Dissertation Report on Satellite Cities (Planning, Inception and Evolution)

A DISSERTATION REPORT ON

SATELLITE CITIES (Planning, Inception & Evolution)

Submitted in partial fulfilment of the requirements for the award of the degree of

BACHELOR OF ARCHITECTURE By MAYANK GUPTA_15636

Under the guidance of Dr. VANDNA SHARMA

DEPARTMENT OF ARCHITECTURE NATIONAL INSTITUTE OF TECHNOLOGY HAMIRPUR – 177 005 (INDIA) May, 2019

Copyright © NIT HAMIRPUR (HP), INDIA, 2019

NATIONAL INSTITUTE OF TECHNOLOGY HAMIRPUR (HP)

CANDIDATE’S DECLARATION

I hereby certify that the work which is being presented in the project titled “SATELLITE CITIES” in partial fulfilment of the requirements for the award of the Degree of Bachelor of Architecture and submitted in the Department of Architecture, National Institute of Technology Hamirpur, is record of my own work carried out during a period from January 2019 to May 2019 under the supervision of Dr. Vandna Sharma, Assistant Professor, Department of Architecture, National Institute of Technology Hamirpur.

The matter presented in this project report has not been submitted by me for the award of any other degree of this or any other Institute/University.

MAYANK GUPTA This is to certify that the above statement made by the candidate is correct to the best of my knowledge.

Date:

( Dr. VANDNA SHARMA) Assistant Professor Department of Architecture NIT Hamirpur

The project Viva Voice Examination of MAYANK GUPTA has been held on............................

Signature of Coordinator

Signature of Head of Department

Dr. Aniket Sharma

Dr. (Prof.) Bhanu M. Marwaha

Assistant Professor

Professor

Architecture Department NIT-H

Architecture Department NIT-H i

NATIONAL INSTITUTE OF TECHNOLOGY HAMIRPUR (HP) DEPARTMENT OF ARCHITECTURE

CERTIFICATE

This is to certify that Mr. MAYANK GUPTA (Roll No. 15636) has submitted this Dissertation report entitled “SATELLITE CITIES” in the partial fulfillment of the requirements for the award of the BACHELOR’S DEGREE in ARCHITECTURE for the session 2015-2020.

RECOMMENDED BY:

ACCEPTED BY:

DISSERTATION GUIDE

HEAD

DEPT. OF ARCHITECTURE

DEPT. OF ARCHITECTURE

DATE:

DATE:

ii

ACKNOWLEDGEMENT

On the very outset of this report, I would like to extend my sincere & heartiest obligation towards all the personages who have helped me in the endeavour. Without their active guidance, help, cooperation & encouragement. I would not have made headway in the dissertation.

I am highly indebted to my guide Dr. Vandna Sharma for her guidance and constant supervision as well as for providing necessary information regarding the project and also for their support in completing the project.

I am extremely thankful and pay by gratitude to my Head of Department ( H.O.D.) Dr. (Prof.) Bhanu M. Marwaha and dissertation Co-ordinator Dr. Aniket Sharma for their valuable guidance and support on completion of this Dissertation in its presently.

I extend my gratitude to NIT Hamirpur (H.P) for giving me this opportunity.

I also acknowledge with a deep sense of reverence, my gratitude towards my parents and members of my family, who has always supported me morally as well as economically.

At last but not least gratitude goes to all of my friends who directly or indirectly helped me to complete this dissertation report.

iii

ABSTRACT

The purpose of this dissertation is to study planning, inception and evolution of a Satellite city. The study parameters considered include de-magnetization, inclusive environment and comprehensive development. On Design level, increase in awareness about urbanization issues is important as towns and cities are getting chaotic day by day. People have witnessed deterioration of cities as the time has lapsed. As the quality of life is at stake, there is a dire attention required on the planning aspects of the city that is continuously evolving. Growth of a city is both inevitable and irreversible as any city is meant for the people and shall grow with them. However this growth can certainly be directed and controlled. To holistically extend a city into a satellite, considerations on both the macro and the micro levels need to be addressed.

The purpose of satellite cities is to provide a perfect balance between the population and resources, with respect to environment-friendly development. This study also covers analysis of two satellite cities namely Panchkula and Navi Mumbai which are successful examples of extension of the major city to improve on the liveability aspects.

Keywords: Development, Urbanization, City, Inclusive, Evolution, Satellite.

iv

TABLE OF CONTENTS

Candidate’s Declaration ……………………………………………………..………i Certificate ………………………………………………………………………….…..ii Acknowledgement …………………………………………………………………….iii Abstract …………………………………………………………………………….…..iv Table of Contents ……………………………………………………………..……….v List of Figures ……………………………………………………………….……….viii List of Graphs …………………………………………………………………………ix List of Tables …………………………………………………………………………..x (1.0)

INTRODUCTION …………………………………………………….1

1.1 Are they future suburbs? …………………………………………………1 1.2 Defining satellite ……………………………………………….…………1 1.3 Misconceptions ………………………………………………...…………2

(2.0)

DEFINING URBAN ………………………………………………….2

2.1 Characteristics (Urban)……………………………………………………2 2.2 Census of India defines the urban areas ………………………………….4 2.3 Economic Base of a City …………………………………………...…….6 2.4 Functions of a City ………………………………………………….……7

(3.0)

URBANIZATION ……………………………………………………8

3.1 Elements Of Urbanization ………………………………………..………8 3.2 Study Analysis ……………………………………………………………9 3.3 Cause of population increase …………………………………….………10 3.4 Over urbanization and under urbanization ………………………………10 3.5 Urban Sprawl ……………………………………………………….……11 3.6 Implications of Urbanization ……………………………………….……11 3.7 Need of Satellite Cities ………………………………………………….16 v

(4.0)

PLANNING AND DEVELOPMENT ………………………………16

4.1 Need for Planning Techniques …………………………………….…….17 4.2 Use of Planning Techniques ………………………………………….…17 4.3 The Planning Process and Techniques …………………………….……17 4.4. Scale & source of map ………………………………………………….22 4.5 Delineation of a Planning Region ………………………………...……..23

(5.0)

CITY MANAGEMENT …………………………………………….23

5.1 What is Urban Management? …………………………….……………..24 5.2 What do we need to manage? …………………………………..……….24 5.3 Land Management ……………………………………………...……….24 5.4 Town Planning scheme ………………………………………………….27 5.5 Guided Urban Development …………………………………….………28 5.6 Negotiated Land Purchases …………………………………..…………28 5.7 Transfer of Development Rights ………………………..………………29 5.8. Accommodation Reservation …………………………………………..30

(6.0)

EXAMPLES OF A FEW SATELLITE TOWNS…………..……….31

6.1 Purpose of satellite towns …………………………………….…………31

(7.0)

CASE STUDY_1 PANCHKULA (MCI), HARYANA…………….32

7.1 Need for Satellite Towns for Chandigarh ………………………………32 7.2 Growth Rate ………………………………………………….…………32

(8.0)

ASSESSMENT OF SATELLITE CITY……………………………33

8.1 Three development scenarios ……………………………..……………33 8.2 Inferences ………………………………………………………………33 vi

(9.0) CASE STUDY_2: NAVI MUMBAI, MAHARASHTRA ………...…34

9.1 Brief …………………………………………………………….………34 9.2 Build alternative tertiary focus …………………………………………34 9.3 Key Parameters …………………………………………………………40 9.4 Inferences ………………………………………………………….……40

(10.0) CONCLUSION ………………………………….…………………..41

(11.0) REFERRED DOCUMENTS AND PAPERS ……………………….42

vii

LIST OF FIGURES

1) Figure 01: Dissertation Methodology…………………………………………1 (Source: Author)

2) Figure 02: Urban Population Increase Statistics………………………………8 (Source: https://data.worldbank.org/)

3) Figure 03: Land Pooling System………………………………………….…25 (Source: City and Metropolitan Planning, SPA Delhi)

4) Figure 04: Land acquisition, land readjustment……………………….…….26 (Source: City and Metropolitan Planning, SPA Delhi)

5) Figure 05: Plot reconstruction technique of land assembly…………………27 (Source: City and Metropolitan Planning, SPA Delhi)

6) Figure 06: a typical town planning scheme…………………………………28 (Source: City and Metropolitan Planning, SPA Delhi)

7) Figure 07: Google Map Panchkula………………….………………………32 (Source: https://www.google.com/maps)

8) Figure 08: Evolution Key Map……………………...………………………34 (Source: https://www.citylab.com/equity/2016/03/the-much-needed-land-use-map-ofmumbai/474951/)

9) Figure 09: Map showing Road Connectivity of Mumbai and Navi Mumbai……………………………………………………………………..35 (Source: www.arcgis.com)

10) Figure 10: Aerial View of Navi Mumbai…………………………………...36 (Source: https://www.dnaindia.com/mumbai/report-dna-rain-check-even-planned-city-likenavi-mumbai-sees-water-logging-2615440)

11) Figure 11: Night View Skyline (Navi Mumbai) …………………………...36 (Source: https://www.picswe.com/pics/express-vashi-80.html)

12) Figure 12: Extension of Transport System…………………………………37 (Source: Cidco.Maharashtra.gov.in)

13) Figure 13: Built to Open Space Relation…………………………………...38 (Source: https://bhuvan-app1.nrsc.gov.in/bhuvan2d/bhuvan/bhuvan2d.php)

14) Figure 14: Node Demarcation………………………………………………39 (Source: Cidco.Maharashtra.gov.in)

viii

LIST OF GRAPHS 1) Graph 1: Census 2001 & 2011………………………………………………5 (Source: http://censusindia.gov.in/2011-Common/CensusData2011.html, http://www.censusindia.gov.in/Census_Data_2001/Census_Data_Online)

2) Graph 2: Percentage of Urbanization…………………………………….…9 (Source: http://censusindia.gov.in/2011-Common/CensusData2011.html)

3) Graph 3: Population Comparison in lakhs…………………………………32 (Source: http://censusindia.gov.in/2011-Common/CensusData2011.html)

4) Graph 4: Contribution of Trips made to Chd. from Panchkula to Mohali…33 (Source: City and Metropolitan Planning, SPA Delhi)

LIST OF TABLES 1) Table 1: Definition of Urban Areas…………………………………………6 (Source: https://www.worldbank.org/en/topic/urbandevelopment

2) Table 2: Number of Urban Settlements………………….………………….9 (Source: City and Metropolitan Planning, SPA Delhi)

3) Table 3: Major Satellite Towns (Population in Lakhs………..……………31 (Source: http://censusindia.gov.in/2011-Common/CensusData2011.html)

ix

AIM: To Study planning, inception and evolution of a Satellite city

OBJECTIVES: •

Comprehensive Development

•

Inclusive Environment

•

De-Magnetization

•

Urbanization

METHODOLOGY:

COLLECTION OF DATA

OVERVIEW & INTRODUCTION

LITERATURE REVIEW

THEORATICAL BASE

SYNTHESIS OF DATA

CASE STUDIES

INFERENCES

CONCLUSION

Figure 1: Dissertation Methodology

ANALYSIS AND INTERPRETATION

1.0 INTRODUCTION

1.2 Defining satellite

Satellite cities are planned cities,

Satellite is a reference that is derived

adjacent to a prime city. Such cities

from astronomy. As a definition, an

manage and contains the increasing

artificial satellite is an entity that is

urban sprawl. They are designed for a

directed to space which is within the

major city to extend in all possible

orbit of the earth but is not a part of the

ways. They are to house and employ

earth. Planets in space often have their

mushrooming population, those who

natural satellites that are within the

would otherwise fabricate a demand

trajectorial path of the planet but not

for expansion of the existing settlement

actually part of the planet. The best

in a metropolitan city. Satellite cities

example of this is the moon which

are entirely standalone cities, planned

orbits the earth and is a natural satellite

and developed outside metros. They

of earth but is not part of the earth

are self-containing, independent cities.

itself.

This

concept

is

used

in

describing a satellite city.

A satellite town or satellite city is a 1.1 Are they future suburbs?

concept in urban planning that

Suburbs or sub – urban refers to the

refers

areas somewhat between urban and

metropolitan areas which are located

rural setting. It is a result of urban

somewhat near to, but are mostly

sprawl into rural locations.

independent of, larger metropolitan

essentially

to

smaller

areas.

The purpose of satellite cities is to provide a perfect balance between the population and resources, with respect

1.2.1 Characteristics

to environment-friendly development.

The aim is to create affordable housing

There are certain characteristics of a

for a large section of the society. The

satellite town/City, a few of them can be

planning and designing of such towns

enlisted as:

and cities become more vital and

1. A smaller

city near

a

large

critical than suburbs because of its self-

metropolitan city which has its own

sustainability.

local government and economy

1

which

is

independent

of

the

city as often quality educational

neighbouring large city.

institutions are located in the large

2. There are a lot of influences from

city nearby and not in the satellite

the large city nearby on the satellite

towns or cities.

city. Satellite cities have their own culture, own history, and their own independent

1.3 MISCONCEPTIONS

economic A Satellite City is often confused with

infrastructure. are

other Urban planning terminologies,

interconnected with the larger cities

because of incorrect opinion and

but are completely independent of

understanding.

the large city nearby.

between these need to be perceived

3. The

satellite

cities

the

large

city

clear

difference

before getting into details of urban

4. Satellite cities are not an extension of

A

arrangements.

nearby.

Geographically there is a clear distinction between a large parent 1.3.1 Difference between a Satellite

city and a satellite city.

City, Suburbs and Commuters Town

5. Satellite cities are not as developed as the larger cities nearby. The

A satellite city/town is not a suburb of

population of satellite cities is

the large city nearby. It is completely a

much smaller than that of the larger

separate functioning independent city

cities nearby.

on its own. A suburban area of a city is

6. These cities have their own history,

an outlying district of a major city

their own downtown or historical

which is often part of the large city.

old city areas and have their own

Suburbs are part of the city jurisdiction

cultural identity.

whereas completely

7. Many times, products and brands

a satellite separate

city has

a

jurisdiction.

are marketed to the satellite cities

Similarly, satellite towns are not

along with the large cities nearby.

commuter’s town which are defined as

8. Often there are good transport

small towns near major cities which

services between the satellite city

are like suburbs, whose majority of the

and the large parent city nearby.

population work in the large parent city

9. Students often travel to higher

nearby but stay in the commuter’s

education institutions in the parent

town, i.e. it only caters to the 2

residential

needs

of the

growing

as cities, towns, outgrowths and urban

population of the main city.

agglomeration.

Urban Areas are the places where people from different socio- cultural

1.3.2 Difference between a Satellite

backgrounds gather, either by choice or

City and Edge Cities

by circumstance, fulfilling the needs Satellite cities are separate cities with

and aspirations of all its citizens.

commercial and residential zones of their own and possesses their local government and administration. It also maintains

distinct

boundary

2.1 Characteristics (Urban)

that

The major characteristics of an urban area

separates it from the parent city. Edge

includes:

cities are a large urban area on the 1. Places with high concentration

outskirts of a city with a concentration of

commercial

and

of

recreational

people

and

physical

establishments. These edge cities have

development in terms of built

businesses, shopping establishments &

form, networks and densities.

entertainment zones and are away from

2. Complex with interconnectivity

the central downtown area of the large

of

economic,

social,

city. A satellite city will function

institutional and environmental

similarly to a larger city & have its

aspects.

3. Diverse and Heterogeneous in

own cultural autonomy.

terms of their size, structure, spatial form, economy, wealth, resources, heritage (cultural and

2.0 DEFINING URBAN

natural) The word Urban originated from Latin

4. Interlinked with its hinterland/

characteristic of, or constitutes a city or

region in terms of resources,

town. An urban area is a human with

high

environmental

status.

word ‘urbanus’ which relates to, is

settlement

and

commodities, waste disposal,

population

facilities and services.

density, infrastructure and dense built

5. Places with good accessibility

environment. They are also referred to

and connectivity in terms of road, rail, air and water.

3

6. Centres of Opportunities in terms

of

jobs,

Najibabad in Uttar Pradesh, Palampur

activities

in Himachal Pradesh etc

(manufacturing and services), businesses,

2.2.2 Census Town - is not declared as

innovation,

Municipality or Nagar Panchayat, but

creativity and knowledge

has a minimum population of 5000;

7. Centres of higher-level services

population density of at least 400

in terms of- − •

persons/sq.km; and at least 75% of

Physical infrastructure such as water

supply,

sanitation

waste

the

&

management;

Gujarat,

health

Adyar

in

Karnataka,

care, 2.2.3 Outgrowth - An Out Growth is a viable unit such as a village or a hamlet

8. Dynamic and Growing in terms

or an enumeration block made up of

of population, area, economy, built-

non-

Bihar, Nagla in Uttarakhand etc.

recreational activities.

activities,

in

Chandpara in West Bengal, Barh in

Social infrastructure such as education,

engaged

agricultural activities. e.g. Chhapra in

transmission & communication.

•

workers

up

such village or hamlet and clearly

areas,

identifiable in terms of its boundaries

facilities and services.

and location. Some of the examples are

9. Centres of administration and

railway colony, university campus,

governance.

port area, military camps, etc., which have come up near a statutory town outside its statutory limits but within 2.2 Census of India has defined the

the revenue limits of a village or

urban areas as follows:

villages contiguous to the town. While

2.2.1 Statutory Town - These are the

determining the outgrowth of a town, it

areas notified under law by the

has been ensured that it possesses the

concerned State/UT Government and

urban

have

municipal

infrastructure and amenities such as

corporations, municipalities, municipal

pucca roads, electricity, taps, drainage

committees, etc., irrespective of their

system for disposal of waste water etc.

demographic

e.g.

educational institutions, post offices,

Ellenabad in Haryana, Faridkot and

medical facilities, banks etc. and

Firozpur Cantonment Board in Punjab,

physically contiguous with the core

local bodies

like

characteristics.

4

features

in

terms

of

town of the UA. Examples: Central Railway Colony (OG), Triveni Nagar (N.E.C.S.W.) (OG), etc. Each such town together with its outgrowth(s) is treated as an integrated urban area and is

designated

as

an

‘urban

agglomeration’.

2.2.4 Urban Agglomeration - An urban agglomeration is a continuous urban spread constituting a town and its adjoining outgrowths (OGs), or two or more physically contiguous towns

4500

together with or without outgrowths of

4000

such towns. An Urban Agglomeration

3500

must consist of at least a statutory town

3000

and its total population (i.e. all the

2500

constituents put together) should not be

2000

less than 20,000. In varying local

1500

conditions, there were similar other

1000

combinations which have been treated

500

as urban agglomerations satisfying the

0

basic condition of contiguity. E.g.

ST

Makrana and Malpura in Rajasthan,

CT

Census 2001

Mandla in Madhya Pradesh, etc.

UA

Census 2011

Graph 1: Census 2001 & 2011

5

OG

2.2.5 Definition of urban areas in some Countries based on major criteria

Urban Area Argentina

Populated centers with 2,000 or more

Canada

1,000 or more inhabitants

Density of 400 or more per sq. km.

China

Cities designated by the State Council

Other places with density of 1,500 or more per sq. km.

Japan

Areas with 50,000 or more population

More than 60% of the population (including dependent) engaged in urban activities

Mexico

Localities of 2,500 or more population

Niger

Capital city and capitals of departments and districts

Peru

Populated centers with 100 or more dwellings

United States

Urban Clusters of 2,50050,000 and urbanized areas of 50,000 or more population

Pop. Density> 1000 persons per square mile

England

1,500 or more residents

Urban land use of 20 hectares or more

Table 1: Definition of Urban Areas

Primary-

Primary

directly dependent

2.3 Economic Base of a City

resources Economic Base of an Urban Area

such

vegetation,

There is three broad categories of

as

building

activities

are

up on natural land,

water,

materials

and

minerals and thus, highly affect the

economic activities i.e.

environment.

6

Primary

activities

include, agriculture and allied activities

manufacturing cities, educational city,

(horticulture, floriculture, sericulture,

religious city etc.)

viticulture, pisciculture, bee keeping, cattle

rearing);

forestry;

Since the city is jointly a place of

grazing;

production,

hunting and fishing etc.

distribution

and

consumption of material goods, it will

Secondary- Secondary activities add

generate material flows. Globalization

value

has changed the functions of urban

to

natural

transforming valuable

resources

raw

materials

products.

by into

areas by expanding its scope.

Secondary

activities, therefore, are concerned with manufacturing,

2.4 Functions of a City

processing,

construction (infrastructure) industries;

The functions of a city depend largely

mining and quarrying.

upon the occupational structure of its

Tertiary: Tertiary activities include

citizens. The larger the scale of a city,

both production and exchange of goods

the more the number of functions it is

and services. The production involves

likely to perform. Large, Metropolitan

the ‘provision’ of services that are

and Mega Cities are multi-functional

‘consumed’ such as education, health,

while Small and medium towns are

entertainment,

single and/ or bi-functional.

social

services,

administration, hospitality and tourism.

Exchange

involves

commerce,

trade

transport

2.4.1 Primary, Secondary & Tertiary

and The functions of a city depend largely

and

upon the occupational structure of its

communication facilities.

citizens. The larger the scale of a city, Primary activities are considered as

the more the number of functions it is

rural functions whereas secondary and

likely to perform.

tertiary activities are urban functions.

Large, Metropolitan and Mega Cities The role and extent of these functions

are multi-functional while Small and

varies according to the historical,

medium towns are single and/ or bi-

socio-economic

functional.

context

and

predominant economic functions of each

city,

(e.g.

financial

2.4.2

cities,

Multi-functional

Cities-

performs two or more functions such as 7

administration,

services,

manufacturing and production etc. e.g.

Delhi,

Mumbai,

Chennai,

(World Bank Open Data)

Pune,

3.1 Elements Of Urbanization

Ahmedabad, Bengaluru, Ludhiana etc. a) Ecological element (Eg. Population 2.4.3

Uni-functional

dominated Chandigarh

by

Cities-

one

function,

is

predominantly

size and density)

e.g. b)

Economic

element

(Eg.

Non

administrative, Nanded and Ujjain are

agricultural labour force)

cities

as

c) Social element (Eg. Better access to

dominant economic activity; Jabalpur,

infrastructure/ services, or negative

Rourkela, Bhillai and Jamshedpur are

aspects

predominantly industrial cities etc.

pollution, crime, etc.)

with

religious

tourism

like

crowding/congestion,

3.0 URBANIZATION By 2008, half of the world’s population resided in urban areas. With the steadily increasing rate of Urbanization the global urban population in 2015 has reached 53.85% according to the

Fig 2: Urban Population Increase Statistics

United Nations Population Divisions

8

There was only one Million Plus City in 1901 i.e. Kolkata. In 2011, there are 53 Million Plus Cities, out of which 3 are Mega cities i.e. Delhi, Greater Graph 2:Percentage of Urbanization

Mumbai and Kolkata.

3.2 Study Analysis

Share of Class- I settlements increased

Total No. of Urban settlements in India

from 1.27% in 1901 to 5.74% in 2011.

has increased from 1810 in 1901 to

During the same period, share of Class-

7880 in 2011 whereas the number of

II settlements increased from 2.38% to

rural settlements has decreased from

7.68%, Class- III from 7.18% to

7.28 Lakh in 1901 to 6.41 Lakh in

24.18% and Class- IV from 21.60% to

2011.

28.34%.

Table 2: Number of Urban Settlements

9

There has been a decrease in the share

3.3.2 Natural increase – the people

of Class-V settlements from 41.10% in

moving

1901 to 27.75% in 2011 and Class- VI

generally young adults, resulting in

settlements from 26.46% to 6.32%.

high levels of births and therefore the

into

towns/cities

were

natural increase in population. With

The absolute number of Class- V

improved medical care, death rates

settlements has increased by 3 times

have fallen (less people dying), which

from 744 in 1901 to 2187 in 2011.

further increases the urban population.

There has been a very small increase in Class- VI settlements from 479 in 1901 to 498 in 2011.

3.4 Over urbanization and under urbanization

3.3 Cause of population increase

Over urbanization in cities imply that the rate of urbanization is exceeding

There are 2 causes of population

economic development. In measuring

increase in Urban Areas

over-urbanization,

two

indices are

3.3.1 Rural-urban migration - this is

related to one another, the percentage

the process in which people move from

of population living in urban areas, and

the countryside to the towns/cities.

the distribution of the total labor force

10

in the country as between agricultural

towns. For major cities like Delhi,

and

Mumbai, Hyderabad, and Kolkata,

nonagricultural

(Sovani.N.V.,1964).

occupations happens

population growth has been fastest on

when the economic pressure or ‘push’

their peripheries in areas beyond their

of residents of rural areas increases and

official

prompts rural-urban migration but the

India’s largest cities have a significant

demand for labour in the urban areas or

portion of both population and built-up

‘pull’ is not sufficient. Spatially, this

areas outside ULB boundaries. In most

results in an overcrowded city core

cases, the proportion of built- up area

lacking a strong economic base and

outside ULB boundaries is greater than

urban infrastructure.

the proportion of population outside

In certain countries,

This

the

in order to

population in nearly all of the largest

migration, the use of capital-intensive

manufacturing

and

cities,

in

between

2000-

population living in areas with urbanlike features in 2010 as recorded by

which lead to under urbanization 2001).

especially

2011.(IIHS 2011). The share of India’s

labor-intensive

modes of production in agriculture

(Pacione.M.,

boundaries,

Built-up area is growing faster than

there are restrictions on rural-urban

technologies

administrative

boundaries.

implying relatively low-density sprawl.

minimize the costs of urbanization,

production

administrative

UN was 55.3%.

Under

urbanization is defined as the extent to which the actual rate of Urbanization

3.6 Implications of Urbanization

falls short of the rate that would have

3.6.1. Housing Shortage: Housing

occurred if there had been perfect and instantaneous

adjustments

of

market in India is not keeping

the

pace with the Urbanization. The

population to productivity advantages

increasing population has given

(Maoxing Ran & Brian J. L. Berry,

rise to more no of people living

2013).

in slums and squatters. These informal settlements do not have ac to basic infrastructure

3.5 Urban Sprawl

like

the

arrangement

for

Urban sprawl is the rapid expansion of

drainage and for disposal of

the geographic extent of cities and

solid wastes and garbage access 11

to

water

supply.

These

water quality and soil quality

inadequacies make the living

all have been decreasing due to

conditions

the increasing urbanization in

in

slums

very

unhygienic and poor.

the cities.

3.6.2. Increasing Urban Poverty:

The

comparison

of

With the increasing population

concentrations of particulate

the population living under the

matter (smaller than 10 microns

poverty line is also increasing.

PM10) shows that Delhi is

In 2011, 13.7% of India’s

amongst the highest emissions

population lived below poverty

cities. (WHO2014). Not just the

line, which makes it one in five

air quality but the surface and

people in India under the

ground water quality in cities is

category of urban poor. Uttar

degrading for example the lakes

Pradesh,

of

Jharkhand,

Bihar,

Bangalore,

have

been

Odisha and Chhattisgarh have

degrading. The causes of this

the

increasing pollution in urban

highest

urban

poor

population.

areas are as follows:

3.6.3. Increasing Pollution: Rapid urbanization

and

urban

•

Increasing built up

•

Inefficient

development has increased the

modes

of

transport

pollution in cities. Due to

•

Fuel and waste burning

increase in the population, the

•

Coal fired power plants

cities

•

Industrial activities.

are

now

having

an

increase in the built-up area.

3.6.4. Overcrowding & Congestion:

This increase in the built-up

Due

area is accommodated in the

population in Indian cities,

cities by clearing the green

there

spaces. Also, the increasing

congestion in the cities. Urban

pressure of the population,

dwellers today face a challenge

more

are

of increasing traffic jams on the

thereby

roads. Lack of public modes of

reducing the natural resources,

transport and accessibility of

and degrading the quality of the

public transport in all parts of

being

natural resources consumed,

leftover resources. Air quality, 12

to

is

the

increasing

observed

more

the

cities

specifically

the

the second-largest employment-

peripheries. According to a

generating

sector

after

study done by the BCG group,

agriculture. Growing at a rate of

Kolkata is found to be the most

about 20% per annum and this

congested city during the peak

sector has been contributing

ours, followed by Bangalore,

about 56% to India’s GDP. Not

Mumbai and Delhi.

only does it generate a high

3.6.5. Lack of Infrastructure: The

level of direct employment, but

increase in the urban population

it also stimulates the demand 17

of the cities has caused a

Notes www.iasscore.in in over

pressure

250 ancillary industries such as

on

infrastructure According

the

existing

and

services.

paint,

brick,

building materials, consumer

resource institute, the 54% of

durables and so on. But the

India faces high to extremely

most

high water stress.

sustainable growth of cities is

important

obstacle to

Crime:

The

the total lack of regulation of

urbanization

also

this sector, nowadays it is laced

have a social implication of

with black money, corruption,

increase in crimes observed in

red tapism and land mafias and

cities.

corruption.

increasing

in

the

steel,

world

3.6.6. Increase

to

cement,

There

has

been an

increase of 34% crimes against women

in

urban

3.6.8. Unsuccessful

areas.

Urban

Governance:

The

urban

According to a study done by

authority

undergoes

with

assocham SSG report of 2015

multifaceted

the trend of cyber-crimes has

manage a city. The fast speed

been increasing in India.

of

challenges

urbanization

is

to

major

3.6.7. Haphazard Growth of Real

challenges which need every

Estate Sector: The real estate

party to be more focused in

sector is a critical sector of

undertaking each and every

India economy. It has a huge

responsibility

multiplier

development.

effect

on

the

in

urban

However,

the

economy and therefore, is a big

involvement of several agencies

driver of economic growth. It is

and 13

departments

in

urban

management complicated

made to

it

social groups routinely are

synchronize

deprived basic services such

many actions and resultant, it

water,

affects the efficiency of those

sanitation, and legal protection.

actions. Besides this, the local

India’s

authority also deals with the

process is producing urban

different goals and interests of

‘winners and losers’ and the

community groups which they

excluded often express their

need

frustrations

to

fulfil.

The

local

health,

education,

current

urbanization

and

impotence

authority also needs to find

through violence.

(Buhaug

solution for different social

2013).

issues 3.6.9. Others: issues

Among is

the

the

other

issue

Increased environmental stress

of

caused

by

groundwater

unemployment which is the

depletion

major cause of migration. It is

variability have an immediate

evident that though the urban

impact

wages are more as compared to

dependent rural livelihoods but

the rural wages, they are low in

can also translate into urban

context of urban areas due to

food

the high cost of living in the

inflating prices of basic food

India’s

such as rice and staple crops.

urban

areas.

and

on

Lowered

to

production

Muslims,

very

exclusionary.

Scheduled

agriculturally-

insecurity

urbanization is also considered be

climate

through

agricultural and

food

price

Castes,

shocks have disproportionate

Scheduled Tribes and Other

impacts on the poor and may

Backward

thus intensify extant

Classes

(OBCs)

social

constitute large percentages of

inequalities and grievances and

India’s urban poor, they are at

increase personal incentives to

the

use violence if required to

receiving

end

of

an

urbanization process which is

redress

deeply

(Buhaug 2013). Also, poor land

unequal.

exclusionary Without

and

working

use

governance protections, these

those

planning,

grievances.

indiscriminate

approvals of building plans 14

(often

in

of

which makes most of the cities

municipal

susceptible of increasing urban

bye-laws), and the absence of

issues such as development in

disaster-risk

in

wetlands and disturbing the

urban design have resulted in

natural drainage leads to urban

what experts’ term concentrated

flood in the cities. Also, this

concretization,

increasing urban development

environment

cities

to

violation and

assessment

predisposing risks.

has increased the vulnerability

(Saldanha 2016) Due to high

to climate change in the Indian

concentrations of population in

cities. The cities today are

the urban areas, the cities today

facing the challenge of urban

are

to

heat islands. Urban heat island

disaster, natural and urban. The

are formed due to increasing

most vulnerable groups are the

built up in the cities which

urban poor. Development is

cause the temperature in parts

happening in areas which are

of these cities to rise more than

not suitable for development

other parts of the cities.

highly

disaster

vulnerable

15

3.7 Need of Satellite Cities

To De-Congest the Main City

Develop an Economic Sub-Centre

Utilization of Land to the best possible manner

Save the degradation of ecology

Converting Labour Force to Work force

Strengthen the Economy

Over all Growth & Resource Optimization

4.0 PLANNING AND DEVELOPMENT

Planners employ various techniques to

uses are his tools, and like any similar

carry

Planning

equipment, they should be efficient,

Techniques are a means of helping to

labour saving, reliable and fit for their

achieve ends; thus, techniques must be

particular purpose.

out

their

work.

carefully appraised before a particular use is undertaken. A planner should focus on the desired end- product by knowing the best means (the most desirable technique) of achieving it.

The different techniques that a planner 16

4.1 Need for Planning Techniques example,

an

analyst

of

It is crucial for a planner to study

demographic

planning techniques to appreciate what

know his work is required to

a multi-faceted and open-ended activity

predict

city planning is, and to consider how

schools.

data

needs

for

may

primary

all the various parts of the process relate to each other.

4.3 4.2 Use of Planning Techniques

The

Planning

Process

and

Techniques

4.2.1. Techniques for analysing data relevant

to

planning

Stage 1: Broad Assessment of Context/

are

Background Study and inception

extremely diverse, and have

•

been borrowed from many other disciplines.

Conceptually, a Planning Process may be said to begin with the

4.2.2. They include those to forecast

institution

of

some

form

of

the future, as well as those

organization that will subsequently

which

decide that one of its proper

help

to

clarify the

present.

functions is Urban Planning. •

4.2.3. Sometimes the analyst knows

The Basic Attitudes of such an

exactly how the result of this

organization, for example whether

work will be used, and this

it favors in principle public sector

determines

activities, market guided laissez-

the

patterns

he

looks for in the data; for

faire, or community help, and the 17

total range of its responsibilities

different individuals- the same group

will be extremely relevant to the

of people may play all three roles and

scope allowed to its planners and

various other combinations are both

other employees, and to the types

possible and in existence.

of decision it is likely to take.

•

Whether or not techniques are used successfully depends as much on

DELPHI TECHNIQUE

the

The Delphi Method seeks to achieve a

characteristics

of

the

organization as on those of the

consensus

technique.

through a series of questionnaires.

group

members

Delphi technique is being used as a

Stage 2: Decision on framework for

Qualitative research method.

organising and controlling/ Planning

The Delphi Method seeks to achieve a

Methodology •

among

consensus Once the organisation is in being,

among

group

members

through a series of questionnaires.

the second stage is the setting up of a framework for the organisation

The series of questionnaires sent either

and control of all subsequent

by mail or via computerized systems,

activities.

to a pre-selected group of experts.

Nobody ‘looses face’ because the

Stage 3: Specification of broad goals

questionnaires

The process of Urban Planning is more

anonymously and individually by each

narrowly understood at this stage. In

member of the group.

are

answered

the light of fundamental principles held The answers are summarized and sent

by those:

back to the group members along with •

Responsible

for

making

the

the next questionnaire.

decisions: Decision Makers •

Especially useful for futuristic projects

Responsible for suggesting possible

(long-range forecasting 20-30 years),

actions: The Planners •

as expert opinions are the only source

All others involved and affected:

of information available. Eg. Master

The community

plan.

These three roles in the planning process are not necessarily played by 18

•

When time & cost constraints make frequent face-to-face meetings difficult

experts to participate.

•

to arrange.

When

the

heterogeneity

of

Gives access to groups of widely dispersed experts.

the •

participants must be preserved, and

Time for reflection, improving the strength of opinion.

anonymity assured.

In situations where there is no clear-cut

•

Participants have an equal say.

•

Greater

acceptance

results

than

resolution of a given policy issue.

Steps for Delphi method •

Opportunities for large number of

other

of

Delphi

consensus

methods.

•

Formation of a Delphi team to

Highly

cost-effective,

when

conducted by experts

undertake a Delphi on a subject.

•

•

Selection of expert panel(s).

•

Development of the first-round

Gives access to groups of widely dispersed experts.

questionnaire.

•

Testing

the

questionnaire

Disadvantages of Delphi Technique

for

•

proper wording.

Large amount of time to conduct

•

Transmission to the panellists

•

Analysis of 1st responses.

•

The complexity of data analysis.

•

Preparation of 2nd round.

•

The

•

Preparation and presentation of

participant enthusiasm throughout

report

the process.

several rounds.

•

difficulty

of

maintaining

Potential of Low Response Rates

Advantages of Delphi Technique

Due to the multiple feedback

•

processes

Anonymity can be guaranteed, anonymity for participants make contributions

• •

of

ideas

a

Stage 4: Formulation of Feasible

safe

activity.

objectives

Conducted in writing and does not

• The broad policy goals influenced to

require face-to-face meetings.

some extent by the known realities of

Responses can be made at the

the

convenience of the participant.

formulated as ideals, to be refined by 19

particular

situation,

were

and

• It is highly desirable that it is known

eventually translated into programmes

before the data is assembles what

of action, control and influence.

analytical techniques are to be use,

• The refinement begins with the

even if some modification proves

subsequent

examination,

necessary.

postulation of specific objectives that would ensure progress towards the

•

policy goals, but which can be made

relevant to planning are extremely

into achievable, testable and clearly

diverse and have been borrowed from

understood proposals.

many other disciplines.

Stage 5: Data Assembly

Stage 7: The refinement of goals

• The next step is to assemble the data

At this point, much more is known at

needed to amplify and assess the

the beginning of the beginning of the

objectives.

land use planning process about the

• Techniques for assembling data,

actual

in

the

planning

The

with

which

data

the

It is, therefore, appropriate to revise the

literature.

•

situations

analysing

present and the future.

published material, are always given attention

for

planners are confronted, both in the

including surveys and the use of

much

Techniques

objectives, and possibly even the goals, crucial

part

played

which were formulated in relative

by

ignorance, in the light of the known

information gathering in the planning

circumstances.

process is not to be denied, although the common assumption that better

At this stage it is necessary to see how

information will automatically mean

much complementarity or

better planning is more open to

exists between different objectives.

question.

Stage 8: Development of ‘objectives’

Stage 6: Data Analysis

measures

• Collection of data is simply the

• As a necessary preliminary to the

preliminary task to its analysis to

evaluation process, in which alternative

provide understanding of the existing

possibilities are carefully compared

situation and of likely futures.

according to predetermined criteria of

20

conflict

usefulness, objectives measures must

• It is clearly imperative that the urban

be established.

planner should be able to communicate

• In practice, this means measurable

effectively and sympathetically as a wide range of people so that they

targets which can be assessed to give

understand his/her findings and can

the benefit side of a balance sheet

express preferences or make decisions

against costs.

necessary. He must also, be a good • The more apparently sophisticated the

listener.

evaluation techniques used, the more Stage 10: Decisions

crucial this stage of the process is.

•

Such

techniques

as

a

compatibility matrix/conflict

• The decision makers make their

goals

choices of the alternative courses of

matrix

action

can help to reveal which goals are

which

the

urban

planners

present to them as representing the

reinforcing, and which require a choice

most reasonable means of achieving

of priority.

the goals originally specified.

Stage 9: Evaluation Stage 11: Implementation procedures • This is a very important stage in the

• Once the decisions are made,

planning process which puts together

procedures

facts and values in a comparison of the

for

implementing

the

chosen policies and programmes begin.

alternative possibilities- how well they achieve the objectives specified and at

• Implementation is a term embracing

what cost.

such a multitude of varied activities

• The evaluation findings must be

that there is no one technique, or even group

presented to the decision makers (and

of

them,

to

ensure

that

implementation is effective.

possibly as a separate exercise to the community if they are not the decision

• The range of functions involved

makers) in the form of clear alternative

includes

policies and programmes, with all the

anxious householders as to whether a

assessment of them that the city

road scheme will affect their back

planner can provide to help in making

gardens, encouraging co-operation in

a choice.

using a building, statutory control of

answering

queries

development and many others.

21

from

Stage 12: Monitoring

Stage 13: Revision of objectives,

•

possibly of goals

Monitoring of events provides the

•

information needed to gauge the real •

success

or

failure

of

for revision of objectives, and

implementation.

maybe even of goals, due to one of

That Assessment constitutes one of

the three possible causes suggested

the

at stage 12.

three

factors

which

will •

necessitate revision of objectives, and possibly even of broad goals.

•

It is certain that there will be a need

Many of these stages will be going on at the same time.

The other two are elements in the pattern of events that were not

4.4. Scale & source of map

foreseen (such as a rise in birth rate) and a change in the principles

SCALE OF MAP depends upon the

or values held by the decision

size of the planning area and the

makers, the community or even the

coverage and extent of the information

urban planner.

to be shown.

S.No. 1.

Type of map/ Exercise Perspective Plan

Planning

2.

Regional Plan

1:50,000‐ 1:25,000 (District Development Plan) 1:25,000 ‐ 1:10,000 (Metropolitan Region Plan)

Satellite Images

3.

Sub-Regional Plan

1:25,000

Satellite Images

4.

Development Plan/ Master Plan

1:10,000

High Resolution Satellite data such as Cartostat-2

5.

Local Area Purpose Plan

1:5,000‐1:1,000 (as per requirement of the project)

Aerial Photograph

6.

Zonal Development Plan

1:2,000

Aerial Photography

7.

Site Plan (Planned Areas)

1:1,000

Total Station

8.

Site Plan (dense built-up areas, slums, unauthorized colonies)

1:500

Total Station

Plan/

Special

Size of Planning Area

Source of Data

1:2,50,000 ‐ 1:1,00,000 (for larger regions) 1:1,00,000 ‐ 1:50,000 (for smaller regions)

Satellite Images

22

4.5

Delineation

of

a

Planning

development, monitoring systems

Region:

and social audits.

Process •

Profiling the region

•

Identification

• •

5.0 CITY MANAGEMENT

and

mapping

of

To provide better operations and

influence zone around corridors,

essential

services

and

nodes, priority areas and counter

including

housing,

energy,

magnets for future development.

sanitation, health and education to

Land Suitability for development

improve the quality of life of people.

purpose (detail out)

Scale of cities are increasing due to

facilities water,

and

significant amount of people migrating

opportunities (based on available

from rural areas. The increase in

resources)

population is accompanied with need

•

Policies and plans

for more land along with infrastructure

•

Policies in relation to land‐use,

and services to sustain the additional

economic

development,

population. The inner-city areas are

transportation, administration, law

mostly the high density areas that face

and order.

issues of low quality of life and very

Planning for housing and shelter

high density. As cities increase in size,

development,

regional

they also increase in complexity. As

linkages

while

the scale increases, the typology of

protection

of

activities that are in the city. To

environmentally and ecologically

maintain balance between resource

sensitive

consumption and resource availability.

•

Analysis

of

Potentials

infrastructure ensuring

areas,

development

of

sustainable resources

Urban

and

development

should

be

conservation of heritage.

sustainable so that it meets the need of

•

Spatial investment plans

the

•

Institutional framework for plan:

compromising with the ability of the

•

Putting

governance

future population to meet their needs.

mechanism including roles and

To improve quality of life and reduce

responsibilities

disaster risks and resilient.

forth

stakeholders,

a

of fund

various flow

for

23

present

population

without

5.1 What is Urban Management?

through proper management of the resources.

Management of urban development can be described as the set of activities which together shape and guide the social,

physical

and

5.3 Land Management

economic

development of urban areas. The main

The process of urban development

concerns would be intervention in

mainly consists of four stages namely

these areas would be-

land use planning, land assembly, land

•

development to promote economic development

developed land. Land assembly is the

and wellbeing, •

key stage in the development process

to ensure necessary provision of essential

services

like

of land, and it involves consolidation

shelter,

of land parcels from landowners,

access to water supply, sanitation, health

care,

education,

surveying

power

layout

of land into building plots and delivery

programs, and practices that seek to

of the planned form. Land assembly

population growth is access

infrastructure, employment.

land,

infrastructure and amenities, division

concerned with the policies, plans,

by

the

development and provision of physical

Management of urban development is

matched

of

preparation by planning of streets,

supply etc.

ensure that

and disposal of the

to

basic

shelter, (Kenneth

J.

involves change in land ownership through the acquisition of land parcels

and

and infrastructure development on

Davey,

these land parcels.

Elements of Urban Management) There are various tools and techniques 5.2 What do we need to manage?

for

the

land

management.

These

We need to manage the resources that

methods are used in order to assemble

are at play in the various functions of a

land for developmental activities.

city. These resources are limited and

Land Assembly tools and techniques:

need to be conserved to sustain the • Bulk Land Acquisition • Land

smooth and uninterrupted functioning of

a

city.

This

conservation

Readjustment or land Pooling • Plot

or

Reconstitution

optimization can only be achieved

24

Method

•

Town

Planning Scheme • Guided Urban

5.3.2 Land Readjustment or land

Development

Pooling

• Negotiated Land Purchases • Transfer

• Land readjustment is an alternate

of

technique to land acquisition which

Development

Rights

•

Accommodation Reservation

makes

land

available

for

urban

development.

• This technique can be adopted by the

5.3.1 Bulk Land Acquisition

local governments in which they are This is one of the methods used to

responsible for assembling private and

assemble

public

land

parcels

for

the

developmental activities. The salient

land

for

infrastructure

development.

features of this technique: • Private land is acquired by the State for public purpose and compensation is paid to the landowners for the same.

• However, due to the increase in the land prices, there has been discontent amongst

the

landowners

due

to

concerns of little compensation paid to them in contrast to the actual market value Fig 3: Land Pooling System

• It is an exercise of the right of Eminent Domain, where the State is

• DDA Land pooling policy: A

the final owner of the land and has the

minimum 70% of developable area in a

power to acquire private land for

'sector'

‘Public Purpose’ after paying full

development under the policy and the

compensation calculated on the market

pooled land parcels must be contiguous

value of land.

and free of encumbrances

• The whole process of land acquisition

• New town Amaravati: Farmers

is confined to a central legislation

voluntarily pool their land to the

namely the Land Acquisition Act

Government, in return for –

25

must

be

pooled

for

•

Residential

and

• Betterment levy charges are paid by

commercial

plots

landowners for increased value of land

•

Annuity

which also aids in the development

•

Social

benefits

–

process.

health,

education •

Fig

Livelihood transition

4:

Land

acquisition,

land

readjustment 5.3.3 Plot Reconstitution Method • This method has been adopted in

Merits

Maharashtra and Gujarat as part of the •

town planning scheme mechanism.

schools,

clubs,

services

shopping

democratic

and

dispute resolution

together, and a scheme is prepared with community

is

participatory, with a mechanism for

• In this method, all land is pooled

roads,

Process

•

like

Assist in equitable and inclusive development as a section of land is

centres,

designated for housing urban poor.

hospitals and gardens.

•

Process values property rights and

• The remaining land is then divided

is on non-disruptive in nature, the

into building plots and redistributed

landowners are not thrown off their

amongst the owner for development.

lands.

26

•

•

Low capital requirement and no commercial risks are involved.

•

Cost

of

laying

infrastructure betterment •

down

is levy

to

individual

plots

•

public

meant

by

charges

and

Physical

infrastructure

(water

supply, drainage, etc.) is inadequate •

No

sufficient

land

with

commercial risks are involved.

Development

Efficiency is achieved as the

providing social infrastructures.

coordinate

wat,

•

community

pleasant

neighbourhood

with

the

salable

•

To provide Housing

•

The

Landowner shares the project cost benefits

for

plots

to

development authority

environment.

and

authority

To generate finance by Selling allotted

benefits through unified planning and

is

inadequate.

infrastructure is provided in a

•

Access

TPS

mechanism

enables

development authority to: •

local

authority without losing his/her

Implement the Development Plan Proposals

•

land entirely.

Pool together land under different ownerships without acquisition and without disturbing original owners.

•

Plan the area and reconstitute it into

plots

development

suitable

for

and

urban provide

infrastructure.

•

Appropriate land for public uses – streets, parks, housing, etc.

•

Fig 5: Plot reconstruction technique of

Decide the compensation to be paid to owners for appropriated land.

land assembly

•

Capture a portion of the increment in land value to pay for the infrastructure.

5.4 Town Planning scheme •

To manage the growth of a city

•

Agricultural land is not suitable for

•

development of an area.

•

urban development •

Provide infrastructure prior to the

Plots are irregular.

27

Plan and manage urban growth.

Fig 6: a typical town planning scheme

5.5 Guided Urban Development • The development authority employs

land to be returned to the landowners at

this model in partnership with the

the end of the project.

private

• The scheme depends on the assent of

sector

to

undertake

assembly for development.

land This

the landowners and it cannot be

method is applied in Tamil Nadu

applied

Urban Development Project under the

in

areas

landownership.

framework of Urban Land (Ceiling and

with

disjointed

Many landowners

result in greater time and effort in

Regulation) Act.

building

consensus.

Collection

of

• The Guided Urban Development

betterment

Scheme

acceptable to landowners (TCPO: 13).

signifies

an

innovative

levies

may

not

be

approach in which the private sector developer

or

the

land owner

is

persuaded to provide developed land

5.6 Negotiated Land Purchases –

for the economically weaker sections.

Haryana

The average time taken for carrying out

• In this method, private developers are

this method varies from two to four

given

years (TCPO: 13).

residential layouts in the state. This

• In this method, the government does

method is applied in Haryana under the

not have to decide on the amount of

Haryana Development and Regulation 28

authorization

to

build

up

of Urban Area Act, 1975. It is used

size of the scheme is 40 hectares

mainly residential development for

(AMDA,2003: 28).

upper income groups.

•

5.7 Transfer of Development Rights

The average time taken for

•

implementing this method varies from

The

Municipal

Corporation

of

Greater Mumbai adopts the practice of

two to four years.

Transferable

Development

Right

• Private developers prepare layout

(TDR) under the Development Control

plans for integrated development of

Regulations for Greater Bombay, 1991.

residential areas along with internal

•

infrastructure as per the space norms

It is issued by the Urban Local

Bodies like Municipal body, Urban

specified in the city’s development

Improvement

plan.

Trust

or

Urban

Development Authority in the form of

• A developer is required to reserve

a

20% of housing for EWS and LIG,

building byelaws or in synchronization

another 25% of the housing can be sold

with the TDR guidelines framed by

in the market on ‘no profit and no loss'

State Govt

basis, while the remaining 55% percent

• It is an alternative technique for land

can be sold freely in the open market.

certificate

regulated

under

the

acquisition for providing the necessary

• The developer is required to pay the

amenities

external and internal development cost

development plan proposal.

to the development authority

• This method is also used for

• The developer has the responsibility

development of affordable houses,

to build community facilities and

green spaces, master plan roads and

provide land for such free of charge.

sector plan roads, public parking plots,

The developer must maintain the

city

completed colony for five years.

rehabilitation

• The developer must return any excess

Development Rights Certificate shall

in

level

harmony

facilities

with

and

scheme.

the

slum The

be valid for a period of ten years

profit to the state, a ceiling of fifteen

(Town

percent profit on total project costs has

and

Country

Organization,2007: 16).

been imposed. The minimum viable

29

Planning

5.8. Accommodation Reservation

saddle on planning authority in respect

• Accommodation Reservation is an

of

land

acquisition

as

well

as

construction of social amenity.

alternate technique for land acquisition; it has been adopted in Mumbai as part

• The owner can obtain full potential of

of Development Control Regulations

original reserved site on balance land

1991.

in lieu of built up area handed over to

• It is issued by the Urban Local

the Planning Authority

Bodies like the Municipal body, Urban

5.9 Development controls

Improvement

As the ‘development’

Development

Trust

or

Authority.

It

Urban is

an

means the

activity of use of land and building, the

alternative of land acquisition for

regulating

providing the basic amenities in an

mechanism

is

the

‘development control.’

area.

• The development control act as

• The plots which fall under certain categories

of

reservation

by

instrument in realizing the objectives

the

of

planning authority can be developed

the

plan,

considers

each

development proposal in detail; but it

for purposes specified by the Planning

draws

Authority by the landowner himself

strength

for

scrutinizing

developments from planned proposals

and in return, it allows the owner to

of a development plan.

obtain additional Floor Space Index as • It matches individual development to

an incentive on his/her plot.

•

that of planned proposals with some

The landowner in return must

flexibility and some firmness.

provide the amenity which has to be constructed as per the specified uses

• Thus, the plan becomes a guiding

and norms in the area (TCPO,2007:

force and development control acts as

17).

an executive instrument. (Keeble 1983)

• This method reduces the quantity of land that the local body should acquire in order to implement the plan.

•

There is no need of acquisition

proceedings and it reduces the financial 30

6.0 Examples of a few Satellite towns emerged out of parent cities Satellite Town

Parent City

Vikarabad (0.42)

Hyderabad (68.09)

Ylahanka (3.0), Kengeri (0.42)

Bangalore (84.99)

Arakkonam (1.01), Chengalpattu (0.62), Gummidipoondu (0.32), Kanchipuram (1.64), Mamallapuram (0.15), Ponner (0.31), Sriperambudur (0.24), Tiruvallaur (0.56)

Chennai (86.96)

Panchkula (2.11), Mohali (1.66)

Chandigarh (10.54)

Gurgaon (8.76), Sonepat (2.77), Noida (6.42), Ghaziabad (16.36), Faridabad (14.04)

Delhi (163.14)

Sanand (0.41)

Ahmedabad (63.52)

Navi-Mumbai (11.19), Dombivli (12.46), Thane (18.18)

Mumbai (184.14)

Pimpri – Cjinchwad (17.29)

Pune (50.49)

Table

3:

Major

Satellite

Towns

(Population in Lakhs)

6.1 Purpose of satellite towns •

To

regulate

the

growth

• of

growth.

•

population in main Metropolitan/

To achieve a quality of life in new

parent city by creating an attractive

satellite

urban

degraded environment of the parent

center

to

absorb

the

immigrants (i.e. decongestion of

towns

as

compared

city.

•

the parent city).

•

To develop new areas of economic

To utilize the potential of the

To provide affordable housing to

region

LIG/EWS, working in the parent

polarization/primacy in the region.

city.

31

and

overcome

workers. For women 17% of total

7.0 CASE STUDY_1

female population is main workers and PANCHKULA (MCI), HARYANA

3% are marginal workers.

7.1 Need for Satellite Towns for Chandigarh Chandigarh – a land locked city planned for 5 lakh population could not accommodate increasing population.

Two Satellite Towns were planned around Chandigarh Mohali as Industrial Township & Panchkula as Residential Township The Satellite Towns – Panchkula and Mohali

have

reduced

Fig 7: Google Map Panchkula

population

pressure on Chandigarh city as: 7.2 Growth Rate Growth

Rate

of

Chandigarh

has

declined from 40% (1991-2001) to 20% (2001-2011),after these satellite towns came up. Both satellite towns are growing at a fast pace.

But, Panchkula is growing at a much Graph: 3 Population Comparison in lacs

faster pace.

Panchkula (MCl) has 38% (about 80

Chandigarh Parent City

Population = 10.54 Lacs

Area = 114 sq.km.

Mohali Satellite Town

Population = 1.66 Lakhs

Area = 23.8 sq.km.

Panchkula Satellite Town

Population = 2.11 Lakhs

Area = 25.5 sq.km.

thousand) population engaged in either main or marginal works. 54% male and 20% female population are working population.

51%

of

total

male

population is main (full time) workers and 3% are marginal (part time) 32

8.0

ASSESSMENT

OF

SATELLITE CITY 8.1 Three development scenarios Scenario - I

Scenario - II

Scenario - III

• Cater to Residential needs of growing population • Depend on parent city for- Economic needs, Social needs, Recreational needs.

• Therefore, high percentage population commutes to parent city everyday.

• Eg. Panchkula- Mohali

• Slow growth of satellite town.

• Does not help contain the growth of parent city • Therefore, parent town continue to grow at a fast pace.

• Eg. Sanand

• Growth of satellite town is as anticipated.

• Satellite town caters to residential needs, with adequate infrastructure along with, strong economic base.

• Therefore, the purpose and objectives of a satellite town achieved.

• Eg. Navi Mumbai

8.2 Inferences: Panchkula Does not

Out of total trips made in a day in

satisfy the purpose of a satellite town

Panchkula – 39.7% trips are made to

in terms of:

Chandigarh

•

Economic Base

•

Infrastructure Needs

•

Recreational Needs

Mohali – 54.8% trips are made to Chandigarh

The two Satellite Towns planned were dependent on Chandigarh Mohali – Industrial Township (Lacking social & recreational Infrastructure needs)

Panchkula

–

Residential

Township (lacking Economic base, social & recreational infrastructure needs) The lack of Economic base, Social- Recreational Infrastructure has Graph 4: Contribution of Trips made to

led to High % Population commuting

Chandigarh from Panchkula to Mohali

to Chandigarh daily.

33

9.0 CASE STUDY_2: NAVI

Decentralization by the design of self-

MUMBAI, MAHARASHTRA

sufficient townships (nodes), Residential neighbourhoods (sector), Single-use zoning as opposed to the

9.1 Brief

traditional multiple-use zoning Mumbai is the Commercial Capital of India. It is a Wedge Shaped Metropolis – with restricted future geographical growth and a Very high growth rate.

The Economic activities concentrated in the southern tip of Mumbai. Further, it

experiences

movement

of

a

Uni-directional

the

traffic

and

imbalanced utilization of infrastructure 9.1.1

Root

cause

for

Satellite-

Concentration of tertiary sector jobs in island city” 9.1.2 Remedial Solution - Arrest tertiary growth in south Mumbai &

Fig 8: Evolution Key Map

Divert to Navi Mumbai.

The result was a single-use zoning

Mumbai: Parent city

Population 184.14Lak hs

Area 603 sq.km

pattern

with

distinct

areas

for

Navi Mumbai: Satellite town

Population 11.19 Lakhs

Area 344 sq.km.

Navi Mumbai was divided into thirteen

industrial, commercial, residential and institutional activity. The total land of

townships. Each township had several sectors. residential

Many of the sectors were in

character.

The

neighbourhood were self-sufficient and 9.2 Build alternative tertiary focus.

had their grocery store and primary

Navi Mumbai, established in 1972, to

school. A sector centrally located

make Bombay more “sustainable”.

within each node took on commercial activities. One of the ideas of putting 34

the environmental city into practice

construction of holding ponds to retain

was

excess monsoon run-off, which would

the

creation

of

woodland

corridors.

9.2.1

be used in the dry seasons. Holding Tree

Planting:

ponds would be used for pisciculture

The

and recreation.

Development Plan for Navi Mumbai called for the planting of one hundred thousand trees every year. This would also ensure reduction of soil erosion and the development of woodlands for both recreation and timber.

The streams flowing from the Western

Fig 9: Map showing Road Connectivity of

Ghats mountain ranges would irrigate

Mumbai & Navi Mumbai

these trees.

The plan called for the

35

Figure 10: Aerial View of Navi Mumbai

Figure 11: Night View Skyline (Navi Mumbai)

36

Fig 12: Extension of Transport System 37

Fig 13: Built to Open Space Relation

9.2.2 Water Treatment: Water treated from industrial and sewage waste

Common facilities such as water

would be used to develop green areas.

reservoirs

and

transport

facilities.

Navi Mumbai consists of thirteen

Some of the nodes have special

townships (or nodes).

features.

Each node is

self-contained for 100,000 to 200,000 people.

•

Each node is divided into

Mumbai's wholesale market.

neighbourhood (or sectors). The nodes contain

residential,

Vashi is the center of Navi

•

commercial,

Airoli and Kopar-Khairane have industrial estates,

infrastructure and recreational uses. At

•

a larger scale, nodes share some

Nhava-Sheva

houses

container port etc.

38

the

new

Figure 14: Node Demarcation 9.2.3 Node Planning: Each node was planned to accommodate a range of income groups.

There would be no

rich or poor nodes. The size of the node depends on walking distances to the mass transit stop. The node should be large enough to provide schools, shopping areas and other facilities.

39

9.3 Key Parameters

9.4 Inferences

9.3.1 Economy Balanced land-use pattern

Satisfy the purpose of satellite town in terms of :

Planning and Creation of employment centres JNPT, MIDC Industrial Area, APMC

Economic base 9.3.2 Environment More than 30% of land under No development and regional park zones

Residential needs

to conserve coastal stretches and hills.

9.3.3 Mobility Infrastructure needs

Centrally located CBD with reduced travel distance Railway Stations with work centres

Recreational needs Well inter as well as intra connected townships The principal modes of travel for other

Mass transport corridors

purpose journeys are walking (85%), Metro rail (under construction)

followed by Autorickshaw (8%), Navi

Poly-centric pattern of development

Mumbai Municipal Transport (1%).

9.3.4 Smart Living

About 81% of all types of journeys take place within Navi Mumbai.

High literacy ratio & High work force Self-contained nodes (Townships) Excellent Educational, Medical and Social

facilities

(85%

public

satisfaction) Treated Water supply, Excellent sewage treatment and other physical Infrastructure facilities 40

10.0 CONCLUSION For a populated country like India,

Hence significance must be given to

scope for new development is limited.

integrate the land use, transportation,

The developed countries with vast

urban design and local plans to make

open spaces and even the developing

these projects an example for future

countries with much less densely

development. The open spaces and the

populated areas have the scope of

water

experimenting with new township

Sustainable solution to waste water

development.

present

treatment and solid waste management

situation the on-going projects are

must be incorporated in the satellite

critical for the government.

Ruining

towns at once. This is high time that

the opportunity will be an utter and

the city development authorities work

irreversible mistake. Satellite cities, if

independently to make these projects a

implemented well are a good solution

success.

Under

the

to control urbanization at city centres.

41

bodies

must

be

preserved.

11.0 REFERRED DOCUMENTS AND PAPERS

•

Bruinsma, G. J. (2007). Urbanization and urban crime: Dutch geographical and environmental research. Crime and Justice, 35(1), 453-502.

•

Banister, D. (2005). Unsustainable transport: city transport in the new century. Routledge.

•

Roberts, M. (1974). An introduction to town planning techniques (Vol. 91168910). Hutchinson.

•

Le Grand, E. (2010). Class, place and identity in a satellite town (Doctoral dissertation, Acta Universitatis Stockholmiensis).

•

Grant, U. (2012). Urbanization and the employment opportunities of youth in developing countries. Background paper prepared for EFA Global Monitoring Report.

•

McGill, R. (1998). Urban management in developing countries. Cities, 15(6), 463-471.

•

Malik, A. A. (2016). Urbanization and Crime: A Relational Analysis. IOSR Journal Of.

•

Bundschuh, J., Chen, G., Chandrasekharam, D., & Piechocki, J. (Eds.).

(2017). Geothermal, wind and solar energy applications in agriculture and aquaculture. CRC Press.

•

Mayda, C. (2012). A regional geography of the United States and Canada: toward a sustainable future. Rowman & Littlefield Publishers.

•

Cheshire, L., Higgins, V., & Lawrence, G. (Eds.). (2006). Rural Governance: international perspectives (Vol. 10). Routledge.

•

Mondal, P., Bhowmick, S., Chatterjee, D., Figoli, A., & Van der Bruggen, B. (2013). Remediation of inorganic arsenic in groundwater for safe water supply: a critical assessment of technological solutions. Chemosphere, 92(2), 157-170.

•

Lewis, M. (1938). The culture of cities. New York.

•

Tewdwr-Jones, M., & McNeill, D. (2000). The politics of city-region planning and governance: reconciling the national, regional and urban 42

in the competing voices of institutional restructuring. European Urban and Regional Studies, 7(2), 119-134.

•

MCI Panchkula https://indikosh.com/city/59251/panchkula

•

Explanatory note of development plan of Panchkula extension

•

Chandigarh Master Plan 2031

•

Census of India 2011,Rural-urban distribution of population of India.

New Delhi, Ministry of Home Affairs, G.O.I.

•

District Census Handbook: Panchkula

•

City and Metropolitian Planning, SPA Delhi

•

Panchkula.nic.in

•

Town and Country planning, Haryana

•

Open world bank data

•

Planning Tank

•

www.arcgis.com

•

https://slideplayer.com/slide/10536825/

•

NMMC - Environmental Status Report 2003-2004

•

Cidco.Maharashtra.gov.in

•

www.nmmc.gov.in

•

http://cidconewtowns.gov.in/

•

Institute of Geology, University of the Punjab

•

Based on scale of SoI Toposheet, Bhuvan data availability and UDPFI Guidelines, 1996, NUIS 200 6, Scale of various Plans as per State provisions.

•

National Sample Survey Office . (2011). Employment and Unemployment Survey : NSS 66th round: July 2009 - June 2010.

Kolkata: National Sample Survey Office .

•

World Economic Forum. (2015). Invclusive growth and development report. online.

•

United Nations Industrial Development Organization UNIDO, 2004

•

http://planningtank.com/planning-techniques/delineation-of-formalregions

•

https://www.texasgateway.org/node/10846;

•

URDPFI Guidelines 2014 43

(REVISED)

LEGEND

TO KALKA

EV I

ALKA

INTERIM MASTER PLAN

TO MA NS AD

FROM K

PANCHKULA

CANTONMENT

EXISTING FEATURES STATE BOUNDARY

M1 ROAD 45M WIDE

30M WIDE

MANI MAJRA

ROADS

1

GREEN BE

LT

7

6

KATCHA RASTAS NALA, CHOE

VILLAGES RAILWAY LINE 30

RAILWA Y

PROPOSALS

BOUND

ARY

5

I.O.C PLOT

PROPSSED 5159DR

RESIDENTIAL

PROPOSED PLAN FOR 1101 RLY ENG(T.A)

971-HQ-RLY. ENG

RESIDENTIAL SECTORS

VILL MAJRI

60

18

M2

ROA

0M D6

2

8

E WID

3

60

PROPOSED DENSITY

60

SECTOR NOS.

17

5

RLY.STN. CHANDIG

ARH

INDUSTRIAL

M3 ROA D 30M W

IDE

N.R.S.

M

M3

RAILWAY BOUNDARY

60

COMMERCIAL & CIVIC

AD

BUSINESS CUM COMMERCIAL CIVIC CENTER (MAIN)

BUSINESS CUM COMMERCIAL (DISTRICT) COMMERCIAL BLOCKS

16 10

VILL. HARIPUR CM 6

0M

M 3

2 M

ADMINISTRATIVE / PUBLIC BUILDINGS

RO

60

RAILWAY BOUNDARY

TIMBER GRAIN FRUIT, VEGITABLE WHOLE SALE MARKET & TRUCK STAND

30

D WI

AD RO

C.G

RO A

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30 M

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12

30

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ID

W

VILL MAULI

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11

15

60

MAJOR INSTITUTIONS

DEVINAGER

4

9

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60

LIGHT MEDIUM INDUSTRY

40

M

3

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60

O

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MAJOR OPEN SPACES

21 M

WI

DE

60

GREEN BELT / PARKS

30

14 60

MAJOR ROADS

60 M

W

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COMMUNICATIONS

M3

REGIONAL RECREATIONAL

VILL. MAHESHPUR

RO AD

CHANDIGARH U.T.

AD

VILL. RAIPUR

RO

12-A

90

L.W.

40

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.

VILL. RAILY

. T.W.

LOCAL SHOPPING MAIN HOSPITAL 30

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90

VILL. 20 FATE PUR

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AB VILL HE PU Y R

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90

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CYCLE TRACKS ELECTRIC GRID STATION SEWAGE DISPOSAL WATER WORKS N 100

50

0

VILL. KUND 100

200

400

500

600

700

SCALE 1C.M=100 MTS 1 INCH=833 FT.(APPX.)

OM

DRG NO. D.T.P (P) 55 /86 DT:- 4.12.86 Sd/-

90

19

CH

AN

THIS DRAWING SUPERSEEDS PREVIOUS DRG. NO. P.O (P) 112 /72 DT. 20.4.72

DTAWIN BY.

0 10

NOTE:-

FR

DI GA

RH

CHECKED BY:- Sd/-

CHIEF TOWN PLANNER

Sd/-

Sd/Sd/-

sd/8-12-86

DIRECTOR T & C P, HARYANA

DEPTT. OF T & C PLG. HARYANA

1. FOR THE APPROVAL OF THIS DRG KINDLY SEE APPROVED SIGNED PRINT ON CH. 11 FILE MR-1 2. THE SITE OF CREMATION GROUND HAS BEEN APPROVED BY C-A HUDA MANI MAJRA UT. VIDE ENDST NO 10596 DT. 10.4.87

TO

AM

BA LA

PUNJAB

UR RAKP

Sd/-

ALA

ASSISTANT TOWN PLANNER DISTRICT TOWN PLANNER SENIOR TOWN PLANNER

NOTE:MUBA

Sd/-

AMB

PLANNING ASSISTANT

NOTE: This copy is a digitised copy of the original Development Plan notified in the Gazette.Though precaution has been taken to make it error free, however minor errors in the same cannot be completely ruled out. Users are accordingly advised to cross-check the scanned copies of the notified Development plans hosted on the website for all practical purposes.

Director Town and Country Planning, Haryana and / or its employees will not be liable under any condition for any legal action/damages direct or indirect arising from the use of this development plan. The user is requested to convey any discrepancy observed in the data to Sh. Dharm Rana, GIS Developer (IT), e-mail id- dev.drit.tcp@gmail.com, mob. no. 98728-77583.

PANCHKULA EXTENSION D E V E L O P M E N T

P L A

N (Revised) TO

FOR THE PURPOSES OF REGULATION V OF THE ZONING REGULATIONS OF CHANDIGARH PERIPHERY HARYANA PORTION DEVELOPMENT PLAN APPROVED UNDER THE PUNJAB NEW CAPITAL PERIPHERY CONTROL HARYANA AMENDMENT ACT, 1971

RNI MO 30 M

BHOOMI INFRASTRUCTURE PVT. LTD.

V. NAGGAL MOGINAND

30 M

LEGEND

V. NAGGAL MOGINAND

DEFENCE LAND

STATE BOUNDARY BA RW AL

HILLY AREA / PROTECTED FOREST

BOUNDARY OF RESTRICTED BELT

A

MADAN PURA CO. OP. HOUSING SOCIETY

PANCHKULA EXTENSION BOUNDARY

(DECLARED AROUND T.B.R.L. VIDE CENTRAL GOVT. GAZETTEE NOTIFICATION NO.

TO

30

I.T.B.P.

I.T.B.P. CTED BELT 30 M WIDE RESTRI

E

E D

BOU NDA R

Y OF

E

PUBLIC UTILITY ZONE

KA LK A

CA NT ON M EN T

GREEN BELT/WOOD LAND ROADS

HILLY AREA / GURUDWARA ST RE FO ED RV SE RE

HIGH T

ENSION

100 1

SECTOR NUMBER

E

E

TO

LINE

I

28 130

R

60 M.

D

A

O

W

I

D

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M-3

RIVER GHAGGAR

EN T

AR EA

HILLY AREA / PROTECTED FOREST

3

1-A 66 KV H.T LINE

NOTE:

V. DEVI NAGAR

1

V. MAJRI

LA-

2R M-

KA

LKA

RO A

D4

DE 0M

MW

GR

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5M

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(5) THE PROPOSAL TO CHANGE LANDUSE FROM RECREATIONAL TO INDUSTRIAL IN SECTOR-32, FROM SPECIAL ZONE TO INDUSTRIAL IN SECTOR-22, SPOT ZONING OF SITE OF RESIDENTIAL LICENCE OF M/S BHOOMI INFRASTRUCTURE CO. AND SPOT ZONING FOR CHANGING COMMERCIAL TO RESIDENTIAL IN SECTOR-27 HAS BEEN APPROVED BY THE GOVERNMENT AS CONVEYED BY DTCP, HR. VIDE ENDST. NO. STP(E&V)09/ 1559 DATED 6.09.2009.

V. PIR MACHHALA

21

SH P

3R

BA

UR

M-

AM

0 KV S/STN. 66 KV LINE FROM 22 OR-3, CT MADANPUR TO SE PANCHKULA

4

(4) THIS DRAWING HAS BEEN PREPARED IN SUPERSESSION OF EARLIER APPROVED DEVELOPMENT PLAN DRAWING NO. DTP(P)599/2000 DATED 11.08.2000.

OA

2 FROM PANCHKUL A

(3) THE RIGHT OF WAY FOR 66 KV LINE FROM 220 KV SUB-STATION, MADANPUR TO 66 KV SUB-STATION, SECTOR-3, PANCHKULA HAS BEEN APPROVED BY CA, HUDA-CUM-DTCP, HARYANA AS INTIMATED BY C.T.P., HUDA, PANCHKULA VIDE HIS ENDST. NO. CTP-HUDA-DTP(M)8069 DATED 12.11.2003.

PUNJAB

D

NDIGARH FROM CHA

(2) THIS DRAWING HAS BEEN APPROVED BY DIRECTOR, TOWN AND COUNTRY PLANNING, HARYANA, CHANDIGARH AS CONVEYED VIDE LETTER NO.STP(E&V)09/2556, DATED 21.10.09.

60 M. W

ID

E

(1) THIS DEVELOPMENT PLAN SHALL BE READ WITH THE APPROVED ZONING REGULATIONS OF CHANDIGARH PERIPHERY (HARYANA PORTION) PLAN AND WITH THE ZONING REGULATIONS OF THIS DEVELOPMENT PLAN APPROVED BY D.C. PERIPHERY.

V. FATEH PUR

12 20

.0

30

(6) ROUTE PLAN FOR AUGMENTATION OF 66 K.V. LINE FOR MADANPURA TO SECTOR -3, PANCHKULA AND SECTOR- 3 TO SECTOR- 1 , PANCHKULA LINE HAS BEEN APPROVED BY C.A HUDA MEMO NO. CTP/STP-M /6345 DATED 05.07.2011.

M E ID

W EE

GR N BE LT

12-A

V. KUNDI

SCALE: 1 CM = 80 M

DRAWING NO. : D.T.P. (P) 1127 / 09 DATED. 08-09-2009 DRAWN BY:

Sd/-

PLANNING ASSISTANT:

CHECKED BY: Sd/-

Sd/-

Sd/SENIOR TOWN PLANNER (E&V)

DEPTT. OF TOWN & COUNTRY PLANNING, HARYANA

Sd/CHIEF TOWN PLANNER, HARYANA

DIRECTOR, TOWN & COUNTRY PLANNING, HARYANA

W

ER AG

E

DI S

PO SA

LA

Sd/-

SE

BA

Sd/-

PUNJAB

AM

DISTRICT TOWN PLANNER:

Sd/-

NOTE: This copy is a digitised copy of the original Development Plan notified in the Gazette.Though precaution has been taken to make it error free, however minor errors in the same cannot be completely ruled out.

Users are accordingly advised to cross-check the scanned copies of the notified Development plans hosted on the website for all practical purposes.

Director Town and Country Planning, Haryana and / or its employees will not be liable under any condition for any legal action/damages direct or indirect arising from the use of this development plan.

The user is requested to convey any discrepancy observed in the data to Sh. Dharm Rana, GIS Developer (IT), mail id- dev.drit.tcp@gmail.com, mob. no. 98728-77583.

TO

ASSISTANT TOWN PLANNER:

SENIOR TOWN PLANNER:

Sd/-

I

O

22

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R

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BA

SS

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24

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PROPOSED POPULATION DENSITY (IN PERSONS PER ACRE)

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COMMUNICATION ZONE AND RESTRICTED BELT CA NT ON M

I

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130

250

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27

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23

FR

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D

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A

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60 M.

26

30 M

PUBLIC & SEMI-PUBLIC USES

CHO

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EXISTING FEATURES

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D

S.R.O. 99 DATED 3.05.1996 PUBLISHED ON 11.06.1994)

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Port Area Regional Park Special Economic Zone Wholesale Market - Cum Warehousing Woodland Corridor Recourse Channel