47

7. 1961 23.59 64.17 326.34 130.80 95