Dissertation_report_MIXED_LAND_USE_INTO_URBAN_DEVELOPMENT.pdf

DISSERTATION REPORT
ON
MIXED LAND USE IN URBAN DEVELOPMENT
Submitted in partial fulfillment of the requirement for the award of
degree of
Masters of EKISTICS
Submitted by:
ROZA PAHUJA
SEMESTER -2
Guided by:
AR. QAMAR IRSHAD
DEPARTMENT OF ARCHITECTURE
FACULTY OF ARCHITECTURE & EKISTICS
JAMIA MILLIA ISLAMIA
NEW DELHI- 110025
2015-2017

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DECLARATION
I ROZA PAHUJA here declare that the dissertation entitled “MIXED LAND USE IN URBAN
DEVELOPMENT” submitted in the partial fulfilment of the requirements for the award of the
degree of Master in Ekistics is my original work and that the information taken from
secondary source is given due citations and references.
ROZA PAHUJA
Date:
Place:

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CERTIFICATE
Faculty of Architecture and Ekistics,
Jamia Millia Islamia, New Delhi
In the partial fulfilment of the degree of Master in Ekistics program, this is to certify that
ROZA PAHUJA has worked on the Dissertation report entitled “MIXED LAND USE IN
URBAN DEVELOPMENT‖ under our supervision and guidance.
AR. QAMAR IRSHAD Prof. S.M. AKHTAR
Dissertation Guide Dean
External Examiner 1
External Examiner 2

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FACULTY OF ARCHITECTURE AND EKISTICS
JAMIA MILLIA ISLAMIA
NEW DELHI- 110025
ACKNOWLEDGEMENT
In the name of Almighty, most Gracious and most Compassionate
Foremost, I would like to express my sincere gratitude to my dissertation guide Ar. Qamar
Irshad, Associate Professor, for his constant help, patience, motivation and guidance. He
has been helping me out and supported throughout the course of work and several other
occasions with his attention, cooperation, comments and constructive criticism.
I also express my gratitude to Dean Prof. S.M. Akhtar, Faculty of Architecture and Ekistics,
Jamia Millia Islamia, New Delhi. His incessant encouragement will always be a source of
inspiration.
I owe lots of gratitude to my family for their continuous support and motivation.
(ROZA PAHUJA)

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CHARACTERIZATION OF CHAPTERS
CHAPTER 1:
INTRODUCTION- Aim; Objectives; Methodology; Scope and limitations
PAGE: 7-9
CHAPTER 2:
LITERATURE REVIEW- Understanding the basic concept of Mixed land use.
PAGE: 10-20
CHAPTER 3:
MIXED USE REGULATIONS IN DELHI
PAGE: 21-33
CHAPTER 4:
STUDY OF THE IDENTIFIED AREA- PAGE: 34-42
CHAPTER 5:
CONCLUSION- Reviews based on Journals
PAGE: 43
REFERENCES

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CHAPTER 1
INTRODUCTION
Mixed land use refers to co-existence of more than one land use on a common ground, be it
a floor, building or street.
Mixed use has been a part of our cities since historic times. It is a pattern, how our cities and
communities grow. It has been globally proven that mixed use development cuts down on
travel time, cost and fuel consumption by bringing facilities closer. It is a potential tool for
sustainable development. Therefore, cities world-wide are publishing toolkits and guidelines
to develop and redevelop mixed use areas. Mixed land use as development pattern and
planning strategy will therefore be a major issue in the future of cities and for Indian
urbanization.
The point of concern is the way mixed use development is taking shape in our cities. As
mentioned earlier, cities all the world are developing detailed guidelines to introduce mixed
use while in cities like Delhi, mixed use has been rather permitted on ‗what is where it is‘
basis.
The debate between mixed land use and segregated land use is a long and continuing one
throughout the world. The former being traditional and runs far back in history, the later
based on modern developments of automobile and technologies. The concept of mixed-use
urban areas is the oldest one in human history, throughout the world, from the ancient towns
of India, Greece and China, to the delightful mix of uses and buildings created over centuries
that endure today in such vibrant cities as Delhi, London, Paris, Cario, Tokio and Beijing.
Even now the core of almost all Indian, and other old world cities, exhibit a high degree of
intensive mixing of landuse. In Indian context prime example being, Delhi, Hyderabad, and
etc. take any old city throughout the world which has self evolved and organic will exhibit
mixed land use, whatever the scale of city might be.
During the mid-20th
century, however, several trends and developments converged to
undermine this concept of mixed land use developments.
 The rise of automobile as the dominant mode of transportation, which led to much
more horizontal, low-density, and dispersed patterns of land use and development.
 Growing affluence, which has allowed a growing number of house-holds to live in
large homes, further encouraging horizontal land use patterns, reducing easy
pedestrian connection; and separation of uses into discrete districts.
 The implementation of land use regulations and zoning laws that although intended
to create order through the control and separation of land uses, essentially made it
illegal to mix uses in newly developing areas.
Although this pattern prevailed for most of the 20th
century, as we entered in a new
millennium, a ―neo-traditional‖ approach in form of mixed land use models is emerging.
Although these models have not been dominant, they have been more than influential. Many
development plans have now incorporated mixed land use as planning policy. In fact, most
of the core areas of indian cities are typically mixed in nature, organic in their form.

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In Indian context, the most common definition of mixed land use has been what master plans
have given. But in this report, mixed land use will be looked on the basis of its form, factors
and forces involved, both in what it was in Indian context and New Urbanism mixed use real-
estate developments. This report will concentrate on getting understanding on what is the
phenomenon of mixed land use and how much it is better than so called zoning or
segregated land use, as it is commonly believed and what happens to other variables such
as commuting trips, density, employment, land values, etc. the analysis will not be subjective
but will be based upon the mathematical modelling and modern mapping tools. Different
forces and functions which indicate and predict mixed land use will be quantified and a
model will be worked out to help understand mixed land use.
AIM -
To integrate mixed use into urban development i.e., to have integrated planning for
folk, place and work.
OBJECTIVE -
 To analyze the mixed use development pattern in Delhi.
 Define and understand the specific problems being caused in the mixed use
settlement.
 Understand the space form and morphology.
 To study the prevailing situation of mixed-use development in Delhi.
 To analyse the feasibility and viability of the project.
 To study the various impact assessment of the project.
 To thoroughly study whether mixed-use development may emerge as ideal solution
to such long distance travelling issues and other related such kind of issues.
 To create pedestrian friendly environment with a variety of uses that enable people to
live, work, play, and shop and socialize in one place.
 To reduce the long distance travelling and traffic congestion which is paralyzing the
urban areas in Delhi.
METHODOLOGY –

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NEED OF THE STUDY –
SCOPE AND LIMITATIONS –
 The study will cover the analysis of the development pattern of the mixed-use zone in
an urban profile, i.e., zone D and parts of zone E & O.
 To identify the different mixed use streets in the selected zones and then to
thoroughly study one particular affected area, i.e, Lajpat Nagar 1,2,3.

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CHAPTER 2
LITERATURE REVIEW
 WHAT IS MIXED LAND USE?
The definition of mixed use is ambiguous.
The difficulty in defining mixed use lies in the fact that there are several ways of mixing land
uses and almost infinite forms of development.
DIFFERENT DEFINITIONS
“Mixed use development means a building, or buildings, in which two or more uses are
carried out”
City of Sydney (CoS, 2005 page 50)
“A single building or site accommodating three or more uses such as residential, hotel,
commercial, industrial, entertainment, education, medical or recreation”
Property Council of Australia (McDonald, 2008)
“Provision of a mix of complementary uses, such as residential, community and leisure
uses, on a site or within a particular area”
Planning Portal UK (Planning Portal, 2009)
“Mixed use development means a building or place comprising two or more different land
uses”
Parramatta City Council (PCC, 2009 page 97)
Mixed use development is the practice of allowing more than one type of use in a
building or set of buildings. Such that there are several different, but compatible and
interdependent land uses located on the same or adjacent lots to mutual benefit.
In planning terms, this can mean some combination of residential, commercial, industrial,
office, institutional or other land uses. This tends to create shorter distance work,
residence and recreation and goes a long way to enhance the livelihood of the
inhabitants.
As per MPD-2021, Mixed use means the provision for non-residential activities in
residential premises.
The Mixed land use concept in today‘s time is oriented towards the integration of the
commercial and residential land uses on a scale that is
 Smaller
 Pedestrian friendly
 Linked to transit

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Mixed land use enables a range of land uses including residential, commercial, cultural,
institutional and where appropriate, industrial uses, to be co-located in an integrated way
that supports sustainable forms of transport such as public transport, walking and
cycling, and increases neighbourhood amenity.
The basics of Mixed use development:
 Seek to create pedestrian friendly environments with a variety of uses that enable
people to live, work, play, and shop in one place.
 Include several different uses that work together and share infrastructure, utilities,
and public amenities.
 Typically higher in density than a single use development.
 Types of mixed use developments:
Vertical Mixed Use Buildings
oCombo of different users within the same building
oGenerally the lower floor would be utilized by a commercial user with residential use
located above.
Horizontal Mixed Use Sites
oSingle use buildings on district parcels in a range of land uses within one planned
development project.
Mixed-Use Walkable Areas
o Combine both vertical and horizontal mix of uses in an area within an approximately
10 minute walking distance to core activities
 More efficient use of land & infrastructure
o Retail use can share parking facilities with residential uses because their peak hours
for parking do not overlap substantially.
o People living in apartments above retail establishments help reduce potential for
vandalism because for all intents and purposes there are no off-hours.
 The development of a neighborhood, tract of land, building, or structure with a variety
of complementary and integrated uses, such as, but not limited to, residential, office,
manufacturing, retail, public, and recreation, in a compact urban form.
 Central business districts are examples of mixed use developments, but they
generally develop over long periods of time and often without a plan. A very early
example is Rockefeller Center in New York City.
 Smart growth advocates cite the advantages of mixed use developments in reducing
traffic congestion by locating homes and jobs within easy commuting distance and
integrating shopping and related facilities into residential neighborhoods.
 EVOLUTION OF MIXED USE DEVELOPMENT- HISTORICAL PERSPECTIVE
The concept of mixed use is one of the oldest in human history from the ancient towns of
Greece, China and India to the present mix of land uses that continue today in major cities of
London, Tokyo, Paris & Beijing.
All the old cities in the world which have developed in an organic fashion, exhibit a mix of
land uses. (irrespective of their scale).

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The medieval cities in the west usually developed inside the fortified areas for defense
purposes and had multiple use of spaces, which were an integrated fabric to a human scale.
The medieval village is a perfect example of a functional, productive, community,
incorporating all of the rules of mixed-use development.
The medieval towns in India which were planned on the basis of caste & occupation,
also consisted of self-sufficient neighborhood.
Thus, the land uses were typically mixed throughout the history until the emergence of
the ‗Industrial City‘ wherein the modern planned cities having segregation of different
land-uses, i.e., residential, commercial and industrial were created. Mixed use was side
lined and segregated land use became popular during first half of the 20th
century.
 EVOLUTION OF MIXED USE IN DELHI
 In Delhi, earlier, there used to be a single use development in the residential
areas and only neighbourhood shops or such activities were permitted and that
too at certain locations.
 Due to this, people had to travel long distances to meet their daily needs which
led to traffic congestion along with various other issues related to this and
because of this, there was a constant pressure on the authority with people
demanding less travelling for the basic needs at least.

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 Moreover, the extent of non-residential activity was seen as being necessary or
desirable by the residents themselves from area based socio-economic status of
the residents as well as the past pattern of development in that area.
 While certain colonies may need non-residential activity as an integral part of
their livelihood, some others wish to perceive the residential character of their
colonies and neighbourhood.
 So, the issue went into Supreme Court for resolution and hence, work place was
started within the residential premise and later more provisions were given in the
residential areas which led to the formation of mixed use development in Delhi.
 Therefore, the Delhi Development Authority made an amendment to the mixed
land use policy for Master Plan 2021 which is applicable in colonies from A to G.
 The MPD-2021 has incorporated the mixed land use concept to meet the growing
demand of commercial activities and overcome the shortfall of available
commercial space.
 Therefore, a liberalized provision of mixed-use in residential areas has been
adopted adhering to the requisites of the environment, while achieving better
synergy between workplace, residential and transportation.
Mixed use development has evolved over time and in each era it ahs been either, a
natural, an undesirable or a preferred occurrence depending on the external trends of
the time.
Mixed use has had many faces and as such has been treated differently through the
ages by each respective urban authority.
 The Traditional – This was when mixed use was part of the natural organic growth
of cities. City was limited in size due to the technology of the time, as well as the
need for defence.
 The Undesirable – The industrial revolution led to the creation of dirty industries that
needed to be located near the city because of the lack of transport. Once the
transport started, people were able to move away from the residences for work. Land
use zoning was born during this period and mixed use was unfavourable.

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 The Debateable – This is where the perspective on mixed use currently stands.
Zoning has been criticizes for its assistance in creating the sprawling suburb.
 Modern critics cite urban sprawl as ecologically unsustainable and that the future of
‗healthy‘ development lies in the integration of land uses and a reversal to traditional
development styles.
 The Revolutionary – Current planning trends and ambitious research have lead
professionals to believe that mixed use developments are a solution for good urban
developments.
 MIXED USE TYPOLOGY
 VERTICAL MIXED USE: Combines different uses in the same building. Lower floors
should have more public uses with more private uses on the upper floors.
In more urban areas, an entire block or neighbourhood
may be composed of vertical mixed-use building.
 HORIZONTAL MIXED USE: Combines single-use
buildings on distinct parcels in a range of land uses
within one block. In more urban areas, this approach
avoids the financing and coding complexities of vertical
layered uses while achieving the goal of place making
that is made possible by bringing together
complementary uses in one place. In less urban areas,
horizontal mixed-use offers the advantage of sharing
utilities and amenities while providing an easier to build
and entitle mix of uses within a walk able block
circumscribed by thoroughfares.
 MIXED-USE WALKABLE NEIGHBOURHOOD: With
the infinite number of various possibilities, these places
combine vertical and horizontal use mixing in an area
ideally within a 5 to 10 minute walking distance (a
pedestrian shed) or quarter mile radius of a
neighborhood center.

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SOME OF THE ADVANTAGES OF MIXED LAND USE ARE:
• Greater housing variety and density, more affordable housing (smaller units), life-
cycle housing (starter homes to larger homes to senior housing)
• Creation of an economic efficient blend compatible Landuse
• Land May be utilized efficiently & optimal, more compact development, land-use
synergy (e.g. residents provide customers for retail which provide amenities for
residents)
• Stronger neighborhood character, sense of place, walkable, bike-able
neighborhoods, increased accessibility via transit, both resulting in reduced
transportation costs
• Convenience in Business, nearness of residence low operating cost.
• Creates Suitable Environment for Small Investments which does not easily find
place in specialized zones.
• Reduce travel Distances &Time between housing, workplaces, retail businesses,
and other amenities and destinations
• Provides earning opportunities to Female members, old people and others
• Reduction in Crime ( UK studies show Reduction in Crime rate)
• Can Use obsolete property including Listed Buildings
• Better access to fresh, healthy foods (as food retail and farmers markets can be
accessed on foot/bike or by transit).
SOME OF THE DISADVANTAGES OF MIXED LAND USE ARE:
• Mixed type of traffic resulting in traffic congestion
• Spilling of activities on the roads causing congestion
• Environmental pollution & noise pollution.
• Very high density sometimes leading to a slum like condition
• If designated parking spaces are not provided for the non-residential uses the
customers or visitors tend to park the Vehicles on the streets hence taking away
good amount of portion of the carriageway.
• When non-residential uses operate from residential premises they tend to pay the
taxes under the residential slab thus causing huge losses to the local governments.
• Neighbourhoods tend to lose the residential character when other uses begin to
dominate.
• Variety of uses increases the pressure on the infrastructure like water, sewerage etc.
• Mixed-use commercial space is often seen as being best suited for retail and small
offices. This precludes its widespread adoption by large corporations and
government facilities.
• Construction costs for mixed-use development currently exceed those for similarly
sized, single-use buildings; challenges include fire separations, sound attenuation,
ventilation, and egress.
• Additional costs arise from meeting the design needs. In some designs, the large,
high-ceilinged, column less lower floor for commercial uses may not be entirely
compatible with the smaller scale of the walled residential space above.

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 MIXED USE- TODAY
New Urbanism Mixed-use development today is conceptually more akin to the mixed-use
commercial corner at the transit stop shown at the transit stop shown at the start of the
presentation, but also incorporates lessons of mixed-use developments of the past fifty
years.
Whereas the 1970‘s concept of MXDs was oriented toward creating activity or event
centres, today‘s concept of mixed use is oriented more toward integrating commercial an
housing activity on a smaller scale that is pedestrian-friendly and linked to transit. Mixed
uses are central to the principles of Transit Oriented Developments (TODs), Traditional
Neighborhood Developments (TNDs), Livable Communities and Smart Growth.
Throughout most of human history, the majority of human settlements developed as
mixed-use environments. Walking was the primary way that people and goods were
moved about, sometimes assisted by animals such as horses or cattle. Most people
dwelt in buildings that were places of work as well as domestic life, and made things or
sold things from their own homes. Most buildings were not divided into discrete functions
on a room by room basis, and most neighborhoods contained a diversity of uses, even if
some districts developed a predominance of certain uses, such as metalworkers, or
textiles or footwear due to the socio-economic benefits of propinquity. People lived at
very high densities because the amount of space required for daily living and movement
between different activities was determined by walkability and the scale of the human
body. This was particularly true in cities, and the ground floor of buildings was often
devoted to some sort of commercial or productive use, with living space upstairs.
This historical mixed-used pattern of development declined during industrialization in
favor of large-scale separation of manufacturing and residences in single-function
buildings. This period saw massive migrations of people from rural areas to cities drawn
by work in factories and the associated businesses and bureaucracies that grew up
around them. These influxes of new workers needed to be accommodated and many
new urban districts arose at this time with domestic housing being their primary function.
Thus began a separating out of land uses that previously had occurred in the same
spaces. Furthermore, many factories produced substantial pollution of various kinds.
Distance was required to minimize adverse impacts from noise, dirt, noxious fumes and
dangerous substances. Even so, at this time, most industrialized cities were of a size
that allowed people to walk between the different areas of the city.
Mixed use development
encourages compact development
through increased density.

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These factors were important in the push for Euclidean or single-use zoning premised on
the compartmentalization of land uses into like functions and their spatial separation. In
Europe, advocates of the Garden City Movement were attempting to think through these
issues and propose improved ways to plan cities based on zoning areas of land so that
conflicts between land uses would be minimized. Modernist architects such as Le
Corbusier advocated radical rethinking of the way cities were designed based on similar
ideas, proposing plans for Paris such as the Plan Voisin, Ville Contemporaine and Ville
Radieuse that involved demolishing the entire center of the city and replacing it
with towers in a park-like setting, with industry carefully sited away from other uses.
In the United States, another impetus for Euclidean zoning was the birth of the
skyscraper. Fear of buildings blocking out the sun led many to call for zoning regulations,
particularly in New York City. Zoning regulations, first put into place in the 1916 Zoning
Resolution, not only called for limits on building heights, but eventually called for
separations of uses. This was largely meant to keep people from living next to polluted
industrial areas. This separation, however, was extended to commercial uses as well,
setting the stage for the suburban style of life that is common in America today. This type
of zoning was widely adopted by municipal zoning codes.
With the advent of mass transit systems, but especially the private automobile and cheap
oil, the ability to create dispersed, low-density cities where people could live very long
distances from their workplaces, shopping centres and entertainment districts began in
earnest. However, it has been the post-second World War dominance of the automobile
and the decline in all other modes of urban transportation that has seen the extremes of
these trends come to pass.
In the 1920s, the U.S. National Zoning Enabling Act of 1923 and a series of National
Subdivision and Planning acts in English-speaking countries first set forth standards and
practices of single-use zoning to be adopted by every municipality, which soon became
the standard for all post-World War II development. These laws enforced and codified
standards for modern suburban design as it is known today, which have been exported
to many other countries through planning professionals and transportation engineers.
The resulting bills progressively included restrictions on alleyways, minimum road widths,
restrictions on cross streets for major arteries, buffer zones between separate areas, and
eliminating mixed-use in all new developments, resulting in a moratorium on traditional
urban development which remains in place in most areas that are not specifically zoned
as "mixed use" or "general urban development", a common term for grandfathered urban
areas. In addition, some existing urban areas commonly cited as mixed-use have been
rezoned in such a way that, if demolished, they could not be rebuilt as such; for example,
post-flood redevelopment areas in the 18th-century city of New Orleans.
Throughout the late 20th century, it began to become apparent to many urban
planners and other professionals that mixed-use development had many benefits and
should be promoted again. As American, British, Canadian and Australian
cities deindustrialized, the need to separate residences from hazardous factories
became less important. Completely separate zoning created isolated "islands" of each
type of development. In most cases, the automobile had become a requirement for
transportation between vast fields of residentially zoned housing and the separate
commercial and office strips, creating issues of Automobile dependency. In 1961,Jane

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Jacobs' influential The Death and Life of Great American Cities argued that a mixture of
uses is vital and necessary for a healthy urban area.
Zoning laws have been revised accordingly and increasingly attempt to address these
problems by using mixed-use zoning. A mixed-use district will often serve as the
"downtown" area of a local community, ideally associated with public transit nodes in
accordance with principles of transit-oriented development and new urbanism. Mixed-
use guidelines often result in residential buildings with street front commercial space.
Retailers have the assurance that they will always have customers living right above and
around them, while residents have the benefit of being able to walk a short distance to
buy groceries and household items or see a movie.
MIXED USE ZONING FOR SMART GROWTH
Smart growth seeks to encourage compact design, walk able neighbourhoods, housing
choice, and the creation of more transportation options through access to transit and greater
connectivity between neighbourhoods. To further the goals of smart growth, a growing

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number of communities are including provisions for mixed use development in their zoning
ordinance.
Traditional Neighborhood- Traditional zoning ordinances can result in large-scale,
singleuse, large-lot residential developments. These subdivisions often require costly and
redundant municipal infrastructure to function while furthering dependence on nonrenewable
energy sources. Traditional neighborhood developments and new urbanism projects tend to
sup-port a wider range of uses and higher densities in new projects while encouraging travel
to, from, and within neighborhoods by modes other than the automobile. Thanks in part to
advocates for traditional neighborhood development, many developers are responding to a
growing demand for neighborhoods that offer a range of housing types where services and
goods are nearby and accessible to pedestrians.
Traffic Congestion- Mixed use zoning can reduce the peak-hour congestion paralyzing
urban areas across the nation. It provides the tools necessary to develop areas where
people have the opportunity to work, shop, and socialize near their homes. By increasing
opportunities to combine trips, mixed uses can reduce the vehicle miles traveled by
residents of a community.
Parking- Parking requirements for mixed use development can be flexible because spaces
can be shared among the uses. For example, a bank with regular daytime hours has no
need to provide parking during the evening hours. The bank‘s parking can be used by
people coming home from work or by patrons of nearby cafes or entertainment facilities.
Shared parking reduces the amount of surface area devoted to parking, resulting in cost
savings for developers, environmental benefits in the form of less stormwater runoff, and
aesthetic improvements to neighborhood‘s appearance.
Transit-Oriented Development- TOD establishes a ―symbiotic relationship‖ between land
uses in proximity to a transit station. For example, medical and institutional services, retail,
and multifamily residential structures can all be integrated around major public transport
nodes. Increasing residential density to levels that support public transit makes it possible to
carry out day-to-day activities—such as shopping or visiting the doctor—without needing to
travel outside of the neighborhood. TODs are not possible without mixed use zoning and a
consideration of the appropriate residential density and land-use mix.
MIXED USE DEVELOPMENT IN DELHI
The need for differentiated approach to mixed use policy arises from the fact that Delhi,
being the country's capital and an important centre of economic activity has a large diversity
in the typology of residential areas. Apart from the planned residential colonies built as part
of Lutyens' Delhi as well as through the process of planned development undertaken by the
Delhi Development Authority, there are authorized residential areas in the Walled City,
Special areas and urban villages. Other planned areas include resettlement colonies and
pre-Delhi Development Act colonies, including post-partition rehabilitation colonies and pre-
1962 residential colonies as per list given in Annexure-I. There are also regularized-
unauthorized colonies; unauthorized colonies as well as slums and jhuggi jhompri clusters in
various parts of Delhi.

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Moreover, the extent of non-residential activity seen as being necessary or desirable by the
residents themselves varies from area to area based on the socio-economic status of the
residents as well as the past pattern of development in that area. While certain colonies may
need non-residential activity as an integral part of their livelihood, some others may wish to
preserve the residential character of their colonies and neighbourhood.
Hence, it is proposed to follow a differentiated approach in the application of the mixed-use
policy in Delhi. The differentiated approach would be based on categorization of colonies
from A to G as adopted by (concerned municipal body) for unit area method of property tax
assessment as applicable on 7.9.2006. Any change in the categorization of these colonies
shall not be made applicable for the purpose of this chapter without prior approval of Central
Government.
REGULATORY TOOLS
PLANNED UNIT DEVELOPMENT:
Traditional zoning and development codes tend to prohibit the densities and mix of uses
found in traditional neighborhood developments. As a remedy, localities without mixed use
zoning can turn to a Planned Unit Development (PUD) designation to incorporate retail and
commercial uses within select residential subdivisions. A problem with PUDs is that
developers often perceive the process as highly politicized, unpredictable, costly, and time
consuming. Clearly worded ordinances that allow mixed uses can circumvent many of the
complications arising from more arbitrary or location-specific PUD designations.
REVISING THE ZONING ORDINANCE:
Many practitioners and scholars recognize that current codes need more flexibility to create
places that are diverse, sustainable, and supportive of current trends in business and
technology. Revising the zoning ordinance is likely to be politically unpopular in almost any
city. Once property owners and developers understand the potential benefits of allowing
mixed uses, much of the initial opposition may subside. Educating both developers and the
community at large is a critical component for ensuring the successful adoption of mixed use
zoning regulations.
COMPREHENSIVE PLANNING:
The implementation of the comprehensive plan is dependent on the rules of the zoning
ordinance. Linking a revised ordinance to the goals of the comprehensive plan gives
municipal land-use controls the structure necessary to withstand legal challenge. This
connection helps to guarantee that the goals identified in the comprehensive plan are linked
to standards for implementing the community‘s vision. Patrick C. Smith.

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CHAPTER 3
MIXED USE REGULATIONS IN DELHI
This chapter covers the policy for mixed use of land for certain permissible purposes. The
policy acknowledges the need for permitting use of land for purposes other than that for
which it was originally envisaged and lays down the conditions under which this may be
applied in different situations. The general procedure to be followed for implementation of
the said policy, and mitigating measures to be taken to counter the effect of such non-
intended use in such areas are also described.
GOVERNING PRINCIPLES FOR MIXED USE
i. Mixed use for the purposes of this Chapter means the provision for non-residential activity
in residential premises.
ii. The policy aims to balance the socio-economic need for such activity and the
environmental impact of the said activity in residential areas.
iii. Mixed use allows access to commercial activities in the proximity of the residences and
reduces the need for commuting across zones in the city. However at the same time, it
needs to be regulated in order to manage and mitigate the associated adverse impact
related to congestion, increased traffic and increased pressure on civic amenities.
iv. The over-riding principles for permitting mixed use are the need to acknowledge and
make adequate provision for meeting community needs, mitigating environmental impact
and providing for safe and convenient circulation and parking.
v. Mixed-use shall not be permitted in the Lutyens Bungalow Zone, Civil Lines, Government
housing, institutional and staff housing of public and private agencies and buildings/precincts
listed by the Heritage Conservation Committee.
MIXED USE IN RESIDENTIAL AREAS:
DIFFERENTIATED APPROACH:
i) The need for a differentiated approach to mixed use policy arises from the fact that Delhi,
being the country‘s capital and an important centre of economic activity has a large diversity
in the typology of residential areas. Apart from the planned residential colonies built as part
of Lutyens‘ Delhi as well as through the process of planned development undertaken by the
Delhi Development Authority, there are authorized residential areas in the Walled City,
Special areas and urban villages. Other planned areas include resettlement colonies and
pre-Delhi Development Act colonies, including post-partition rehabilitation colonies. There
are also regularized-unauthorized colonies; unauthorized colonies as well as slums and
jhuggi jhonpri clusters in various parts ofDelhi.
ii) Moreover, the extent of non-residential activity seen as being necessary or desirable by
the residents themselves varies from area to area based on the socio-economic status of the
residents as well as the past pattern of development in that area. While certain colonies may
need non-residential activity as an integral part of their livelihood, some others may wish to
preserve the residential character of their colonies and neighborhood.

21 | P a g e
iii) Hence it is proposed to follow a differentiated approach in the application of the mixed
use policy in Delhi. The differentiated approach would be based on categorization of
colonies from A to G as adopted by MCD for Unit Area method of property tax assessment.
TYPES OF MIXED USE
Subject to the provisions of this notification, the following three broad types of mixed use
shall be permissible, in residential premises:
i) Commercial activity in the form of retail shops as per conditions given in para 10.6 in plots
abutting notified mixed use streets.
ii) ―Other activity‖ broadly in the nature of ‗Public and Semi-Public‘ facilities listed in para
10.7.1 and as per conditions specified in para 10.7, in plots abutting roads of minimum ROW
prescribed in para 10.3.2.
iii) Professional activity as per conditions specified in para 10.8. The above mentioned types
of mixed use shall be subject to the general terms and conditions specified in the succeeding
paragraphs.
IDENTIFICATION OF MIXED USE AREAS IN EXISTING URBAN AREAS AND
URBANIZABLE AREAS:
The identification of mixed use areas / streets in both the urbanized/urban as well as
urbanizable areas of Delhi would be as follows:
In already urbanized /urban areas, mixed use shall
be permissible in the following areas:
i. On all streets/ stretches already notified by the competent authority under MPD 2001 and
indicated in Annexure-I (List of identified stretches / Streets).
ii. Residential areas and Streets/ stretches earlier declared as commercial areas/ streets or
where commercial use was allowed in MPD 1962 shall continue such use at least to the
extent as permissible in MPD 1962.
iii. Commercial activity existing from prior to 1962 in residential areas, subject to
documentary proof thereof.
iv. Identification and Notification of mixed use streets in future, shall be based on the criteria
given in para 10.3.2 and as per procedure prescribed in para 10.3.3, and given wide publicity
by the local bodies concerned. 10.3.2. The extent of mixed use permissible in various
categories of colonies is further clarified as follows:
1. In colonies falling in categories A and B:
No commercial activities will be permissible in the colonies of A & B categories except the
following:
ect to conditions given in para 10.8.
activity up to one plot depth, in plots abutting Master Plan
roads that are notified as mixed use streets, and Commercial streets respectively, since
such roads are not internal to the colonies (provided that the request of the RWA concerned
shall not be necessary for notifying the Master Plan Roads abutting the colonies, as mixed
use streets or Commercial Streets).

22 | P a g e
ricted to Guest Houses, Nursing Homes and Pre-primary Schools, as
defined in para 10.7.1, subject to conditions contained in para 10.7, in plots abutting roads of
minimum 18m ROW in regular plotted development, since these activities are in the nature
of ‗Public and Semi-Public‘ facilities. New Banks and Fitness Centres will not be permissible
with effect from the date of this notification. Banks and Fitness Centres, which already exist,
in accordance with notifications issued in this regard under Master Plan for Delhi 2001, from
time to time, and are on plots abutting roads of minimum 18m ROW, on the date of
notification, shall, however, remain permissible.
of para 10.6. on such mixed use streets with a minimum 18 m
ROW, within the colony, in regular residential plotted development, as are notified in terms of
para 10.3.3, if there is a specific request of the RWA concerned, in terms of para 10.10.
Note:
Commercial activity on mixed use streets, within A & B category colonies, earlier notified
under MPD 2001 shall cease with immediate effect (other than in plots abutting Master Plan
roads).
2. In colonies falling in categories C and D:
Retail shops shall continue to be permissible as per conditions
in para 10.6, in plots abutting notified mixed use streets listed in Annexure I.
in terms of para 10.7 shall be permissible in plots abutting roads of
minimum 18 m ROW in regular plotted development, 13.5 m ROW in rehabilitation colonies
and 9m ROW in Walled City, Regularized-Unauthorized colonies, resettlement colonies,
Special areas, and Urban Villages, subject to conditions in para 10.7
.
e streets in future, of minimum 18 m ROW in regular residential
plotted development, 13.5 m ROW in rehabilitation colonies and 9 m ROW in Regularized-
unauthorized colonies, resettlement colonies, Walled city, Special Area and urban villages in
terms of para 10.3.3 shall be subject to consultation with RWAs concerned in terms of para
10.10.
e permissible in Pedestrianised Shopping streets as per para 10.3.3.
ies shall be permissible as per conditions laid down in para 10.8.
In colonies falling in categories E, F and G:
rmissible as per conditions in para 10.6., in plots
abutting notified mixed use streets listed in Annexure I.
of para 10.7 shall continue to be permissible in plots abutting
roads of minimum 13.5 m ROW in regular plotted development, 9 m ROW in rehabilitation
colonies and 6m ROW in Walled City, Regularized-Unauthorized colonies, resettlement 9
colonies, Special areas, and urban Villages subject to conditions in para 10.7.
shall be permissible subject to conditions in para 10.8.
e streets in future, of minimum 13.5 m ROW in regular residential
plotted development, 9 m ROW in rehabilitation colonies and 6 m ROW in Regularized-

23 | P a g e
Unauthorized colonies, resettlement colonies, walled City, Special Area and urban villages
shall be in terms of para 10.3.3.
e permissible in Pedestrianised Shopping streets as per para 10.3.3.
4. Group housing in all categories of colonies:
ty shall be permissible. Retail shops specifically provided for in
the lay out plan of group housing would be permissible.
5. In respect of colonies falling in NDMC area (excluding Lutyens Bungalow Zone,
Government housing, institutional and staff housing of public and private agencies and
buildings/precincts listed by the Heritage Conservation Committee), existing mixed use
streets / stretches will be notified by NDMC. Future notification of mixed use streets/
stretches will be done on a field level survey to assess the community needs, environmental
impact and traffic circulation/ adequate parking and in consultation with Residents Welfare
Associations concerned.
10.3.3. Notification of mixed use streets in urban areas
in future:
i). The minimum ROW for identification of a street or stretch of road as mixed use street
would be as follows:
In A&B Colonies: 18m ROW in regular plotted development, if there is a specific request of
the RWA concerned. In C&D colonies: 18 m ROW in regular residential plotted development,
13.5 m ROW in rehabilitation colonies and 9 m ROW in Regularised- Unauthorised colonies,
resettlement colonies, Walled City, Special area and urban villages; in consultation with
RWA concerned.
In E,F&G Colonies: 13.5 m ROW in regular plotted development, 9 m ROW in rehabilitation
colonies and 6m ROW in Walled City, Regularized- Unauthorized colonies, resettlement
colonies, Special areas, and Urban Villages.
ii) Streets of less than 9 m (or 6 m in E, F & G category colonies) ROW in Regularised-
Unauthorised colonies, resettlement colonies, urban villages, Special Area and Walled City,
if notified for mixed use, shall be declared as Pedestrian Shopping Streets (PSS) and will not
be open to motorized transport.
Note:
(a) Request of the RWA concerned or consultation with RWAs concerned, shall not be
necessary for notifying the Master Plan Roads abutting the colonies as mixed use streets,
since such roads are not internal to the colonies.
(b) Specific request of or consultation with RWA concerned shall be governed by para 10.10
iii) For the notification of mixed use streets, local bodies shall be required to carry out within
a reasonable time of the Notification coming into force, and with due expedition, a survey of
all streets of the above-mentioned width, if not already done, with a view to identifying
stretches of such streets as mixed use streets.
iv) The field survey shall assess the extent of existing nonresidential use on the street, the
stretch of the street to be notified, the additional requirement of civic amenities and the
provision for traffic circulation and parking.
v) The notification shall be issued by the local body/ Authority, with the approval of the
Competent Authority under the relevant Act, immediately after the field survey is completed.
10.3.4. Notification of mixed use streets in urbanizable areas in future: In new urbanizable
areas, mixed use shall be permissible in the following areas:

24 | P a g e
i) In newly developed residential areas, mixed use as specified above shall be permitted only
on residential plots abutting 18 m. ROW roads.
ii) In villages that are declared as urban and get integrated into the process of development,
mixed use shall be permissible in areas/ stretches identified in the local area plan/ lay out
plan prepared for such integration.
iii) The layout plan in such new areas shall earmark such stretches/ plots and notify them
under the Mixed Use Policy at the time of grant of permission for layout plan in the case of
private development and at the time of disposal by allotment or auction in the case of areas
developed by DDA.
GENERAL TERMS AND CONDITIONS GOVERNING MIXED USE:
In terms of the conditions prescribed for different categories of colonies, in para 10.3.2, and
provided that the plot abuts a notified mixed use street (in the case of retail shops) or a road
of prescribed minimum ROW (in the case of other mixed use activities), mixed use shall be
permitted, subject to the following general terms and conditions:
In residential plotted development:
(i) Where there is only one dwelling unit in a residential plot, only one type of mixed use (i.e.,
retail shop as per para 10.6 OR professional activity OR one of the other activities listed in
para 10.7) shall be permissible in that unit.
(ii) Where there are more than one dwelling units in a residential plot, each of the dwelling
units will be permitted to have only type of mixed use activity (either retail shop as per para
10.6, OR professional activity OR any one of the other activities listed in para 10.7) In group
housing:
(iii) In group housing, only professional activity is permissible. Retail shops shall be
permissible if specifically provided for in the lay out plan of group housing. Other terms and
conditions:
(iv) No encroachment shall be permitted on the streets or public land.
(v) Development control norms as applicable for the particular residential use will continue to
be applicable, even if the plot/ dwelling unit is put to mixed use.
(vi) If the notified street is a Master Plan Road, and if a service road is available or provided
for by local bodies, then, the mixed use premises should be approached from such service
road and not directly from the main carriageway,
(vii) In plotted development, front setback should not have boundary wall, so that it can be
used for additional parking.
(viii) Parking @ 2.0 ECS per 100 sqm shall be provided within the premises. Where this is
not available, cost of development of parking, shall be payable by the plot allottee/ owner to
the local body concerned. This condition shall apply even if residential premises are used
only for professional activity.
(ix) Common parking areas would be earmarked on notified mixed use streets taking into
account the additional load on traffic and parking consequent upon notification of the street
under Mixed Use Policy. If no parking space is available, land/ plot on the said street may be
made available by Traders association, wherever possible, or acquired for construction of
parking facilities, preferably, multi level parking. Development of such parking facilities shall
be done by either the traders Association or by local bodies and may include public-private
partnership as a model for implementation.

25 | P a g e
PERMISSIBLE AND NON-PERMISSIBLE USES:
Any trade or activity involving any kind of obnoxious, hazardous, inflammable, non-
compatible and polluting substance or process shall not be permitted.
RETAIL SHOPS
i. Retail shops shall be permitted on plots abutting streets notified for mixed use only on the
ground floor and up to the maximum permissible ground floor coverage.
ii. The following activities shall not be allowed under Mixed Use:
a) Retail shops of building materials (timber, timber products (excluding furniture), marble1,
iron and steel, (gravel, cement and sand)2), firewood, coal and any fire hazardous and other
bulky materials.
b) Repair shops of automobiles repair and workshop, tyre resoling and re-treading, and
battery charging3.
c) Storage, go-down and warehousing.
d) Junk shop
e) Liquor shop
f) Printing, dyeing and varnishing
g) Any other activity that may be notified from time to time by Government.
Note:
1. Will not include business of finished marble products where cutting and polishing activity
of marble is not undertaken.
2 Retail shops of gravel, sand and cement shall be permissible in residential plots of at least
50 sqm, in notified mixed use streets in E , F, and G category colonies , provided that the
material is kept entirely within the plot premises.
3 The repair shops and workshops in case of automobiles shall not be prohibited on plots
abutting mixed use streets or commercial streets of right of way (ROW) of 30 m or more.
OTHER ACTIVITY
Subject to the general conditions given in para 10.4 and additional conditions given in para
10.7.3, the following public and semi-public activities shall also be permitted in the residential
plots abutting roads of minimum ROW prescribed in 10.7.2, whether or not the road is
notified as mixed use street:
(a) Pre-primary school (including Nursery/Montessori School, Crèche.)
(b) Nursing home (including clinic, dispensary, pathology lab and diagnostic centre)
(c) Guest house (including lodging houses) irrespective of number of rooms.
(d) Bank
(e) Fitness Centre (including Gymnasium, yoga/ meditation centre)
The minimum ROW of a street or stretch of road on which the above-mentioned other
activities are permissible is as follows:
In A&B Colonies*: 18m ROW in regular plotted development; Note
*Banks and fitness centres shall however, not be permissible, except those already
operating on the date of this notification.
In C&D colonies: 18 m ROW in regular residential plotted development, 13.5 m ROW in
rehabilitation colonies and 9 m ROW in Regularized- Unauthourised colonies, resettlement

26 | P a g e
colonies, Walled City, special area and urban villages; and in Pedestrianised Shopping
Streets.
In E,F &G Colonies: 13.5 m ROW in regular plotted development, 9 m ROW in rehabilitation
colonies and 6m ROW in Walled City, Regularised- Unauthourised colonies, resettlement
colonies, Special areas, and urban Villages and in Pedestrianised Shopping Streets.
The above mentioned public and semi-public activities shall be subject to the following
additional conditions in addition to general conditions prescribed in preceding paras:
(i) Subject to the specific conditions mentioned in succeeding paras, the minimum size** of
the plot Of which these activities shall be permissible, on streets of prescribed minimum
ROW, shall be 200 sqm in regular plotted development, 75 sqm in rehabilitation colonies,
regularized-unauthorized colonies, resettlement colonies, Walled City, special area & urban
villages. However, the minimum plot size shall be 50 sqm for clinic, dispensaries and
pathology labsrunning in these colonies and also in E, F and G
Category colonies.
(ii) Banks shall be permissible on 2/3rd of FAR subject to 600 sqm, while Guest House and
Nursing Homes will be permissible up to 3/4th of the floor area.
(iii) However, Nursing Homes operating in plots abutting Master Plan roads and Zonal Plan
roads shall be permissible up to 100% of built up area and the limits on the size of the plot
would not apply.
(iv) Guest Houses operating in plots abutting streets of prescribed minimum ROW in Special
Area and in plots abutting Master Plan roads and Zonal Plan roads shall be permissible up
to 100% of built up area and the limits on the size of the plot shall not apply.
(v) Pre-primary school and fitness centre (other than those on plots abutting Commercial
streets) shall be restricted only to the ground floor up to the permissible ground coverage.
(vi) The above mentioned activities shall also be subject to any other specific terms and
conditions, as may be prescribed in the relevant Statutes/ Acts applicable to them.
(vii) It shall be the responsibility of the plot allottee/ owner to make arrangements for parking
so that the parking does not encroach/ spill over on public land.
Note:
**Variation of + 5% in plot size may be disregarded.
Banquet hall shall be permissible only in industrial areas and commercial areas and not in
the residential use zone. Development control norms in respect of Ground coverage, FAR,
height and basement shall be applicable as per Master Plan Norms for the specific land use
for that premises.
PROFESSIONAL ACTIVITY Subject to the general terms and conditions specified in para
10.4, professional activity is permissible in plotted development and group housing under the
following specific conditions:
i. Professional activity shall be permitted if carried out by the resident him/her self.
ii. Professional activities shall mean those activities involving services based on professional
skills namely Doctor, Lawyer, Architect, and Chartered Accountant.
iii. In group housing, and plotted development with multiple dwelling units, professional
activity shall be permitted on any floor subject to maximum of 50% of the permissible or
sanctioned FAR, whichever is less, of each dwelling unit
iv. In the case of plotted development with single dwelling unit, professional activity shall be
permissible on any one floor only, but restricted to less than 50% of the permissible or
sanctioned FAR, whichever is less on that plot.

27 | P a g e
REGISTRATION OF MIXED USE PREMISES AND PAYMENT OF CHARGES:
i. In respect of a residential premises already under mixed use or intended to be put to mixed
use, the owner/allottee/ resident of the plot/ dwelling unit, in case of plotted development and
dwelling unit in the case of group housing, shall be required to declare such mixed-use by
filling up a form in this respect and depositing it with the local body concerned and pay
onetime registration charges at rates to be notified with the approval of the Central
Government.
ii. The premises under mixed use shall also be liable for payment of mixed-use charges
every year to the local body concerned, at the rates notified with the approval of Central
Government, for the period during which the property is put to mixed use. Such payment will
be made by the property owner/ allottee voluntarily before 30th June of every year in respect
of the previous assessment year (April- March).
iii. No modification to the building for using residential premises for non-residential activities,
under the mixed use policy, shall be permitted unless the allottee/ owner
has obtained sanction of revised building plans and has paid necessary fees or charges.
iv. The local body concerned shall be responsible for the conduct of test check of properties
under mixed use, whether registered with it or not.
v. In addition to other penal action available under the relevant Act, properties found to be
under mixed use, without registration or in violation of the terms of this notification shall be
liable to pay, to the local body, a penalty amounting to 10 times the annual conversion
charges for mixed use.
CONSULTATION WITH RWAs:
i. The Resident Welfare Association (RWA) shall be a body registered before 21.7.2006,
under any Statute, such as Societies Registration Act.
ii. Consultation with the RWA concerned for the purposes of declaring mixed use streets
shall be done by the local bodies concerned.
iii. Genuine efforts for meaningful consultations with RWAs shall be made by the local
bodies. Such efforts may include wide publicity to the proposed consultations, maintenance
of record of consultation and providing access to those records to RWA concerned and
public.
iv. Consultation with the RWA concerned shall be limited to identification of mixed use
streets, and not for grant of permission in individual cases. However RWAs shall have a right
to be heard in cases of complaints of public nuisance and non-permissible uses.
UNDER WHAT CONDITIONS MIXED USE CAN BE DENIED/ WITHDRAWN/
RESTRICTED:
Permission or registration for mixed use can be cancelled or suspended by the concerned
local body in case of violation of any of the conditions under which such mixed use is
permissible/ permitted.
The following non-residential activities, not covered under the mixed use policy, shall be
permissible in residential areas under the following conditions:
(i) Schools operating in residential premises in the Residential use zones shall continue till
18th May 2007. The local body concerned may allow the schools to continue thereafter,

28 | P a g e
subject to necessary changes being made in the use-premises/ lay-out plan, by the local
body, within its competence, in terms of Sub clause 8 (2) A of the Master Plan for Delhi 2001
(Page 152 -153 under S.O. 606 (E) in the Gazette of India Extraordinary dated 1.8.1990),
and for this purpose the schools shall be required to apply to the local body concerned.
(ii) In addition, Coaching centres and similar educational institutions, running in residential
premises, shall be allowed to continue till the end of the current academic year or till 18st
May 2007, whichever is earlier.
COMMERCIAL STREETS AND AREAS:
The following streets/ stretches of streets or areas may be notified as Commercial Streets or
Commercial areas by the local authority:
(a) where more than 70% of the plots abutting roads of ROW exceeding 24m, in a stretch of
at least 300m, in regular plotted development are under commercial use, on (provided that
no street in colonies in A and B categories shall be notified as commercial street).
(b) where more than 70% of the properties abutting roads of less width than 24m ROW, in a
stretch of at least 100m, in rehabilitation colonies, Regularized-Unauthorized colonies,
resettlement colonies, Walled City, Special Area and urban Villages and local commercial
streets declared under MPD 1962 as per para 10.3.1; and
(c) In E, F and G category colonies, where, [If] 80% of residential plots are under mixed use,
or if there are 300 shops, within a contiguous area of 1 hectare.
Identification of such streets/ stretches is to be done on the basis of field survey to be
conducted by the local body within a reasonable period of time and with due expedition of
the date of this notification coming into force.
After identification is done, notification of commercial stretches/ streets by the local body/
authority with the approval of the Competent Authority would necessitate compliance to the
following terms and conditions:
i) Preparation of revised lay-out plan/ Scheme for such areas/ streets with the approval of
the local body/ Authority;
ii) The lay-out plan/ Scheme for such areas/ streets should indicate adequate provision for
circulation, parking, open spaces and other planning norms;
iii) Common parking areas would be earmarked taking into account the additional load on
traffic and parking consequent upon notification of the street as commercial area/ street. If
no parking space is available, land/ plot on the said street/ area may be made available by
Traders association, wherever possible, or acquired for construction of parking facilities,
preferably, multi level parking. Development of such parking facilities may be done by either
the traders Association or by local bodies and may include public-private partnership as a
model for implementation.
iv) On notification of a Commercial street/ area under this clause, such streets/ areas shall
be considered as non-hierarchical commercial centres as mentioned in Development Code
in Master Plan 2001. The plot owners / allottees on these commercial streets/ areas shall
have to pay Special conversion charges at rates approved by the Central Government, in
respect of the built up area used for commercial purpose, provided that such built up area
shall not exceed the residential development control norms applicable to the plot. This is
only a one-time facility for plot allottees/ owners in such Commercial areas/ streets and shall
not be construed as relaxation of the development control norms in future.

29 | P a g e
v). Any other condition that may be prescribed by Government from time to time. [No.K-
13011/2/2006/DDIB] (S.Mukherjee) Under Secretary to the Government of India
To
The Manager,
Government Printing Press,
Mayapuri, Ring Road
New Delhi.
MIXED USE STREETS IN VARIOUS ZONES OF DELHI
1. Zone ‗A‘ & part ‗C‘ (Walled City)
1. Chandni Chowk road ( 100 ft R/W)
2. Netaji Subhash Marg (80 ft. R/W)
3. Ansari Road (60 ft. R/W)
4. Khari Baoli (80 ft. R/W)
5. Naya Bazar Road (80 ft. R/W)
6. Shardanand Marg (80 ft. R/W)
7. Ajmeri Gate Bazar (60 ft. R/W)
8. Church Mission Road (60 ft. R/W)
9. S.P.M. Marg (120 ft. R/W)
10. H.C Sen Road (100 ft. R/W)
11. Ajmeri Gate Road Bazar Sita Ram, Gali Kucha Pati Ram, Gali Arya Samaj, Gali Kali
Masjid, Gali Katra Anikhan.
12. Bazar Dilli Darwaza
13. Netaji Subhash Marg, Sir Syed Ahmad Marg, Gali Kuncha Chalan, Gali Pataudi House,
Gali Kala Mehal.
14. Gali Churiwalan Chawri Bazar, Bazar Matia Mahal, Sita Ram Bazar, Gali Pandit Prem
Narainh
15. Ajmeri Gate Road, Fasil Road, Gali Shah Tara, Gali Kucha Pandit, Gali Sahaganj
Farashkhana Road, Lal Kuan Bazar.
16. Farash Khana Road, Samosa Wali Gali, Fasil Road, Naya Bans Road, Bazar Khari
Baoli, Katra Dariyan Road, Gali Batashawali, Gali Kucha Nawab.
17. Netaji Subhash Marg, Dayanand Road, Ansari
Road
18. Katra Bariyan Road, Lal Kuan Road, Gali Ballimaran, Gali Kashim Jaan, Chawri Bazar,
Nai Sarak, Chandni Chowk.
19. Nai Sarak, Chandni Chowk Esplanade Road, Dariba Kalan Bazar Gulian, Chawri Bazar,
Chatta Shahji, Gali Khajoor, Gali Katra Kushal Rai, Gali Anar Wali, Kinari Bazar, Maliwara
Road.
20. Chandni Chowk, Katra neel, Church Mission Road, Katra Natwar Area.
21. H.C. Sen Road, Chandni Chowk
22. Bara Bazar Road.
2. Zone – A (Part other than Walled City):
1. Rani Jhanzi Road (Azad Market Chowk to Filmistan)
From crossing with Gaushala Road to Filmistan (On East side)
2. Qutub Road (Singhara Chowk to Pul Mithai)
From junction near Sr. Sec. School Sadar Bazar to Pul Mithai and Western side of the road.
3. Sadar Thana Road Sadar Thana to Phoota Road

30 | P a g e
4. Idgah Road Singhara Chowk to crossing with Sadar Thana Road (on North side of the
road)
5. Azad Market Road Azad Market Road to Pul Mithai
6. Chamelian Road From crossing with Rani Jhansi Road to junction with Maharaja Agrasen
Marg.
7. Maharaja Agrasen Marg From junction with Rani Jhansi Road to crossing with Qutub
Road (Sadar Bazar)
8. Main Paharganj Road From junction with Chemsford Road to Ram Krishna Ashram
9. Desh Bandhu Gupta Road Paharganj Police Station Crossing to opposite Sheila Cinema.
10. Rajguru Road (Guru Wala road) Junction with Desh Bandhu Gupta Road to junction with
main bazaar Paharganj Road
11. Nehru Bazar Road From junction with Panchkuin Road to junction with main Paharganj
Bazar road
3. Zone – B:
1. Desh Bandhu Gupta Road From crossing with Faiz Road to junction with proposed 30 mtr
Road (road No.4 in the layout plan)
2. Bank Street From crossing with Faiz road to crossing with Rama Krishna Marg
3. Hardhyan Singh Road -do-
4. Arya Samaj Road From crossing with Faiz Road to crossing with proposed 30 mtrs. wide
road(Road No.4 in the layout plan).
5. Padam Singh Road From crossing with Satbravan Girls School road to Crossing with
Gurudwara Road
6. New Rohtak Road (South Side) From crossing with Faiz Road to junction with Joshi road
7. RoadNo.4(Proposed 30M wide Road (East Side) From crossing with D.B.Gupta Road to
junction with Padam
8. New Pusa Road From junction with D.B.Gupta Road to junction with Tank Road
9. Ram Krishan Dass Marg From junction with D.B.Gupta
Road to junction with Road No.31 of the layout plan
10. Vishnu Mandir Marg From junction with D.B.Gupta Road No.31 of the layout plan
11. Saraswati Marg From junction with D.B.Gupta Road to junction with Arya Samaj Road
12. Ajmal Khan Road From junction with Tank Road to junction with Pusa Lane
13. Gurudwara Road From junction with D.B.Gupta Road to junction with Padam Singh
Road
14. Laxmi Dwar Marg From junction with Arya Samaj Road to junction with Pusa Land
15. Abdul Aziz Road From junction with Bank Street Road to junction with Arya Samaj Road
16. Krishna Dass Road From junction with D.B.Gupta Road to junction with Arya Samaj
Road
17. Satbharavn Arya Girls School Marg (West Side) From junction with Arya Samaj Road to
junction with Pusa Lane
18. Joshi Road From junction with New Rohtak Road to junction with D.B. Gupta Road
19. Abdul Rehman Road From junction with D.B.Gupta
Road to junction with Arya Samaj Road
20. Ilahi Baksh Marg -do-
21. Faiz Road (West Side)
4. Zone – C:
1. Roshnara Road 1.00
2. G.T.Road 2.18

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3. Shakti Marg (Nagia Park round about) 0.32
4. Satyawati Road 0.15
5. Mandella Road 0.06
6. Kolhapur Road 0.06
7. Malka Ganj Road 0.88
5. Zone – D :
1. Temple Road, Bhogal
2. Shahi Hospital Road, Bhogal
3. Central road, Bhogal
4. Masjid Road, Bhogal
5. Gurudwara Road, Lajpat Nagar-IV
6. New Delhi South Extn. Part-I Service Road along Ring Road.
7. Main Road (24 M wide) between blocks ‗O‘ & ‗K‘, Lajpat Nagar-II
8. Central Market & Lajpat Nagar-II
9. Alankar Cinema Road/Pushpa Market Road (Lajpat Nagar)
10. Bhisham Pitamah Road (Defence Colony)
11. In addition, shops, plots forming part of an approved layout of the competent authority.
6. Zone – E :
1. Shopping Centre, Krishna Nagar
2. Chhota Bazar, Shahdara
3. Main Gandhi Nagar Bazar
4. Bara Bazar, Shahdara
5. Anaj Mandi, Shahdara
6. Shopping Area of Viswas Nagar
7. Shopping Area of Seelampur/ Salimpur
8. Farash Bazar, Shahdara
9. Railway Road, Shahdara
10. Main Road Gandhi Nagar From Marginal Bandh to Jheel Bus Terminal
11. Main Vikas Marg From Marginal Bandh to Patparganj Road
12. Vijay Chowk Road (Laxmi Nagar Main Road) From Vikas Marg to Patparganj Road
13. Patparganj Road From Jheel Bus Terminal to Madhuvan Railway Crossing excluding the
GHBS and Rehabilitation Colonies
14. Road No.57 From GT Railway Line to Parwana Road excluding CGHS and facility
centres
15. Bhola Nath Nagar Road From No.57 to Babu Ram School
16. Mandir Marg Road From Raghunath Mandir to Road No.57
17. Road No.35A From Vikas Marg to Mother Dairy excluding bridge area and Mother Dairy
Plant
18. 60 ft. wide Road From Teliwara to Babu Ram School
19. Proposed Master Plan Road No.67 in Maujpur area From Road No.66 to Ghonda Chowk
20. Loni Road From G.T. Road to Road No.68
21. G.T. Road From Radhu Cinema to Loni Road
22. Road No.66 From G.T. Road to Road No.68 on Western side only.
23. Brahmpuri Main Road From Ghonda Chowk to New Seelampur Market, Road
24. Yamuna Vihar Road From Ghonda Chowk to DTC Depot.
25. 60 ft wide road Balbir Nagar (Babur Pur From Eastern Yamuna Canal to G.T. Road
30 Nagar (Babur Pur Road) Canal to G.T. Road
26. 100 ft. Road No.68 From Eastern Yamuna canal upto Railway level crossing

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27. Wazirabad Road From Marginal Bund upto Yamuna Vihar Scheme (on South side only)
7. Zone – F :
(a) New Delhi South Ext.Part-II(Portion fronting on Ring Road)
(b) Kalkaji Main Road (Between Block G&H and E&F).
(c) Malviya Nagar (Main Market Road)
(d) Road between Govindpuri and Govindpuri extension
(e) Shop-plots, forming part of an approved layout plan of the competent authority
8. Zone – G :
a) Main Najafgarh Road from Laxman Sylvania, New Moti Nagar Chowk to Outer Ring Road
Crossing i.e. Ganesh Nagar
b) Between Kirti Nagar Maya Puri Chowk to Kirti Nagar Patel Nagar Chowk
c) Lajwanti Garden Chowk to Nangal Raya
d) Subhash Nagar to Din Dayal Upadhyaya Hospital
e) Tilak Nagar Chowk to Nangal Raya Flyover i.e. Jail Road
f) H-Block, Bali Nagar Najafgarh Road to B-Block, Bali Nagar.
9. Zone – H :
1. Road No.43, Rani Bagh 200 ft.
2. Main Bazar, Rishi Nagar 50 ft
3. Main Bazar (Road Rani Bagh) 50 ft.
4. Main Road, Raja Park 100 ft.
5. Main Road, Shastri Nagar 200 ft.
6. Main Road, Tri Nagar 50 ft.
7. Road No.41, Rohini 45 mt.

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CHAPTER 4
THE STUDY AREA- LAJPAT NAGAR
Lajpat Nagar is a residential and commercial neighbourhood of the South Delhi district
of Delhi. It is named in honour of Lala Lajpat Rai, also known the Lion of Punjab, and is
today most known for the Lajpat Nagar Central Market.
The suburb is divided into four parts: Lajpat Nagar I, II, III (north of the Ring Road) and IV
(south of the Ring Road). Housing colonies like Amar Colony, Dayanand Colony, Double
Storey (also known as Nirmal Puri), National Park and Vikram Vihar are also located in it.
Lajpat Nagar is famous for Central Market, which is a popular shopping destination, and is
known for the garments, and textiles which are sold here.
The colony falls partially under the New Delhi (Lok Sabha constituency) and part of it is in
the South Delhi (Lok Sabha constituency).
History:
Lajpat Nagar was developed in 1950s and most of its early residents were Hindus and Sikhs
moving east from newly formed Pakistan following the partition of India in 1947. As such,
many of these individuals are Multanis and Sindhis. The colony was initially named as
Cheap Colony or Cheap Cantonment. One part of Lajpat Nagar - 4 (Dayanand Colony) was
named after Maharishi Dayanand Saraswati, by Mr. B.N. Puri in 1957.
Initially refugee camps were set up in Purana Quila. Plots and the people were allotted plots
in areas like Lajpat Nagar, Patel Nagar, Rajendra Nagar. The plots were of 15x60 feet
constructed like army barracks .The houses were all single storey, with asbestos roofs, in
the beginning, but now most of the houses are multi-storied.

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The colony also housed a refugee camp for Bengali widows which came up much later
known as Kasturba Ashram. In 1960,Servants of the People Society, founded by Lala Lajpat
Rai in 1921 in Lahore, after functioning for many years since partition of India, from the
residence of MP Lala Achint Ram, also shifted to the new building known as Lajpat Bhawan,
Lajpat Nagar.
The colony has a railway line passing through the north and has a local railway station
where one can board the EMU trains. The line is usually used by freight trains. At present, it
is common to see individuals from different parts of India, Afghanistan, Pakistan and African
countries.
In the recent years, Lajpat Nagar has become a preferred residential neighbourhood for
tourists and certain refugees from various Middle Eastern countries, including Afghanistan
who often travel to New Delhi as medical tourists, owing to the presence of affordable quality
health care in the capital.
 The study area (Lajpat Nagar I, II,III) falls in Ward No. 155 under the South
Delhi Municipal Corporation.
 Zone-D
 Stretched over an area of 3 km sq. (300ha) between Defence Colony and Jal
Vihar.
 The Population of the study area is 56,914
 No. of Households- 14341
 Population Density- 68
 Lajpat Nagar is a residential and commercial complex in South Delhi.
 This region was developed in the 1950’s and was mostly inhabited by the
people who relocated from a newly formed Pakistan after the partition of India
in 1947.
 The Indian migrants settled in Lajpat Nagar and started small businesses
firstly within their residential areas and later moved out of their houses.
 The working areas that are now transformed into massive stores situated in
the Lajpat Nagar Central Market which is also popular and one of the prime
shopping zones in Delhi.
 The Government allotted plots measuring 15 ft x 60 ft in areas like Lajpat
Nagar and many others.
 This region also has a railway line that passes through the north which
crosses through a local railway station situated in this locality itself.

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Lajpat Nagar has a mix of
mostly retail with residences,
and faces problems related to
vehicles. The excess of vehicles
lead to air and noise pollution,
which further causes health
problems. It causes congestion
on the roads due to which
emergency vehicles like
ambulances and fire brigades
are delayed.

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FLOOR WISE COMPARISON OF MIXED USE AT LAJPAT NAGAR
LAJPAT NAGAR: USE PREMISES 2008 LAJPAT NAGAR: USE PREMISES 2015

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ROAD NETWORK:
MORPHOLOGY:
• Overall intensity of commercial use decreases from ground floor (48%) - first floor (
29%) – second floor (25%) to third floor (24%)
• 79% of the plots on the Firoz gandhi marg and 83% of the plots on the Veer savarkar
mark are having commercial activity on the ground floor.
• Sanctioned building height in 2001- 2.5 floors.
• G+3 floors sanctioned in 2007
• Existing pattern of building heights shows a mix of G, G+1, G+2, G+3.
PLOT SIZE DISTRIBUTION:
>350 SQMT. 172 PLOTS 8%
201-305 SQMT. 627 PLOTS 19%
<100 SQMT. 696 PLOTS 21%

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101-200 SQMT. 1716 PLOTS 52%

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STRATEGIES & ISSUES

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CHAPTER 5
CONCLUSION
ISSUES AND OBSERVATIONS:
 The area has the status of mixed land use street only for one street- Mahatma
Gandhi Marg.
 The criteria of mixed land use with 70% or more commercial activities in an area, the
road width, also holds good for the Firoz Gandhi road, the Vir Savarkar road &
Mathura road.
 The increase in the FAR and the building heights as per mpd 2021 makes 87% of the
establishments fall in the eligibility criteria.
 The norm of 70% commercial activities falls if the remaining two conditions of road
width and activity type is achieved, still not identifying the street or area adhering to
the mixed land use status.
 The violations as per the mpd 2001 is in the building height aspect (from G+1 to
G+2/G+3).
 The status of the area at a city level cbd is the basic reason for the violations of
byelaws.
 Non following of the parking policy is the basic reason for the congestion and traffic
problems.
 Though the byelaws and regulations have relaxed in their approach yet the
infrastructure policy and framework for future demand is still ignored.
 The development of the area in respect of the resident population is considered but
the floating population remains unattended.
CONCLUSION:
 Ignorance of vision for the growth trend and commercial increase assessment is the
basis for the existing problems of the holding capacity of the present infrastructure.
 The building byelaws and heir execution failed to restrict the unregulated growth.
 The unavailability of the comprehensive parking policy leads to a traffic infrastructure
failure.
 The multi-level parking policy needs to be followed in context of the important level
(cbd) of the area.
 No mixed land use should be permitted in absence of the proper infrastructure to
hold it.
 The ambiguity of the ratio of spaces and the criteria of conforming for mixed land use
status needs to be attended carefully.
 The concept of pedestrianization of the stretches is required to control the further
congestion/ focus of parking problem.
 Streetswhich can be notified should first adhere to the infrastructural demands.

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LITERATURE REVIEWS
1.
An Empirical Study of the Efficacy of Mixed-Use Development: The Seattle Experience
By: James R. DeLisle, Terry V. Grissom
Presented at ARES 2011
This research paper states that- Over the past decade mixed-use real estate has received
significant attention. This attention stems from a number of factors ranging from the
encouragement of such development by local planning authorities to increase density to the
more recent interest in creating more vibrant, walkable and connected communities. In many
respects mixed-use projects represent the intersection of real estate development and new
urbanism with some suggesting that such projects constitute the best of both worlds. Indeed,
in 2010 Emerging Trends1 identified mixed-use development as the most attractive property
type for institutional investors. The interest in such development is understandable especially
in light of renewed interest in urban revitalization more sustainable real estate development,
the market experience has been somewhat mixed with some projects doing well and others
languishing. Unfortunately, little empirical research has been conducted to identify the
metrics that can be used to gauge the ultimate success of mixed use projects and the critical
success factors that should be incorporated in such developments. The objective of this
paper is to explore these fundamental questions. The research begins with an extensive
review of the literature to identify the nature and scope of issues surrounding mixed-use
projects as well as provide insights into the current state of knowledge on the topic. The
research then explores the mixed-use experience in Seattle where such development has
been a key element of real estate activity for over two decades making it a living laboratory
setting.
As per the author, on the surface it might appear that the definition of what constitutes a
mixed-use project would be relatively straightforward. The reality however is much more
complicated with the label being applied to a variety of alternative types of buildings, land
uses and tenant mixes. For this study, mixed-use projects are treated as distinct from multi-
use projects with which they are sometimes confused. In general, a mixed-use project can
be defined as an individual project in which two or more distinct property types (e.g., office,
retail, residential, hotel) are included in a single structure. In many cases these buildings
feature retail or commercial uses on the first-floor which are ancillary to the residential or
office uses that are often located on the upper floors. On the other hand, multi-use projects
may contain the same components, but the various facilities are located in multiple
structures that are somehow connected rather than in a single vertical structure. Since each
of the types of projects may have multiple buildings, uses and/or tenant spaces individual
projects often must be physically inspected or researched to ensure they are properly
classified.
2.
Explaining Mixed-Use Developments: A Critical Realist’s perspective

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By: Pamela Wardner, PhD (University of the Sunshine Coast)
In this paper, the authors says that- Mixed-use developments are often used as the
immediate response to revitalise vibrancy in precincts, to relieve transportation problems and
to address densification issues. The concept is labelled as a ‗sustainable community‘ and
responds to contemporary state and local sustainability measures. However, case studies
show that creating these types of developments have proven to be one of the most
demanding real estate projects to bring together.
Mixed-use developments are characterised by their ‗live-work-play‘ facilities and amenities in
a single development. Individuals and families can choose housing options for short and
long term accommodation; commercial establishments are available for shopping or working;
and services and amenities are accessible for recreation and entertainment. On the face of
it, there are numerous benefits for mixed-use: it minimises the need for transport and
infrastructure is optimised; it increases walkability as daily activities are brought closer
together; and it enhances social networks when opportunities for chance face-to-face
meetings are increased.
The challenge of delivering mixed-use projects is exacerbated by a combination of several
factors: development finance for mixed-use projects is often limited as such projects are
deemed to be higher risk profiles, property cycles of each subsector is difficult to align, and
construction and management of mixed-use requires a level of experience and
specialisation.
To create a better understanding of the drivers of mixed-use developments, this paper puts
forward the use of critical realism as an explanatory social science to assist in unravelling
presuppositions particularly in concepts that are socioeconomic and political in nature. A
critical realist‘s perspective allows planners and policy makers to be sympathetic to the
issues confronting mixed-use developments. Cognisant of the underlying mechanisms that
drive and motivate the actors that participate (or stand in the way) of its creation, legislators
and governments at all levels can support its successful realisation.
This research paper provides the history of the concept, the movements and advocacies, the
benefits and challenges and a way forward in accelerating the creation of mixed-use
developments. The methods used for this research were derived through an extensive
literature review and primary research on mixed use developments.
3.
Mixed-Use Development in Theory and Practice: Learning from Atlanta’s Mixed
Experiences
By: Joshua D. Herndon and later modified by Dr. William Drummond on May 5, 2011
As per the author, Over the past several decades, mixed-use development has taken center
stage in the urban planning and real estate development worlds. Whether it is the Congress
for the New Urbanism, Smart Growth, the Compact City, or any other movement relating to
the improvement of the built environment, mixing land uses is a ubiquitous component of the
underlying visions and ideals. Moreover, the concept is being embraced by both the public
and private sectors, and by each of the major parties involved in the real estate development

47 | P a g e
process: the end users who demand space; the developers, investors, and financial
institutions that supply space; and the planners and policy makers that regulate space.
The reasons for the resurgence of mixed-use development are many. Among other things,
traffic congestion, increasing gasoline prices, changing consumer demographics, and a
longing for the sense of place and community that too many American cities lack, are all
likely contributing factors. In addition, city planners are embracing the idea of mixing uses
because of its potential to reduce automobile dependence, support public transit, combat
sprawl, preserve open space, promote economic development, and limit the expense of
providing and maintaining infrastructure in low density environments. Furthermore,
developers have increasingly proposed mixed-use developments to adapt projects to infill
locations, gain access to greater densities, respond to changing consumer demands, and
capitalize on the synergies created by the integration of complementary uses (Rabianski,
2009).
However, despite the widespread support that mixed-use development has recently
garnered, its acceptance is not universal. Many people, especially residents of suburban
areas, see the reemergence of mixed land uses as a threat to their communities and believe
that ―greater density in suburban areas threatens (their) social and economic attractiveness‖
(Kotkin, 2010). Consequently, an interesting situation has arisen in which mixed-use
development is simultaneously seen by some as a panacea for the problems facing
American cities and by others as a direct assault on the American dream.
Sorting the fact from the fiction and developing an in-depth understanding of both the
possibilities and the limits of mixed-use development are essential if the positive aspects of
the concept are to be maximized. Doing so requires the following questions to be
considered: How has the arrangement of land uses changed over time? What are the
necessary characteristics of a mixed-use development? What are the different ways of
conceptualizing mixed-use projects? What are the goals of mixed-use development? What
are the unique challenges associated with mixed-use projects? And what are the primary
lessons should be learned from our experiences with mixed-use development to date?
4.
Mixed-Use Development: Literature
By: Joseph S. Rabianski, PhD., CRE
J. Sherwood Clements, MBA
Department of Real Estate
Georgia State University, Atlanta, GA
November- 2007
The author says, A mixed-use development is a real estate project with planned integration
of some combination of retail, office, residential, hotel, recreation or other functions. It is
pedestrian-oriented and contains elements of a live-work-play environment. It maximizes

48 | P a g e
space usage, has amenities and architectural expression and tends to mitigate traffic and
sprawl. This definition was presented at a recent conference on the topic sponsored by four
professional organizations in the real estate industry- ICSC, NAIOP, NMHC & BOMA
This definition of a mixed-use development contrasts to a multi-use development that has
two or more land uses on a single site but does not have the degree of project planning and
integration posited for a mixed-use development. In fact, integration of the uses may be
totally lacking. The live-work-play element is not present and the project is not pedestrian
oriented. A classic example of a multi-use project is a single site developed with an
unanchored strip center next to a small office building for tenants such as insurance agents,
dentists, doctors, etc.
A mixed-use development is not a standardized product form. It can differ in location
because it can be built in an urban setting or a suburban setting. The density levels are
generally higher in an urban setting but not necessarily. It can differ in relation to its
surroundings. It can be a higher density infill project in an established urban setting or it can
be a development in the growth corridor in a suburban setting. It can also differ in
configuration.
A mixed-use development can take four general forms.
 First, it can be a single high-rise structure on a single site that contains two or more
uses integrated into the structure. Typically, this form of the mixed-use development
has retail on the street level with offices over the retail and either residential units or
hotel space over the office space.
 Second, it can be two or more high-rise structures on a single site with each structure
holding a different use. The office building, residential tower (condominium
ownership) and a hotel are the typical combination. Retail, but different forms of it,
can also exist on the ground levels of each use.
 Third, the mixed-use development can be a combination of different low rise
structures on a single site with retail on the ground level with residential units above
in one structure and office space above in another structure.
 Fourth, it can be a single mid-rise structure on a single site typically in an urban
setting with retail on the ground and residential or office above. Depending on the
developer‘s insights and opportunities, each of the four forms of mixed-use
developments in the previous paragraph can be built in an urban or a suburban
setting, and it can be considered an infill project or an expansion project.
Two differentiating terms about the uses in a mixed-use development appear in the
literature. They are ―cornerstone use‖ and ―dominant use.‖ The cornerstone use is the most
viable and profitable use in the project. It drives the development concept as well as the
decisions about the suitability and compatibility of the other uses in the project. The
dominant use is the use that takes up the most space in the project. The dominant use might
not be the cornerstone use but it needs to be financially strong.
5.
The Mixed-Use Trend: Planning Attitudes and Practices in north-east Ohio

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By: Sonia Hirt
Journal of Architecture and Planning Research- Autumn, 2007
As per the author, Contemporary planning theory strongly advocates the functional, social,
and ecological benefits of mixed use. Yet there has been insufficient research on the
implementation of the mixed-use principle in practice. The goal of this paper is to explore the
extent to which encouraging mixed use has become a trend in practice, as it has in theory.
To that end, the paper reviews planning regulation in the 59 locales of Cuyahoga County in
Northeast Ohio (which includes the City of Cleveland) and surveys mixed-use projects
recently built in the area. The paper finds that the mixed-use principle has gained some
support in planning practice. However, this support is limited to specific mixed-use projects
rather than wider mixed-use patterns. Furthermore, strong support for mixed use tends to
exist only in certain types of locales. Even there, mixed use is often confined only to
designated areas.
For most of the 20th century, planning theory in North America embraced the notion that
human activities should be classified by type (i.e,, residential, commercial, and industrial),
designated as incompatible uses of the land, placed into separate corners of the city, and
kept apart through strict zoning (Grant, 2002). In the last few decades, however, powerful
arguments that land-use segregation harms urban vitality (e.g., Jacobs, 1961; Kunstler,
1996) and contributes to sprawl has brought about a gradual but dramatic shift in planning
thinking (Angotti and Hanhardt, 2001; Ellin, 1998; Grant, 2002; Hirt, 2005; Hoppenbrouwer
and Louw, 2005). Today, most planning theorists agree on the functional, environmental,
and social benefits of mixing land uses (Talen and Knaap, 2003). The mixed-use principle
has become a key tenet of the most influential current planning paradigms, such as Smart
Growth, New Urbanism, and sustainable development (American Planning Association,
1998; Congress for the New Urbanism, 2001; Downs, 2001).
Despite its popularity in planning theory, however, the term "mixed use" remains ambiguous,
and there has been insufficient research on its implementation in practice. Furthermore, the
limited research that does exist has indicated that mixed use in North America remains "the
exception, not the rule" (Grant, 2002:79), regardless of its many promised benefits.
This paper explores some prospects of and obstacles to the proliferation of mixed-use built
forms in American communities. It addresses three main research questions: What are the
attitudes of local planning officials toward mixed use? To what extent do local land-use
regulations permit mixed use? And, are mixed-use patterns actually becoming more
widespread in practice? As a follow up to the third question, the paper also attempts to
evaluate what kind of mixed-use developments are being built, in what type of locales, and
under what conditions.
To that end, the paper reviews land-use regulation in the 59 communities of Cuyahoga
County, Ohio, including the county center, the City of Cleveland. It also surveys mixed-use
projects recently built in the region. Data are derived from local zoning codes; related local
and county planning documents; media materials; and interviews with planning and zoning
officials at the local and county levels, regional planning consultants, and real estate
developers.

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Overall, the paper finds evidence that the mixed-use principle has gained some support in
Northeast Ohio. However, support is limited to individual mixed-use projects rather than
wider mixed-use land patterns. New mixed-use zones are typically confined to small chunks
of land that are either undeveloped or in need of redevelopment and are buffered from
existing homes. Mixed use also tends to be welcome in certain types of locales: either the
historic locale with a mixed-use core from the pre-zoning era or the growing suburban locale
where a new town center is erected upon vacant land. In most other locales, mixed use is
rarely, if at all, legally permitted.
The paper first offers a historical and theoretical review of different planning approaches to
land-use arrangement. Then it summarizes empirical observations on land-use policies
(particularly those related to mixed use) in Cuyahoga County. Finally, it discusses the
empirical observations and attempts to place them in the context of international land-use
practices.

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REFERENCES:
http://en.wikipedia.org/mixed/land_in_India
http://phdcci.in/file/thematic_pdf/mixeduse_studyfinal%20dt%207%20march%202014%20for
%20web.pdf
http:// Draft Strategic Framework for mixed use in Delhi-2010
http://www.surfindia.com-delhi/government/state government
Space, place and gender by Dorren massey

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