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Socio-Economic Assessment of Urban Village for Inclusive Growth: Case Study of

Sainikhera an Urban Village in Gurgaon

Major Project Part 1

Submitted by

NAKUL CHATURVEDI

In the partial fulfillment of the requirement for the

Degree of the Master of Technology in

Urban Development and Management

Submitted to

Department of Policy Studies

TERI University

December 2014

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DECLARATION

This is to certify that the work that forms the basis of this project “Socio-Economic

Assessment of Urban Village for Inclusive Growth: Case Study of Sainikhera an Urban

Village in Gurgaon” is an original work carried out by me and has not been submitted

anywhere else for the award of any degree. I certify that all sources of information and data are

fully acknowledged in the project report.

Signature Date:

(Nakul Chaturvedi) Place: New Delhi

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Certificate

This is to certify that Nakul Chaturvedi has carried out his/her major project in partial

fulfilment of the requirement for the degree of Master of Technology in Urban Development

and Management on the topic Socio-Economic Assessment of Urban Village for Inclusive

Growth: Case Study of Sainikhera an Urban Village in Gurgaon during August 2014 to

December 2014. The project was carried out at the Municipal Corporation Gurgaon.

The report embodies the original work of the candidate to the best of our knowledge.

Date:

R K Singla

Chief Engineer

Municipal Corporation of Gurgaon

Prof. Shaleen Singhal

Head of the Department

Department of Policy Studies

TERI University

New Delhi

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Acknowledgement

This study would not have been possible without the generous support and cooperation of many

individuals. Firstly, we would like to thank Municipal Corporation of Gurgaon for enabling

this study, and Professors at TERI, New Delhi for their constant guidance.

I extend my sincere gratitude to the faculty at TERI University Department of Policy Studies,

including Dr. Shaleen Singhal, Dr. Bhavna Bali, for mentoring us and helping to frame and

execute the study. Additionally, my thanks are owed to Dr. RK Singla, Mr.Ajay Sharma from

Municipal Corporation Gurgaon for their vital role in our study’s research process.

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CONTENTS

List of Acronyms

List of Figures Tables, Images and Maps

Abstract

Part A: Municipal Corporation Gurgaon

Chapter 1 Introduction

Gurgaon-Millennium City

Urban Governance Structure of Gurgaon

Municipal Corporation of Gurgaon

Major Functions of MCG

Organizational Structure of MCG

Various Branches under MCG

Chapter 2 Branch Associated with for Research Project: Engineering Branch

Major Functions

Ongoing Projects

Gaps & Challenges in Service Provision

Suggestions for Improvement

Part B: Regeneration of Urban Villages for Inclusive Growth: Case Study of Sainikhera

an Urban Village in Gurgaon

Chapter 3 Introduction

Background

Rationale behind the Project

Objectives of the Project

Methodology

Scope and Limitations

Chapter 4 Literature Review

Case Study of Fu-Xian District, China

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Case Study of Khirki Village, New Delhi

Chapter 5 Urban Villages: An Introduction

The Lal Dora Concept

Evolution and Transformation of Urban Villages

Chapter 6 Case Study: Sainikhera Urban Village

Demographic Profile: Sainikhera Village

Social Profile: Sainikhera Village

Economic Profile: Sainikhera Village

Social and Physical infrastructure changes: Sainikhera Village

Chapter 7 Findings and Discussion

Problems and Potential of Urban Villages

Relationship with the authorities

Behavioral, Environmental and Social Risk Factors and Determinants

Chapter 8 Conclusion

Recommendations

References

Annexure

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List of Acronyms

EPC Engineering Procurement and Construction

GOI Government of India

HCS Haryana Civil Services

HUDA Haryana Urban Development Authority

HSIIDC Haryana State Industrial & Infrastructure Development Corporation

MCG Municipal Corporation of Gurgaon

O&M Operation and Maintenance

PBMC Performance Based Maintenance Contracts

PWD Public Works Department

ULB Urban Local Body

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List of Figures, Images and Maps

Figures

Figure 1: Methodology

Figure 2: Evolution and Transformation of Urban Villages

Figure 3: Duration of Stay

Images

Image 1: Fu-Xian Village, China

Image 2: Proposed URANUS Design

Image3: Structural Plan for Khirki Village

Maps

Map 1: Gurgaon City Map

Map 2: Sainikhera Village Map

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Abstract: In India municipal governance has been in existence since the year 1687 with the

formation of the Madras Municipal Corporation and then Calcutta and Bombay Municipal

Corporation in 1726. Merely as a developing nation undergoing demographic transition and

economic liberalization Indian cities are facing numerous problems, unfortunately, which

contributed to the failure of local government institutions in the delivery of public goods and

services in an efficient and effectual manner. Hence, the report is divided in two sections where

first one focuses on the understanding of functioning of an urban local body and analyzing gaps

and challenges faced by them in and provide suggestions if any for the betterment in service

provision.

In the later section an urban village concept in Indian Scenario was studied through a case study

of Sainikhera an urban village in Gurgaon with live survey based study and come up with detailed

analysis of gaps in service provision and physical infrastructure current needs or for a better

immediate strategy to prevent them from being converted into designated slums.

There are urban villages in most Indian cities, often tucked away behind a modern building

complex. Gurgaon consists of 39 such villages which fall within the city’s municipal limits,

offering affordable housing to mostly migrants comprising of laborers and working pros depend

on rental housing spaces being provided in these villages.

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Part A: Municipal Corporation Gurgaon

Chapter 1 Introduction

Gurgaon-Millennium City

Urban Governance Structure of Gurgaon

Municipal Corporation of Gurgaon

Major Functions of MCG

Organizational Structure of MCG

Various Branches under MCG

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Introduction

From global warming to homelessness, from debt crises to energy shortages, from insufficient

water to outbreaks of disease, identify any problem that concerns humanity and the city is the

vessel where you will see it bubbling out. But cities also present our best hope for obtaining

resolutions to these tremendous challenges since they are the repository of innovation, ideas and

wealth creation. Therefore, an urgent challenge of the 21st century is to understand the complex

structure, functioning of cities and enhancing character of life of its dwellers by efficient urban

governance. Efficient urban governance is characterized by sustainability, subsidiarity, equity,

efficiency, transparency and accountability, civil participation and protection.

In India municipal governance has been in existence since the year 1687 with the formation of the

Madras Municipal Corporation and then Calcutta and Bombay Municipal Corporation in 1726.

Merely as a developing nation undergoing demographic transition and economic liberalization

Indian cities are facing numerous problems, unfortunately, which contributed to the failure of local

government institutions in the delivery of public goods and services in an efficient and effectual

manner.

However after the 74th Amendment Act of 1992 urban local bodies (ULB’s) were identified as the

third tier of urban governance and were assigned specific civic functions. The Twelfth Schedule

of Constitution (Article 243 w) provides an illustrative list of eighteen functions that may be

entrusted to the municipalities which broadly relate to public health, public assistance, regulatory

affairs, public safety, public infrastructure works, and development activities. Besides these

traditional functions municipalities are accountable for development functions such as planning

for economic growth and social equity, urban poverty alleviation, and promotion of educational

and cultural facets.

Gurgaon-Millennium City

Located in Haryana and 30 kilometers south-west of Delhi, Gurgaon is the industrial and financial

center of the state and is one of the Delhi's four major satellite cities and is part of the National

Capital Region. According to the Census of India 2011 Gurgaon has a population of 876,824 with

total area of 282.7 square miles (738.8 km²). Today, the millennium city, Gurgaon does live up to

its reputation due to the fact that it bears the third highest per capita income in the country after

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Chandigarh and Mumbai. Due to its proximity to the airport many international companies have

their offices and factories set up in Gurgaon. Though Gurgaon is a well-developed urban center it

has some drawbacks like highly erratic power supply, water shortage and lack of a reliable public

transport system combined with high floors of air contamination. Despite these drawbacks and

civic problems Gurgaon continues to draw people because of the job opportunities it offers which

are among the highest in the nation.

Map 1: Gurgaon City Map

Urban Governance Structure of Gurgaon

Mainly four public agencies namely Municipal Corporation Gurgaon (MCG), the Haryana Urban

Development Authority (HUDA), Department of Town & Country Planning (DTCP) and Haryana

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State Industrial & Infrastructure Development Corporation (HSIIDC) are responsible for the

development, performance and up keeping of existing services in a planned manner in Gurgaon.

The DTCP department is responsible for the controlled and regulated urban development in the

State of Haryana it also emphasizes on the planning and implementation of development plans

aimed at integrated regional development within the National Capital Region. While the use of

DTCP is limited to the preparation of plans in an efficient manner major infrastructure

development in Gurgaon is in the purview of HUDA which undertakes green field projects and

provides the urban infrastructure for buildings. MCG on the contrary is efficiently responsible for

overall maintenance and it does not undertake any green field development projects unlike HUDA.

The MCG supervises a huge landscape and as per delimitation of wards notification issued by

Urban Local Bodies Department, Haryana the Municipal Corporation Gurgaon supervises 35

wards engrossing numerous villages and sectors. HSIIDC is a company incorporated in 1967,

under the provisions of the Companies Act, 1956 with the objectives to develop industrial

infrastructure in the State of Haryana under the aegis of the Department of Industries and

Commerce, Haryana.

Municipal Corporation of Gurgaon

Municipal Corporation of Gurgaon was formed in 2008 keeping in mind the growing need for a

formal civic structure in Gurgaon. As per Haryana Municipal Corporation Act, 1994, the Governor

of Haryana declared the establishment of the Municipal Council of Gurgaon in June 08’. Municipal

Corporation of Gurgaon held its first Municipal Elections for electing Councilors in 2011. The city

of Gurgaon is divided into 4 zones, 35 wards and 1 candidate representing each ward.

Major Functions of Municipal Corporation of Gurgaon

Municipal Corporation of Gurgaon holds the responsibility of taking care of each and every aspect

of citizen’s welfare. Following is a list of a few important things that MCG takes care of:

· Construction of New Roads

· Maintaining Old Roads

· Building and Maintaining Parks for Public Utility

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· Maintenance of Sewage System

· Proper Drainage System

· Rain Water Harvesting

· Making Provision for Sufficient and Safe Drinking Water

· Providing Adequate Power

Apart from these the MCG also undertakes activities like issuing Birth and Death certificates,

Housing Tax Collection, Garbage Dumping, and so on.

Organizational Structure of Municipal Corporation of Gurgaon

MCG is a Government body formed by the Haryana State Government. The Council is a legislative

body that drafts principals for the governance of the city. The committee is headed by a

commissioner of IAS Cadre who is the head of the executive wing of the committee. The

Commissioner is responsible for implementing and executing the policies. Three Joint

Commissioner of Haryana Civil Services (HCS) Cadre also supports the commissioner for

administrative purposes. For executive functions the commissioner is supported by Superintendent

and Chief Engineer. MCG also has Councilors or representatives from various areas in Gurgaon

who will work as a bridge between the committee and common public. The objective is to carry

overall and uniform developmental work for the welfare of the citizens. For selecting the

councilors, MCG will have elections every 5 years. Citizens will select a suitable council by the

process of voting and that candidate will exemplify the public in each ward.

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Various Branches under Municipal Corporation of Gurgaon

1. Administrative Branch - Headed by: Joint Commissioner

2. Land and License Branch - Headed by: Land Officer

3. Fire Branch - Headed by: Fire Station Officer

4. Taxation Branch - Headed by: Chief Taxation Officer

5. Health & Sanitation Branch - Headed by: Chief Sanitation Officer

6. Engineering Branch - Headed by: Superintendent Engineer/ Executive Engineer

7. Accounts and Pension Branch - Headed by: Senior Accounts Officer

8. Town Planning and Building Branch - Headed by: Chief Town Planner

9. Legal Branch - Headed by: District Attorney

10. IT Branch - Headed by: Manager (IT)

11. Audit Branch

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Chapter 2 Branch Associated with for Research Project: Engineering Branch

Major Functions

Ongoing Projects

Gaps & Challenges in Service Provision

Suggestions for Improvement

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Branch Associated With: Engineering Branch

Engineering Branch is the largest wing of MCG after Health & Sanitation Branch headed by a

Superintendent Engineer/Executive Engineer under whom Assistant and Junior Engineers work in

a hierarchical way.

The Engineering Branch of MCG is mainly responsible for following functions:

1. To arrange funds from Govt. of India, State Govt. And other financial institutions for

development of infrastructure and civic amenities of Municipal area under different system.

2. To develop the estimates and to arrange administrative approval and technical authority of

development works.

3. Preparation, execution and monitoring of projects sponsored by Govt. Of India, State Govt. and

other financial institutions.

4. To devise guidelines, procedure and framework for the creation and maintenance of various

civic amenities in municipal areas.

5. Building and maintenance of Roads, bridges and drains.

6. Urban forestry, protection of the environment and promotion of ecological aspects.

7. Slum improvement and up gradation.

8. Provision of urban amenities and facilities such as parks, gardens, playgrounds.

9. Building and maintenance of burial grounds, cremation grounds and electric crematoriums.

10. Public amenities including street lighting, parking lots, bus stops and public amenities.

11. Construction and maintenance of slaughter houses.

12. The construction, maintenance of drains and drainage works

13. The construction and maintenance of municipal markets

14. The construction, maintenance, alteration and improvements of public streets, bridges,

culverts, causeways and the like lighting, watering and cleaning of public streets and other public

spaces.

15. Construction and maintenance of public parks, gardens or recreation grounds.

16. The maintenance of monuments and memorials vested in a local office in the Municipal area

immediately before the commencement of this Act or which may be vested in the Corporation

after such commencement

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17. Any measures not hereinbefore specifically mentioned, likely to promote public safety, health,

convenience or general well-being.

Ongoing Projects:

1. Development/Augmentation of Infrastructure Services such as Road, Water Supply, Sewer,

Storm, Water Drainage and O&M of total infrastructure for a period of 5 years in Village

Badshahpur Dist. Gurgaon.

2. Plantation in Municipal Corporation, Gurgaon limits during monsoon.

3. Construction of Sheds, Wood Store, Main Gate, CC tiles & other development works at

Shamshan Ghat in Village Tigra.

4. Construction of Boundary wall around Johar of Village Tigra.

Gaps and Challenges in Service Provision

Since four months is a short duration to track each aspect of functionalities of an ULB but below

are the lacuna or gaps identified which can be acted upon for improvement of service provision.

1. Unbalanced Focus on Construction Contracts by Authorities

Inefficiency of the traditional procurement processes pursued by the State PWDs and the ULBs in

India. Typically, quotations are invited for EPC (Engineering, Procurement and Construction)

contracts and the tender is awarded to the lowest quote (L1). A significant drawback of this

approach is the total absence of any O&M component. A more honest approach could be of

"Performance Based Maintenance Contracts" (PBMC), for example, building/rehabilitating a road,

the L1 contractor would be required to both construct and maintain the route for a limited duration,

say 5 years or so. Accordingly, payments to the contractor are staggered over the 5 year period

with an initial lump sum payment linked to the completion of the road construction/rehabilitation

project. PWD roads in Delhi with the Delhi-Noida-Delhi Flyway. The latter since its

commissioning in 2001 has carried approximately 250 million vehicles in 10 years without an

overlay to the Delhi-Noida-Delhi Flyway.

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2. Creating financially self-sustaining Urban Local Bodies (ULBs)

The growth of Property Taxes not only in Gurgaon but in major Indian cities is-à-is the increase

in value of the underlying property as well as the ULB’s revenue in its orbit is never convincing.

3. Lack of Focus on Operation & Maintenance of Facilities and Service Standards

The ULB procurement in relation to urban infrastructure focuses more on the structure of the

facility rather than on the long term performance and upkeep of the readiness and ensuring service

of specified standards is provided. This approach merely fails to incorporate any Operation &

Maintenance component which results in frequent repairs and unnecessary spending.

4. Lack of Focus on Common Spaces

On that level is no framework governing or providing for maintenance of common places,

especially in neighbourhoods such as markets, housing colonies, bridges, footpaths, street lighting,

playgrounds, and coarse green and exposed areas.

5. Presence of Multiple Authorities Having Overlapping Jurisdictions

Since various authorities are entitled to similar service provision ULB’s, parastatal bodies,

Development Authorities often find themselves having overlapping functions and jurisdictions

which results in a delay in the completion of tasks in an efficient manner. As witnessed in the case

of Gurgaon there are multiple agencies involved in the infrastructure development and service

provision of similar manner like MCG and HUDA.

Suggestions for Improvement

1. Creation of a framework for capacity building in ULBs

Due to expanding cities with population densities reaching extreme figures stress on physical

infrastructure and services is

2. Shift from Construction Contracts to Performance Based Maintenance Contracts under

which the scope and obligations of the contractor would be to:

• Undertake the construction of the relevant facility,

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• Undertake the maintenance of the facility for a minimum number of years (usually five or

more years)

• Link disbursement of money evenly over the period of the construction/maintenance etc.

3. Require Land Developers to Contribute towards Development of Infrastructure

4. Not relying merely on the conventional land acquisition approach but trying new practices

like land readjustment/pooling and TP Schemes

As most of the cities do not have local area plans (e.g. TP Schemes or Sectors) beyond the Master

Plans and hence further land acquisition at micro level does not take place in line with the land use

envisaged in master plan leading to haphazard development.

5. Provide for Creation of Regional Self Sustaining Infrastructure Funds

In the Indian context, the best known example of a municipal fund is the Tamil Nadu Urban

Development Fund (TNUDF), which was established as a trust under the Indian Trust Act 1882 in

November 1996. TNUDF manages lines of credit from the World Bank, JICA and KfW

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Part B: Regeneration of Urban Villages for Inclusive Growth: Case Study of Sainikhera an

Urban Village in Gurgaon

Chapter 3 Introduction

Background

Rationale behind the Project

Objectives of the Project

Methodology

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Assigned Project: Regeneration and Redevelopment of Urban Villages for Inclusive Growth in

Gurgaon.

Rationale behind the Project

As our cities have spread out over the years, they have taken in the surrounding agricultural lands.

In some cases, the old villages too have been swept away. Nevertheless, in most instances, the old

villages survive despite being immersed by the expanding urban sprawl. Scattered across modern

Indian cities, there remain enclaves where the configurations of the old small towns can be clearly

discerned decades after the surrounding farming areas were converted into positions, roads, homes

and stores. In some ways, this is a typical facet of Indian civilization — the ability to leave the past

to be in the present. However, these urban villages have dramatically changed with the times.

Despite being ignored by civic agencies, they play as a significant role in the evolving social and

economic life of Indian cities.

There are urban villages in most Indian cities, often tucked away behind a modern building

complex. Gurgaon consists of 39 such villages which fall within the city’s municipal limits,

offering affordable housing to mostly migrants comprising of laborers and working pros depend

on rental housing spaces being provided in these villages.

For this current engagement of mine with the MCG three urban villages namely Kanhai (17 acre),

Silokhera (12 acre) and Sainikhera (7 acre) located in ward 29 in Gurgaon have been named to be

redeveloped as a pilot project. Out of these three villages Sainikhera due to its modest size and

uniformity in residing ethnic groups (mostly Saini’s) is preferred.

Objective of the Project

This project is targeted at the feasibility survey of the proposed renovation and regeneration of

Sainikhera village in Gurgaon by analyzing the current status of the services being offered by the

municipality and the challenges being faced in doing so. Established along the study further

analysis, both physical and financial for conceiving the project will be managed. The work will

involve intensive data collections, surveys, investigation and research help the MCG to arrive at a

conclusion which methods to apply and how to approach holistically for the successful culmination

of the project so that it becomes an epitome of inclusive growth in our urban centers.

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Methodology

Study of primary data being provided by the MCG, including maps, ward wise population,

delimitation of boundaries, etc.

An on the ground survey somewhat similar to a biometric survey to obtain an estimate of

the sound structure of the resident population by gathering information such as number of

households, median income and household size, and so on

A proposal based on the findings of the on ground survey and primary data, but only

specific to the socio-economic parameters of the task.

Detailed feasibility report and suggestions for the commencement of the project.

Figure 1 Methodology

Scope and limitations

As seen most of these urban villages are in very dilapidated condition in both physical and social

infrastructure surrounded by developed business centers, colonies, cyber parks, etc. But due to

proximity to these centers these urban villages often serve as the rental housing inventory for the

migrants who come to look for work opportunities in the urban center. Gurgaon itself consists of

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39 such villages which signifies that these urban villages which have enormous potential if tackled

properly keeping their unique characteristics intact and even leveraging the benefits of rental

housing in an efficient way with efficient basic service delivery.

But four months is a very short continuance of such a comprehensive study to come upward with

a solution, hence further research can help in coming up with a detailed strategy to bring up these

tasks. Also, these are not typical slums where the residents are encroaching on the Government’s

land and can be evicted any day if authorities desire to do so, her utmost concern of the local

sentiments should be taken as ownership is even with these villagers but they are even living in

slum like situations despite paying property taxes to the government agencies. Hence, in these sort

of projects main focus should be on the sustainable approach which is good to the residents first

than anyone else not merely building up physical infrastructure but develop social infrastructure

as good for their community development. As design is hardly a modest part in these projects

consent of the residents their needs should be taken utmost care of.

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Chapter 4 Literature Review

Case Study of Fu-Xian District China

Case Study of Khirki Village, New Delhi

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Literature Review

The above project will require intensive study on the issue of regeneration of the urban villages

along with the successful case studies from around the world significantly China, which is also

facing a similar issue (Source: Case Study of Fu-Xian District, Shenzhen). However Town

Planning Schemes already prevalent in Gujarat can also be helpful for conceiving such a complex

project where relocation of residents of these villages is a humungous activity and has lot of

negative constraints attached to it. Broadly TP Schemes involve survey of area, establishing the

ownership details of every land parcel, reconciling the survey and land ownership records to

prepare bas map, defining boundary of the area, marking original plots on the base map, tabulating

ownership details and plot size, etc. (Source: Ahmedabad, Case Study of Vinzol) Also various

slum up gradation strategies involving concepts like resettlement then upgrading the area (Source:

Surat Municipal Corporation’s slum up gradation program.

Case Study of Fu-Xian District

Fun‐Xian village is a comparably small village surrounded by urban park and other new developed

residential apartment buildings in Shenzhen. It is composed of 5 to 10 storied residential buildings

in an extremely high density.

Image 1 Fu-Xian Village, China

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URBANUS’s design is used to connect most of the existing buildings with proportioned pedestrian

route, making it as an untied architecture complex rather than the existing individual building, so

that they can create an active mixed use district. These routes include different programs, such as

entertainment line, garden line, commercial line, art line and kid line, which traverse throughout

each block at different levels, connecting each public space within each individual building.

Each pedestrian route includes three parts:

• The public space intervention in the existing buildings,

• The program within the existing buildings,

• The new constructed connections between the buildings.

These routes are like the subway lines, and they are also vertically connected with each other at certain spots.

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Image 2 Proposed URANUS Design

Case Study of Khirki Village, New Delhi

Khirki village is a significant urban village and has an ancient chronicle. Having been established

around Khirki mosque, today, it is sited next to the intensive development of the Saket District

Center and The District Court, Additionally, much of its original agricultural land has now

developed into a residential colony called Khirki Extension. Urban Arts Commission had shown

in the DUAC’s exhibition in April 2006 an approach towards integrating urban villages towards

with the planning process. It was determined that the Khirki village be taken as the case study and

the TVB School of Habitat Studies was commissioned to tackle this study. The Proposals have to

take into cognizance the status of state ownership, Lall Dora, the extent of ZDP of the Master Plan

and the existing condition on the ground with the perspective to finding solutions consistent with

the present administrative urban management framework.

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Image 3 Structure Plan for Khirki Village, New Delhi

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Chapter 5 Urban Villages: An Introduction

The Lal Dora Concept

Evolution and Transformation of Urban Villages

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Urban Villages: An Introduction

Settlements that have developed erratically beyond the jurisdiction of the authorities, and therefore

often are devoid of water, drainage, and sanitation arrangements. Unlike slums here ownership

mostly is with the residents rather than illegal encroachment but due to haphazard construction

and exempt from the building byelaws structures merely for the purpose of rental housing started

coming up simply with very poor character which over time resulted in a position where most of

the service delivery was of the poorest level and forcing the people to live in unhygienic conditions.

The LAL DORA Concept

The term “LAL DORA” was heard for the first time in the year 1908. It is a name, classification

given to that portion of the village land which is part of the village “Abadi” (dwelling). The urban

villages in Delhi today are these “protected” habitation lands which have been exempted from the

urban development authorities.

Image 4 Lal Dora & Abadi

Evolution and Transformation of Urban Villages

This transmutation of a small town to the pseudo-urbanized term urban village is a gradual

process which gets around mostly in these four stages as discussed infra:

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Figure 2Evolution & Transformation of Urban Villages

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Chapter 6 Case Study: Sainikhera Urban Village

Demographic Profile: Sainikhera Village

Social and Economic Profile: Sainikhera Village

Current Infrastructure

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Case Study: Sainikhera Urban Village

Boundary Map:

Lal Dora Area: 3.5 Acres

Outer Area: 5 Acres

Population of Lal Dora Area: Around 1000 people (around 600 natives)

Map 2 Sainikhera Village Map

Demographic Profile: Sainikhera Village

Population of Outer Area: Around 1000 people

Literacy Rate:

Above 90% people are literate (above 8th Class).

Economic Profile: Sainikhera Village

Ownership Map:

Outer Area: Land Owned by 8 – 9 Families.

Further land is divided among family members

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Social and Economic Profile:

Rental Pattern:

One Room w/ common toilet: Rs. 3000

One BHK: Rs. 6000

Two BHK: Rs. 10,000 – 12,000

Three BHK: Rs. 15,000 – 18,000

Social and Economic Profile:

Avg. Monthly Household Income of Owners: Rs. 30,000 – 70,000

o Income from service

o Income from rent

o Income from shop

90% Houses in outer area are less than 2 Floors.

60% Houses in Laal Dora Area are less than 2 Floors.

Size of one room on rent for labour class : 8’ x 9’

Few examples of buildings on rent :

o Area 135 sq.yd. – 4 Floors – 40 Rooms (10 Room/Floor)

o Area 250 sq. yd. – 3 Floor – 36 Room ( 12 Room/Floor)

Land Value:

Circle Rate: Rs. 16,000 / sq.yd.

Market Rate: Rs. 60,000 – 80,000 / sqyd.

Size of Plots:

Plots along shops street are around 100 – 150 sq.yd.

Inner Plots are around 250 – 350 sq.yd.

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Duration of Stay

Figure 3 Duration of Stay

Current Infrastructure

As observed in the ground survey below is the current scenario in Sainikhera village:

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Chapter 8 Findings and Discussion

Problems and Potential of Urban Villages

Relationship with the Authorities

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Findings and Discussion

• Record of ownership of private plots is generally not usable (or updated) by the Revenue

authorities

• Building Control policy given by Authorities not strictly observed

• Lal Dora exemptions continue to be taken advantage of and unauthorized colonies start

mushrooming and factories start working.

• Unchanging attitude of the residents: Insecurity

• Land mafia issues: No transparency

• No demolition, no free space.

• Encroachments on public roads creating access issues and congestion.

Problems and Potential in Urban Villages

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Relationship with the Authorities

The base for constructing more vertical structures, granting to the possessors, was the government

acquisition of their land without job creation. Among the key weaknesses in the government’s

functioning, the following were mentioned:

• Land misuse: The government did not increase the lal dora of the area, thereby limiting land

ownership and forcing vertical and excess construction. With no way to prepare any more within

the village, any state and housing developments must occur outside the expanse.

• High rates for service programs and taxation: Owners claimed that they are being taxed equally

as the residents in more developed and better maintained neighborhoods. While the regime has

increased the rates for utilities such as water and electricity in Sainikhera, the development in the

area had lagged compared to other areas in Gurgaon.

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Chapter 8 Conclusion

Recommendation

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CONCLUSION

Villages get engulfed in urbanizations which are expanding, itself a consequence of urban

economic vibrancy. Initially villages acquire slum like characteristics, subsequently redevelop at

high density. The high land and rental values, under-regulation ensure that the inhabitants are

economically upwardly mobile. The villages are filling a requirement for low end housing [and

even better], a first stop for migrants. Their economic character depends on the nature of the

surroundings - thus villages adjacent to educational institutes offer PG digs to students as well as

report and thesis preparation facilities. Those near the airport offer guest houses. Those near

construction sites offer markets for construction goods.

These urban villages for certain have filled up the gap and a informal resource for the city - which

it neglected to plan for but the result of leaving a green belt has done no justice to these villages.

Even if you insure the present new Sohna Gurgaon Master Plan you would discover that the plan

leaves a 200m green belt all round the villages, only the direction the program cuts the very

physical existence of the village, does not take into fact that these are living settlements, does not

provide adequate access and isolates the villages instead of integrating is proof enough of how we

planners failed to come up to this matter. The green belts also slowly get encroached upon - and

instead of equipping these villages to the present urban needs these end up being a barrier between

two dissimilar types of urbanization.

Unfortunately the quality of life and planning standards are in heavy contrast to the surroundings

and there is a conflict between increasing prosperity and lack of creature comforts.

RECOMMENDATIONS

• Plan and adopt action plans that integrate urban villages into the conventional fabric of the

city’s planning and growth. The absence of measures, institutions, and mechanisms in

monitoring building standards in urban villages has led to the haphazard construction of

congested housing structures. It is high time we let pass away of the ancient Lal Dora

concept and progress to the lives of these citizens better.

• Improve coordination between different offices responsible for regulation, monitoring, and

provisioning of services.

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• Correct the best leniency towards encroachment and ensure construction and tenancy

regulations are rigorously imposed. In all fairness to Sainikhera residents (landlords and

renters), such enforcement must be paired off with improved supply of essential services

by Municipal authority and inclusion of residents in decision-making.

• Look for overlap between urban planning and other policy domains pertinent to poverty

reduction and social growth. For example, public health engineering departments must be

affected in various planning aspects for a city along with the TCP Department which is

lacking today.

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References

1. http://www.business-standard.com/article/opinion/sanjeev-sanyal-villages-that-live-in-

our-cities-110090800033_1.html

2. http://en.wikipedia.org/wiki?curid=839750

3. http://tcpharyana.gov.in/

4. http://www.ulbhry.org/

5. http://www.mcg.gov.in/

6. http://www.suratmunicipal.gov.in/slumupgradation/DHP.aspx?SrNo=805005305405005

406505504

7. Department of Urban Local Bodies, Haryana [online] Available from:

http://www.ulbhry.org/

[Accessed: 20th August 2014]

8. Municipal Corporation of Gurgaon [online] Available from:

http://www.mcg.gov.in/

[Accessed: 20th August 2014]

9. Huang Z., Zahn Q (2010) School of Urban Studies, Wuhan University - Mapping of Urban

Villages in China

10. Master Thesis Catherine Verbeelen – Baishizhou, Universiteit Van Amsterdam

11. Shuo Z. (2007) Study on redevelopment of urban villages: Case study of Futian district,

Shenzhen

12. The Haryana Municipal Corporation Act, 1994

13. Town Planning Scheme: Case Study of Vinzol [online] Available from:

http://auda.org.in/tp_scheme.html

[Accessed: 31st July 2014]

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ANNEXURE

Questionnaire for On-Ground Survey

SOCIO - ECONOMIC SURVEY

PART A - URBAN VILLAGE LEVEL

GENERAL INFORMATION

1 Name of Village 2 Ward No.

3 Age of Village in yrs. 4 Period under the Panchayat

5 Period under MCG 8 Area of Village

7 Physical Location of Village 6 Type of Surrounding of Village

9 Total Residential Area 10 Total Commercial Area

PHYSICAL PROFILE

1 No. of Public Spaces ( religious buildings, comminity hall)

2 No. of Parks & Open Spaces 3 No. of Schools

4 No. of Anganwadis 5 No. of Livelihood Centers

6 No. of Health Centers

7 Source of Drinking Water (Tap Water, Borewells)

8 Drainage & Sewerage Facility (Connectivity to Main Drains, Sewers)

9 Solid Waste Management (Dumper Bins, Garbage Collection)

10 Roads & Streets ( Pavement, Street Lighting, Road material)

11 Transportation (Rickshaw, Auto)

12 Plot Sizes (upto 60 sq. yrds, 60-120 sqyd., 120-180 sqyd., 180-240 sqyd., above 240 sqyd.)

13 No. of Storeys (G, G+1, G+2, G+3, G+4)

DEMOGRAPHIC PROFILE

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1 Total Population (in different Years)

3 No. of Households (in different years)

2 BPL Population 4 Total No. of Literates

9 Ownership Status (Owner, Lease, Tenant)

10 Monthly Income (Upto 5K, 5K - 10K, 10K - 15K, 15K - 20K, Above 20K

11 Occupational Status (Service, Business, Un-employed)

12 Education Facilities (Illiterate, High School, Graduate)

14 Caste 15 Place of Work

17 Reason of Migration 18 Reason of Choice of Village

PART B - HOUSEHOLD SURVEY

GENERAL INFORMATION

1 Name 2 Address

3 Household Size 4 Native Place

5 Size of Plot 6 No. of Floors

7 Education 8 Occupation

9 Place of Work 10 Mode to Work

11 Income 12 Ownership Status

13 Value of Property 14 Affordable Income

15 Reason of Migration 16 Period of Stay

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17 Use of Building 18 Use of Social Infrastructure

19 Facilities Available 20 Lack of Facilities

21 Source of Drinking Water 22 Drainage & Sewerage Facility

23 Solid Waste Management 24 Roads & Streets

OTHER COMMENTS

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