1. The proposal was forwarded directly by the architect (online) at the conceptual stage for consideration by the Commission.
2. The Commission did not accept the conceptual proposal for the Master Plan for Redevelopment of New Delhi Railway Station and its surrounding areas at its meeting held on October 27, 2021, specific observations were given.
3. The revised proposal for the Master Plan for Redevelopment of New Delhi Railway Station and its surrounding areas received (online) at the conceptual stage was scrutinised and a detailed discussion was held with the architect who provided clarifications to the queries of the Commission on various aspects related to the proposal. The proposal was examined taking into consideration the earlier observations of the Commission communicated vide DUAC observation letter no: OL-26102127072 dated 02.11.2021 as well, for which no pointwise reply has been given by the architect. Based on the discussion held and revised submission made by the architect, the following observation is to be complied with:
a. The proposal shall include the summary of all proposals included in the proposed scheme (Phase-I and Phase-II), to clearly define the modifications which need to be analyzed and reviewed by the Commission. The summary shall clearly indicate the type of development, salient and special features, phasing and applied development control norms and guidelines (as applicable).
b. The placement of the blocks in certain parts of the scheme appears to be very fragmented and like a labyrinth and, thus making it inefficient in terms of extra ground coverage, less efficient floor plates and vertical circulation for buildings, the creation of additional road network which would further result in reducing vegetation, flooding during rainy weather etc. Thus, it is strongly suggested by the Commission that the urban design of the scheme be such that the footprints are large enough to accommodate more FSI in single high-rise towers rather than multiple small floorplates with road networks all around. This would also ensure compact development and enable the developers to maximize various land uses (vertically) in a single block, thus reinforcing the concept of Transit-oriented development.
c. To ensure that the development is planned for maximum permissible efficiency, it shall be ensured that it is planned for full capacity i.e. the development shall include all requisite infrastructure (in 2-3 phases) in case it needs to be expanded to its maximum capacity in the future.
d. The proposal shows various mechanisms for air-conditioning including split air-conditioning, VRV/VRF systems, water-cooled chilled water system, and radiant cooling etc. The prioritization should be clearly spelled out, ensuring that ammonia-based air-conditioning is included and key in the various options for air-conditioning in the proposed scheme. Also, priority shall be given to central systems of air-conditioning and individual units shall be discouraged.
e. Plot level control sheets to be submitted as part of the proposal which include development control norms at block level including façade control, built up massing, setbacks, parking, green cover etc. to ensure that the development at plot level is controlled, reduces probability of encroachment at later stages, and ensures that cohesive roof top and façade management is also considered, given the scale and variation in heights of buildings. Also, it would ensure uniformity and legibility in the development.
f. The submitted views shall be such that they reflect the character of development and portray salient features as the development is massive and is located in an important contextual setting, and would have an impact on the surroundings.
g. The terrace of the low-rise development is to be designed with features like a terrace garden, solar panels etc. so that the high-rise development does not overlook an ill-maintained terrace.
h. The development is going to add a large expanse of the road network, thus strategies shall be ensured for efficient storm water drainage.
4. The architect is advised to adhere to all the above observations given by the Commission including earlier observations communicated vide DUAC observation letter no: OL-26102127072 dated 02.11.2021 in the subsequent submission (formal submission) with its pointwise incorporation/reply.