Project Background
The Supreme Court of India, in its order dated 19 April 1996 in I.A. No. 22 in Civil Writ Petition No. 4677/85, M.C. Mehta Vs. Union of India and Others, observed that non-residential activities in residential premises are permitted only under specific conditions prescribed under the Master Plan of Delhi-2001.
To ensure compliance with the provisions of the Master Plan, a High Power Committee was constituted. The Committee received 43,045 applications seeking permission to operate from existing locations, out of which only 376 applicants were considered eligible for permission.
In view of this situation, the Government of NCT of Delhi initiated steps for acquisition of land and development of industrial estates for relocation of industrial units operating in residential and non-conforming areas.
DSIIDC appointed a consortium comprising RITES Ltd., Architects' Bureau, Redecon and Tetra Tech for development of the acquired land into industrial estates at Bawana and Holambi Kalan.
Structure Plan
The Structure Plan for the Bawana–Narela area, covering approximately 23,366 hectares, was prepared and approved by the Technical Committee of DDA on 13 January 1999.
Key Planning Considerations
- Land acquired by the Department of Industries, GNCTD for relocation of industries.
- Proposals contained in the Draft Zonal Development Plans for Narela and Rohini.
- Indicative land-use provisions under the Urban Extension Plan-2001.
- Relocation of only non-polluting industries within the proposed industrial area.
- Development of residential areas for various categories, including rehabilitation of slum and JJ Colony areas.
- Proposed MRTS routes and the Holambi Kalan MRTS Station.
- Industrial plots planned with sizes ranging from 100 sq. m. to 250 sq. m.
Land Use Distribution
| Land Use | Area (Ha.) | Within Narela Project | Within Rohini Project |
|---|---|---|---|
| Residential | 721 | 615 | 106 |
| Commercial | 233 | 192 | 41 |
| Manufacturing | 462 | 92 | 370 |
| Public / Semi-Public | 104 | 91 | 13 |
| Recreational | 454 | 342 | 112 |
| Utility & Water Body | 104 | 93 | 11 |
| Transportation | 288 | 181 | 107 |
| Total | 2366 | 1606 | 760 |
Project Location
The Bawana–Narela area forms an important part of the planned development of North-West Delhi. The Structure Plan covers approximately 23,366 hectares and was approved by the Technical Committee of DDA on 13 January 1999.
The planning of the area considered industrial relocation requirements, existing and proposed zonal development plans, land-use provisions, transportation infrastructure, residential development and environmental considerations.
Design Concept
Integrated Development
- Integration of the proposed land use with the city's Master Plan.
- Establishment of road and communication linkages with other parts of Delhi.
- Provision of higher-level common facilities at the sub-regional level.
Development Plan
The proposed industrial complex covers approximately 462 hectares and has been divided into five sectors according to the scale of development.
- Employment opportunities for approximately 1,38,300 industrial workers.
- A hierarchy of facilities and activity nodes to create an organised urban form.
- Segregation of vehicular, cycle and pedestrian movement.
- Facility Centres providing essential services and common facilities for specialised industries.
Environment & Landscaping
- Thick green buffers around each sector using suitable tree plantations to reduce noise and air pollution.
- Green linkages of approximately 18 metres width connecting sectors and clusters.
- Shaded pedestrian pathways and dedicated cycle tracks.
- Proposed recreational complex around Ganga Toly Temple.
Services & Utilities
- Standardised and modular infrastructure planning.
- Provision of Master Plan roads and trunk services within green belts.
- Installation of utilities through standard ducts with manholes to minimise repeated excavation during maintenance.
Transport System
- 100-metre and 80-metre Master Plan roads forming major corridors between G.T. Karnal Road and Rohtak Road.
- Connectivity with Bawana Industrial Complex, Kanjhawala, Tikri Kalan and the existing Narela Industrial Area.
- Provision of grade separators at two level crossings and two bridges across the Western Yamuna Canal.
- Integration of the 80-metre and 100-metre Master Plan roads with railway stations on the Ambala and Rohtak railway lines.
- Phased development of carriageways to minimise encroachment on Master Plan roads.
Plot Details
Approximately 15,250 industrial plots were proposed for development. The proposed distribution of plots for Light and Service Industries is provided below.
| Plot Size | Approx. Share of Plots |
|---|---|
| 100 sq. m. | 48.7% |
| 150 sq. m. | 29.6% |
| 200 sq. m. | 4.1% |
| 250 sq. m. | 17.6% |
| Total | 100% |
The Layout Plan was approved by the Technical Committee of DDA, and conceptual approval was accorded by DUAC.
Infrastructure & Services
Power
The total estimated power load was approximately 323 MW, considering industrial load, road lighting, services, offices and other requirements.
Roads
The industrial complex is surrounded by 100-metre, 80-metre and 60-metre Master Plan roads, supported by sector-level roads.
Water Supply
The estimated water demand was approximately 28 MLD. Rainwater harvesting and groundwater recharge measures were proposed.
Solid Waste Management
Estimated solid waste generation was approximately 127.20 TPD, with provisions for segregation, recycling and composting.
Fire Fighting
The proposed system includes five underground static water tanks with a combined capacity of approximately 14 lakh litres.
Horticulture & Landscaping
Green buffers, landscaped areas, pedestrian pathways and cycle tracks form an integral part of the planned development.
Project Cost Estimate
The estimated project cost at the prevailing price level was approximately ₹1,027 crore.
| Description | Cost (₹ Crore) |
|---|---|
| Cost of Land Acquired | 161 |
| Cost of Land to be Acquired | 161 |
| Power | 288 |
| Roads | 162 |
| Water Supply | 100 |
| Sewerage | 64 |
| Storm Water Management | 58 |
| Solid Waste Management | 7 |
| Fire Fighting | 1 |
| Horticulture & Landscaping | 8 |
| Services Building | 12 |
| Pre-operative Expenses | 5 |
| Total | ₹1,027 Crore |