Zone A Inferences based on land use LAND USE 2031 Agriculture/ Unbuilt Residential Commercial 27% and Use SQ. com.ng up within type of Maps 2021 and 2031 O Zone B Zone 203 Increase in commercial area due to increase in density of residential area. Zone b, is observed to grow as a commercial zone due to the fact that it is along one of the main arteries of the site and central to the residential development. Zone c, consists of residential buildings under development projected to increase rapidly by 2031, this is due to the construction of the dwarka expressway that provides transit to the area, connecting it conveniently to two major cities In village spaæ whlle site, which le%sto a gap between th resid€tial to builfigs betwæn 28.52860 N, 77.02070 E South east Haryana, India Urban village Najafgarh drain Altitude- 211m from main sea level 5- 45 degree Celsius Annual precipitation - 619mm Nizzamudin railway station - 31.8 km IGI airport- 16.1 km LAND LSE Land near drain continues to remain primarily agricultural due to these lands being flood plains for the drain. While land use changes moderately, the density of this area is expected to grow. Gurgaon currently has a population of 11 lakh residents which is expected to grow to 69 lakhs by 2031 Agriculture/ Unbuilt Commercial Residential Visual characteristics of types of land use E. with mily h0Q b n the Epecialty nærhigh tonus chintels group, due to zones LEGAL SITE ANALYSIS building Wd tt•æ on outskirts of the in the the is shttiog_ Déjå vu Gurugram, bajghera SSAA Urban Studies Studio Culture.
loor area ratio ermissible hei hts Increase in FAR especially in zones that are well connected to amenities in the surrounding area. A growth in FAR also leads to an increase in the price of residential units in the area which leads to higher demand, creating a better funded economy which is also being witnessed as gentrification has started to occur in the area. HEIGHT OF BU Permissible heights in bajgherah and the surrounding area are limited to 60m beyond which permission must taken from the Haryana urban development authority and other authorities. This is due to the fact that the airport is in close proximity, as well as an expressway and the najafgarh drain. Occu of anc lot trends AREA PLOT Agricultural land is being repurposed as residential land in the are and this ca be witnessed in the division of the area of plots. Larger plots continue to remain agricultural along the najafgarh drain, this is because there are plans in place for the widening of the drain. While the land use intent is not drastically different in the 2031 master plan for Haryana than what it is currently, a large burst in population and therefore density is expected in the area. This occupancy trend will possibly take place in the areas that are already residential and some parts of the currently designated agricultural land. The agricultural plots are decreasing as observed, to make more space for residential plots. Ill-III Land availability. Nature and landscape potential. Proximity to the center. Potential to grow as an ecotourism area due to proximity to the najafgarh drain The development of urban infrastructure Burst in population and gentrification of neighborhood Proximity to najafgarh drain could possible impact flooding on site. Increases in prices and production cost of the area due to gentrification and due to the expressway connecting the area to major hubs such as Delhi and gurugram. Untapped potential of rural markets and the economy of the area. Potential to decrease pollution and create a more sustainable pocket in the city Potential for increase in public transport therefore creating a better connected city. Lack of water due to sharp projected increase in density of the area. Flooding due to expansion plans of the najafgarh drain that may impact the built up spaces in the area. Rapid change in culture due to gentrification might change the definition of a sense of place. LEGAL SITE ANALYSIS Déjå vu Gurugram, bajghera SSAA Urban Studies Studio Culture.
haracter zones Zone 1- - zone 1 is primarily a residential area, unplanned development causes these areas to not have well defined demarcated zones, therefore it has led to a combination of commercial establishments on the ground level and residential above those. The roads in these zones are crowded and bustling since they are designed for a quiet residential area but have been used to facilitate these smaller markets as well. it ties together the area and dictates the functions of the zones surrounding it creating an envelope around the space Zone 2- these zones are used partly as agricultural land and partly as quarry spaces for stone and wood, we observed that these zones were most used by informal laborer's working in these quarry's. These zones are also connected to the primary arteries on the site since we witnessed the movement of large trucks carrying the materials in and out of these zones. These zones are connected closely to zone 1 as it is an employment opportunity for the people occupying zone l.since these zones are the primary livelihood spaces for the people in the surrounding area, the prop up the economy of the place, and provide stability and growth. Zone 3 due to flooding in the farms surrounding the naiafgarh drain due to projects being undertaken to widen and create embankments for the drain, these agricultural zones along the najafgargh use the water from this basin or tube wells from ground water. Since these are flooding prone areas we observed a dearth of any built up structures that are not directly related to agricultural use. We also primarily noticed the growth of rice in these areas because due to being topographically lower than the rest of the surrounding sites these areas catch water and have developed into marshlands especially in the season that we studied them. Open green spaces used as agricultural lands, along the banks of the najafgarh drain, with minimal human interference. Zone L- previously used as agricultural lands, however due to the fact that they are enveloped by zone I's on 2 or more sides, these zones show promise of being gradually converted and absorbed into zone I's these spaces provide a promise of this site developing a stronger more well defined sense of character especially as it connects to the rest of delhi and Haryana. zone 5- high rise buildings developed by theTata and chintels group can be found in these zones, these areas are barricaded off from the rest of the surrounding zones by high walls and barbed wires, they boast of lush gardens and luxury apartments. These zones create reach economically, and have brought in a lot more attention to these places as they mark •urbanization' in a way. Zone 6- - this zone is the najafgarh drain itself which gives life to the surrounding area, Since farming and agricultural was one of the first occupations in this site. Currently talks of this drain being expanded are in the works, however due to a depletion in the water table this drain is stagnant now, and has a chance of drying up if corrective reforms are not taken at the source of the origin of this drain i.e. the najafgarh lake. This zone defines itself as a sort of usp for the area. It dictates the boundary near the border, as well as provides for the lands around it making It the central part of the site. Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Character zoning SITE CHARACTERS Déjå vu Gurugram, bajghera SSAA Urban Studies Studio Culture.