Will Lutyens Bungalow Zone become another Delhi colony?
This part of modern history could be wiped out soon if the Delhi Urban Arts Commission (DUAC) redefines areas around the Lutyens Bungalow Zone (LBZ).
In 1921 when Delhi was being built as the Imperial City, it was designed on the principles of two movements in 20th century urban planning – City Beautiful and Garden City. A first in the world, the former focused on expansive vistas, while the latter promised verdant views. This unique fusion is characteristic of Lutyens Delhi, designed by well-known English architect Edwin Lutyens.
The wide sweep of colonial supremacy would pronounce itself in the central vista of Raisina Hill with the Rashtrapati Bhavan or the Viceroy’s Palace at one end, flanked by the Secretariat buildings, and the hexagon-shaped India Gate at the other. Along this east-west axis was a network of radial roads with bungalows set within tree-lined avenues. These bungalows would service British and Indian officers and their peons, with each detail of size and height of structures graded according to function.
This part of modern history could be wiped out soon if the Delhi Urban Arts Commission (DUAC) redefines areas around the Lutyens Bungalow Zone (LBZ). Objections to the plan have been many — the most recent last week from expert groups such as the Indian National Trust for Art and Cultural Heritage (INTACH), Institute of Urban Designers India (IUDI) and Indian Society of Landscape Architects (ISOLA) which highlight the incongruity of densifying one of Delhi’s few lung spaces.
In August this year, under the direction of the Ministry of Urban Development DUAC proposed to reduce the LBZ area by 5.13 sq km, from the present 28.73 sq km to 23.60 sq km, which will exclude many areas such as Babar Road, Bengali Market, Sundar Nagar, Jor Bagh, Panchsheel Marg, and parts of diplomatic area in Chanakyapuri. This came weeks after the central government withdrew Delhi’s nomination to UNESCO for a heritage tag.
“When you drive through LBZ all you see are the trees and the greenery. While its history and architecture are relevant, its greatest importance is the trees. DUAC’s current guidelines will increase the FAR (floor area ratio) nearly six times, which will mean more concrete and less trees. Buildings in LBZ are currently about five to six metres, it will be increased to 12 -13 metres and in some cases even 20 metres. Many houses are within one to two acre plots. The new guidelines will allow them to build more. Currently, one feels a temperature drop when you come into Lutyens Delhi, it will soon be gone if these guidelines are implemented,” says Minesh Parikh, Chairperson, ISOLA Delhi NCR Chapter.
Since the new guideline equip non-residential properties to go seven floors up, nothing stops state bhavans or party offices in the LBZ to build high rises. Also, there are no specifics on details of materials or form of buildings given in the guidelines. Not only will it compromise on the area’s architectural skyline but will completely bulldoze the memory of Lutyens as a “town of trees”.
AGK Menon, Convenor, INTACH Delhi Chapter says DUAC is cherry- picking its arguments for developing the area under the pretext of sanctioning repair for old bungalows. “According to the Master Plan of Delhi 2012, LBZ is a Conservation Area. The focus currently is only on development,” he says.
There are other issues too: an increase in traffic and more vehicles on the roads will mean a congested central Delhi. It could soon become another Greater Kailash or Janakpuri. Not only that, the eternal debate of Mumbai versus Delhi will become irrelevant, as greenery gets compromised and roads gets busier. Finally, safety will become even more of a problem as the walls go higher and places become more gated and exclusive.
DUAC claims it’s only 1.5 per cent of Delhi that needs to be redeveloped– but it the most expensive real estate in the world and that fact could very well defy every urban planning norm in the final execution.
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