PROPOSALS Demography and Landuse
Proposals
Table of Contents List of Figures ........................................................................................................... 2 List of Tables ............................................................................................................. 2 1. Scope of development plan: ................................................................................... 3 1.1
Alignment with the KMA perspective plan 2025: ......................................... 3
2.Vision ..................................................................................................................... 3 3. Planning approach.................................................................................................. 4 4. Goals and objectives: ............................................................................................. 4
5
4.1
Landuse and demography: ............................................................................ 4
4.2
Environment:................................................................................................ 5
4.3
Economy and Industry: ................................................................................. 5
4.4
Transportation: ............................................................................................. 5
4.5
Social and Physical infrastructure: ................................................................ 5
4.6
DMF ............................................................................................................ 6
Landuse ............................................................................................................... 7 5.1
Proposed population density ......................................................................... 7
5.2
Proposed Landuse and percentage allocations:.............................................. 8
6 Landuse and development control guidelines ........................................................ 12 6.1 Existing building bye laws for Rajarhat – GopalpurArea ................................ 12 6.2 Existing building bye laws for Saltlake Area .................................................. 13 6.2 Development and Control Regulations for Different Sectors: ......................... 14 2 Demography Proposals ......................................................................................... 15 2.1 Objectives ...................................................................................................... 15 2.2 Proposals and schemes ................................................................................... 15
ARP, INDIAN INSTITUTE OF TECHNOLOGY, KHARAGPUR - 2018
Proposals
List of Figures Figure 1: Proposed Population density (2031) ............................................................ 7 Figure 2: Proposed landuse ...................................................................................... 10
List of Tables Table 1: Maximum permissible ground coverage ..................................................... 12 Table 2: Maximum possible FAR ............................................................................ 12 Table 3 : Maximum permissible FAR ...................................................................... 13 Table 4 : Maximum number of floors....................................................................... 13 Table 5: Maximum ground coverage ........................................................................ 14
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Proposals
1. Scope of development plan: As per the URDPFI guidelines, a city development plan consists is a statutory document supported by illustrations and maps containing necessary details and intended actions in the form of strategies and physical proposals for various policies given in the perspective plan and regional plan depending upon the economic and social needs and aspiration of the people, available resources and priorities.
1.1 Alignment with the KMA perspective plan 2025: A brief outline of the KMA perspective plan used for alignment in the present development plan is as below: a) Sustained and improved quality of life through basic urban services in an inclusive manner. b) Enabling environment for enhanced economic activities. c) Utilizing available resources efficiently in an ecofriendly manner, while conserving of heritage and eco sensitive areas. d) Provision of land for urban poor (state sponsored housing proposals for EWS and LIG) e) Salt Lake Sector V (now NDITA) defined as an industrial growth centre for IT/ ITES, plastic and toy manufacturing, gems and jewellery etc. f) Private sector partnership in infrastructure development (PPP). g) Balanced distribution of centers within the metropolitan area.
2.Vision After conducting primary surveys and identification of specific issues pertaining to different sectors and study of the perspective plan of KMA, the vision for the study area of Bidhannagar Municipal Corporation has been formalized as: To assist growth of areas of Rajarhat-Gopalpur and Salt Lake City under Bidhannagar Municipal Corporation in a synergetic matter, where the Rajarhat-Gopalpur area is envisioned as a livable residential hub that can sustain the existing and future populations with necessary employment opportunities by provision of additional small scale industrial and commercial sectors and improved infrastructure; and Salt lake city to be developed into an energy efficient and a re-densified neighborhood.
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Proposals
3. Planning approach In view of the above vision, the following planning approach is adopted for the Bidhannagar Municipal Corporation: 1) Population density distribution as a basis for planning 2) Primary usage of vacant developable lands: The planning considers conservation of agricultural, densely vegetated and crop lands and uses the vacant developable lands for future projected populations as the first priority. 3) Re-densified neighborhoods: Redensification policies involving increase of FAR in Salt Lake area to meet future demand projections is considered to be the next priority for development. 4) Annexation of nearby gram panchayat area - Ghuni: The planning considers annexation of Ghuni area and vacant parcels in the same to be used for the next priority for development. 5) Employment opportunities: Small and micro scale manufacturing and service sectors are proposed to create opportunities in the Rajarhat- Gopalpur area for the future population growths. Care is taken to avoid creation of new denser economic centers as per the perspective plan of KMA 2025, to reduce the migration rate and thereby avoid urban sprawl in the BMC area. 6) Slum development slated under different government schemes: Different government schemes shall be taken up for slum development of areas – Duttabad and Mahishbathan. 7) Conservation of wetlands: The wetland areas are conserved and no residential or commercial developments are proposed around the same.
4. Goals and objectives: To ensure an overall sustainable development of the BMC area, the following goals have been identified:
4.1 Landuse and demography:
To accommodate different activities with due consideration to promote conservation of wetlands and water-bodies
To protect the area from identified hazards such as flooding.
To promote allocation of adequate social and physical infrastructure ARP, INDIAN INSTITUTE OF TECHNOLOGY, KHARAGPUR - 2018
Proposals
To reduce demographic issues like economic disparity and lower sex ratios.
4.2 Environment:
To retain, preserve, restore and develop city’s natural resources such as wetlands, water bodies, vegetation, air and water quality. To develop open spaces and green areas and provide quality leisure opportunities to residents and visitors. To maximize efficiency of energy resources and explore renewable energy sources
4.3 Economy and Industry:
To encourage small and medium scale industries as per KMA perspective plan 2025.
Regularization and formalization of commercial areas for proper tax revenue collection.
Regularization of existing residential mixed land use and bringing the same under the purview of development control rule
Allocation of commercial activities keeping in the future expansion of carriageway of transit and service corridor.
4.4 Transportation: Improvement of accessibilty to wards with poor connectivity to the major roads. Widening of road to reduce the load on the road and to avoid congestion. Proposals for new links. Measures to reduce the spill over of the commercial activities on to the roads. Geometry correction of intersections to improve the visibilit and traffic flow. Provision and organizing formal parking spaces and measures to control and regulate on street parking to reduce traffic choking points. Identifications of areas lacking in public and paratransit facilities. Freight corridors defined with proper scheduling and parking facilities to reduce the traffic overload on the main corridors.
4.5 Social and Physical infrastructure:
Promote integrated waste management system and sustainable practices.
Fulfillment of deficit water demand by supplying additional water and augmenting existing pump houses. ARP, INDIAN INSTITUTE OF TECHNOLOGY, KHARAGPUR - 2018
Proposals
To ensure enrolment at the higher secondary level of all students who pass secondary level and reduce dropout rates
To ensure enrolment of the 100% girls students specially the girls coming from backward, reserved and minority communities
To rationalize Pupil Teacher Ratio at the elementary level
To holistically integrate the aspect of affordability ,accessibility and quality of healthcare services so as to ensure that people on all levels of social and economic strata have proper and adequate availability of healthcare services.
By capacity augmentation of existing facilities along with the provision of new facilities of healthcare, it is ensured that quality and quantity of healthcare services are in tandem with the requirements. Through policy interventions which include health surakshacards, the health care needs of vulnerable and economically weaker section of society is met. It is also ensured that capacity building programs at community level are undertaken to make the people play an integral role in safeguarding the hygenie of their surroundings and thus prevent the outbreak of dengue and other such diseases.
4.6 DMF Increasing the Income base through tax reforms, new charges, and efficiency in the revenue collection. Effective implementation of finances and expenditure in the various sectors to improve the state of development of the wards within BMC, for a coherent development.
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Proposals
5 Landuse 5.1 Proposed population density
Figure 1: Proposed Population density (2031)
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Proposals Figure 1 shows the proposed population density allocations based on the development suitability of the respective wards accounting various factors such as vacant lands, land pricing, existing built density, existing net residential built density and existing net commercial built density to name a few.
5.2 Proposed Landuse and percentage allocations: LANDUSE (Based on Primary Survey) Landuse code 11
Area (sq. mts.)
Landuse_spec
Land use percentage
12
3606442.38 14043566.60
Group and Institutional Housing Plotted Housing
6.41% 24.98%
13
2645461.36
Informal Residential
4.71%
21
158232.69
Retail Shopping
0.28%
22
147861.10
General business/ Comm. District
0.26%
23
86875.09
24
38556.50
Service Sectors
0.07%
25
85062.29
Regulated/ Informal/ Weekly Markets
0.15%
31
72738.59
Service Light Industry
0.13%
32
36878.90
Extensive and heavy Industry
0.07%
Wholesale, Godown, Warehouse, Regulated Market
0.15%
33
313.29
Special Industrial Zone
0.00%
41
561777.25
Govt./Semi Govt./Public Offices
1.00%
42
12460.31
Govt. Land
0.02%
43
4216.87
Police Headquarters/Station, Police Line
0.01%
44
824361.99
Educational and research
1.47%
45
38015.87
Medical and Health
0.07%
46
60495.51
Social Cultural and Religious
0.11%
47
50809.40
Utilities and services
0.09%
52
1095399.89
Mixed Residential Zone
1.95%
53
151173.39
Mixed Commercial Zone
0.27%
61
674032.32
Playground/Stadiums/Sports Complex
1.20%
62
520579.48
Parks and Gardens - Public Open Spaces
0.93%
63
866195.62
Multi-Open Spaces
1.54%
71
4242739.15
Roads/BRTS
7.55%
75
Bus Depots/Truck Terminals and freight Complexes
81
41320.75 544376.24
Agriculture
0.07% 0.97%
82
626269.37
Forest and Horticulture
1.11%
85
1761.44
Rural Settlements
0.00%
86
207341.36
91
18588794.58
92 93 104 105
3784252.57
Others
0.37%
Water Bodies
33.06%
431816.76
Special Recreation Zones/Protective areas
0.77%
241818.72
Undevelopable Landuse
0.43%
92068.16
Government Restricted Area
0.16%
Other uses/Spot Zones
6.73%
ARP, INDIAN INSTITUTE OF TECHNOLOGY, KHARAGPUR - 2018
Proposals
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Proposals
Figure 2: Proposed landuse
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Proposals
Proposed Land use change
Proposed
Proposed under vacant plots
Proposed in residential
Housing
1514736.9 2
0.00
Commercial
19981.01
103204.31
Housing
471704.09
0.00
Commercial
0.00
0.00
Housing
1986441.0 0
(198.64 ha.)
Commercial
123185.33
(12.32 ha.)
BMC
Ghuni
Total
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Proposals
6 Landuse and development control guidelines Development controls have been defined as the mechanism through which entire process of urban development is regulated to achieve the objective of promoting overall benefit of the society and creating a distinct image of the city. It includes guiding the development and use of land, curbing misuse of land and promoting rational and orderly development of built environment. Considering the larger public interest and general welfare of the community, formulation of the development control should satisfy the basic requirements of the health, safety convenience, economy and amenity.
6.1 Existing building bye laws for Rajarhat – GopalpurArea
Table 1: Maximum permissible ground coverage
Source: The West Bengal Municipal (Building) Rules, 2007 Table 2: Maximum possible FAR
Source: The West Bengal Municipal (Building) Rules Amendments 2017 ARP, INDIAN INSTITUTE OF TECHNOLOGY, KHARAGPUR - 2018
Proposals
6.2 Existing building bye laws for Saltlake Area Table 3 : Maximum permissible FAR
*K (Katha/Cottah) = 720sqft= 67sqm
i.
For IT and ITES Buildings, FAR of 5.9 shall be permitted. However, in such building minimum 80% of the Built-Up space shall have to be utilized for IT or ITES activities.
Table 4 : Maximum number of floors
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Proposals Table 5: Maximum ground coverage
6.2 Development and Control Regulations for Different Sectors: a) TOD implications:
c) Environment Regulations:
A 7m setback shall be required for new developments along the water bodies in the class II category 13m setback for the developments along class I water bodies. (as per URDPFI waterways classification)
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Proposals
2 Demography Proposals 2.1 Objectives
To reduce the existing income disparity bridging the rich poor gap.
To improve the low sex ratio of Rajarhat locality
2.2 Proposals and schemes
Minimum wages for unskilled workers according to government of West Bengal for constituent municipal corporations and other urban local bodies revised with effect from January 1, 2018 is INR 7661 per month, which is almost one fifth of the average household income of Bidhannagar according to the household survey. As other municipal corporations cannot be compared with those comprising mega cities like Kolkata, these minimum wage rates must be revised and should be higher for latter.
Water tax while not collected in Bidhannagar forms a major source of income for other municipal corporations. Therefore, it is proposed to collect the tax from households belonging to the higher income group, exempting lower, middle income group and economically weaker section, with an aim to reduce the income disparity.
Low sex ratio in Bidhannagar may owe to migration of males only in search of jobs. Studies show that the entire state has poor share of working women in comparison with men. Hence, in order to incentivize employability of females within construction sector discounts in registration fee, building permission fee etc. must be awarded to projects having more than 33% share of workers as women. On similar grounds, within commercial sector, discount on market tax, tehbazari etc. must be opted.
A holistic observation of Bidhannagar yields that most of the share of tax revenues is generated from employees working in the public sector. Hence, it can be inferred that a considerable percentage of income of private sector workers remains incognito. Thereby, measures to probe for true income assessment need to be adopted. Ultimately, strict implementation of government policies and schemes regarding health and education is crucial for combating demographic issues. Similarly the initiative of minimum and equal wages for men and women should also be enforced.
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