REPORT ON FORMULATING A MASTER PLAN FOR CHANDIGARH
The site chosen is free from the existing encumbrances of old towns and old traditions. Let it be the first large expression of our creative genius flowering on our newly earned freedom. PANDIT NEHRU
TOWN &COUNTRY PLANNING ORGANISATION Government of India Ministry of Urban Development July, 2009
CONTENTS
PAGE NO
1.
Introduction
1
2.
Salient Features of the Le Corbusier Plan
1
3.
Review of the Plan
5
4.
Prof. E.F.N.Riberio’s Chandigarh Interstate Metropolitan Region Plan (CISMeR), 2021
8
Review of Prof. E.F.N.Riberio’s Chandigarh Interstate Metropolitan Region Plan (CISMeR), 2021
9
6.
City Development Plan prepared for JNNURM
12
7.
Coordination Committee
13
8.
Punjab New Capital (Periphery) Control Act, 1952
15
9.
Developments in the periphery
19
10.
Visual Analysis of the existing development in and around the Periphery
40
11.
Civil Writ Petitions
52
12.
Review of the implementation of statutory provisions including the Bye-Laws and amendments made to bye-laws from time to time
53
13.
New Master Plan for Chandigarh
55
14.
Modalities for Preparation of New Master Plan
57
15.
Suggested Chapterization
57
16.
Need for Chandigarh Inter-State Regional Plan
58
17.
Terms of Reference for Preparation of Chandigarh Inter-State Regional Plan - 2031
58
Constitution of Working Groups
59
5.
18.
1.
Introduction Ministry of Home Affairs vide letter no.U-13034/15/2006-CHD dated 18th
May,2009 have requested Town and Country Planning Organization to undertake a preliminary study for formulation of Master Plan for Chandigarh with the following Terms of Reference/Scope of Work:
(i) To study the existing Plan of Chandigarh and its periphery viz., Corbusier Plan, Ribeiro Plan and subsequent developments.
(ii) To review the implementation of statutory provisions including the Bye-Laws and amendments made to bye-laws from time to time.
(iii) To examine and compile directives of the Punjab and Haryana HighCourt from time to time in writ petitions/PILs.
(iv) To make recommendations regarding formulation of Master Planfor Chandigarh.
2.
Salient Features of the Le Corbusier Plan
The Master Plan for the new capital was prepared by Architect LeCorbusier assisted by three Senior Architects Pierre Jeanneret, Maxwell Fry and Jane Drew supported by a team of young Indian Architects and Planners like Sh. M.N. Sharma, Sh. A.R. Prabhawalkar, Smt. U.E. Chowdhary, Sh. B.P. Mathur, Sh. AdityaPrakash, Sh. N.S. Lamba, etc. The Master Plan aimed toaccommodate 1.50 Lakhpopulation (Phase-I)with estimated future population of about5.00 Lakh persons (Phase-II). (See MAP-1)
Chandigarh is planned on the principle of precincts or superblocks and they are termed as Sectors. Each sector measures 1.20 km in length and 0.80 km in width. The rectangular sectors are framed with the layout of a grid of main roads. 1
Each sector accommodates population ranging from 15,000 to 25,000 depending upon the exact area of the sector and the density prescription. There are usually three to four neighborhood units in each block. Le Corbusier conceptualized the idea of the design of Chandigarh analogous to the human body. The Government buildings form the head (Capital Complex); the business area or commercial centre is the heart; university area and industrial area are the limbs, the leisure valley and parks are the lungs and the roads are the arteries.
Chandigarh has been envisaged as a low-density and low-rise city, with a regular traffic system. The city was to be free of the slums, encroachments and squatters/ shanties as observed in many Indian cities. 2
Le Corbusier replaced vernacular Indian town planning thought with a rectangular grid based on the concept of a human body but totally detached from the ideas reflecting the traditional complex and vibrant Indian cities. He planned the Capitol Complex at the top resembling the head; the intellectual base, reflecting his conviction that governance should begin here as the head rules the body.
The Capitol complex comprises three architectural masterpieces: the Secretariat, the High Court and the Legislative Assembly, separated by mammoth plaza.
In the heart of the Capitol Complex stands the giant metallic
sculpture of 'The Open Hand', the official emblem of Chandigarh, signifying the city's credo of “open to give, open to receive”.
3
Chandigarh Present One unique feature in the layout of Chandigarh is its roads, classified in accordance to their functions. An integrated system of seven road types(7Vs) was designed to ensure efficient traffic circulation. Later on pathways for cyclists called V8 were added to this circulation system.
The city's vertical roads run
northeast/southwest (the „Paths‟). The horizontal roads run northwest/southeast (the 'Margs'). They intersect at right angles forming a grid.
This arrangement of roads leads to a remarkable hierarchy of movement, which also ensures that the residential areas are segregated from the noise and pollution of traffic.The type of Road Functions/Names, is given as under
V-1
Roads connecting Chandigarh with other cities like Ambala, Kharar and Shimla. They have dual carriage way, good tree plantation and distinctive
4
central verge lighting.
The Madhya Marg and Dakshin Marg are two roads
which merge into V-1s leading to Kalka and Ambala, respectively.
V-2
They are the major avenues of Chandigarh, with important institutional and commercial functions running alongside. In Chandigarh identifiable
they
are
as 'Margs'. Madhya Marg, DakshinMarg, Jan Marg, Himalaya
Marg, UttarMargand PurvMarg are important examples.
V-3
They are the corridor-streets for fast moving vehicular traffic. A Sector is surrounded by either V-2 or V-3 roads.
V-4
Roads bisecting the Sectors with shopping complexes located along their southern edge.
V-5
Roads meandering through the Sector giving access to its inner areas.
V-6
Roads leading off the V-5s and providing access to dwelling units.
V-7
They are intended for pedestrian movement and run through the middle of the sectors
in the green areas. A few examples are along the Jan Marg, in
Punjab University & Sector 15.
V-8
They are intended to run parallel to V-7s for bi-cycles and are not fully developed.
3.
Review of the Plan
Le Corbusier‟s Plan may be perceived more as a plan with strong architectural connotations. Strictly speaking the plan is not a typical Plan which gives the details of existing sector-wise situational analysis, existing and proposed landuse analysis and detailed assessment of infrastructure facilities and services. The planning of Chandigarh is a departure from the way Indian cities had been planned and developed. A critical review of the Plan may be helpful in highlighting the issues which could be addressed while preparing a new Master Plan.
5
Chandigarh has been planned with focus on architectural aesthetics, preservation of natural environment, conservation of buildings and open spaces, extensive road network with large roundabouts etc. However, keeping in view the changing scenario in terms of development of Chandigarh and its surroundings, population growth rate has exceeded 4 % during 1981-91 and 1991-2001 and the city likely to attain to a population of 13-14 Lakh by 2011,there would be tremendous pressure on infrastructure facilities which was not visualized at the time of Le Corbusier Plan‟s as the same was planned for a population of 5 Lakh.The Plan did not take into consideration the dynamics of urban change and spill over of the developments beyond the city limits.
Chandigarh was planned by Le Corbusier with the pre-conceived notion to rid congestion. Hence, the thought emerged that cities should be planned by dividing the human functions into work, living and leisure, and the city with its strict zoning of functions should reflect this. This was against the psyche of urban dwellers of the traditional Indian cities which used to be characterized by an inner (old) city followed by the expansion/ accretion of the city limits which came up in a somewhat planned manner.
Le Corbusier replaced the native Indian town plan with superblocks totally divorced from ideas about complex and vibrant Indian cities.
The Plan catered largely to the administrative needs of the capital of (Punjab and Haryana after 1966).Initially, it never had its own economic base and could not develop as a hub of industry or a trading centre.However, with ample government grants/funds being available on account of Union Territory status, Chandigarh was able to retain its architectural ambience and as such it never had problems of provision of infrastructure and basic services.
Chandigarh was essentially seen as a low rise low density city and about 65% of the total area of Chandigarh is under residential and commercial use. It eventually emerged as an individualistic city that catered only to the residents 6
within the city rather than having effective connectivity with the surrounding towns. Le Corbusier‟s Plan was intra-city centric and did not emphasize on the inter-city linkages.
Le Corbusier thought of regulated development in and around the periphery of Chandigarh and perceived a 16 km periphery (earlier 8 km) which he envisaged as green buffer. However, with limited geographical spread of 114sq km, the city is unable to take on the burden of the influx of in-migrants and hence in the absence of effective enforcement in the periphery, the area has witnessed growth and unplanned development virtually contrary to the planning principles of Chandigarh.
Chandigarh, being one of the well planned cities also could not take into consideration the needs of the informal sector and slums .The way it was planned, it was never thoughts, that the city may face the problems of slums.Hence,Le Corbusier‟s vision of Chandigarh could not have included new Sectors of 48 to 56,the township of Manimajra and slums that came up due to increase in number of in-migrants to the city.
Le Corbusier planning has put Planners in a dilemma, whether it would be appropriate to change the city scape or to retain its old glory. The Periphery Control Act, 1952 and Building Regulations, 1952, were framed to ensure that Chandigarh grew systematically. However, with numerous amendments, construction activities increased and residents resorted to transformation not necessarily in consonance with the Le Corbusier Plan. Further, in order to accommodate changes and increased infrastructure burden, any attempt to widen the existing roads, redesigning the rotaries to take care of traffic volume,
allowing
construction
of
additional
floors
and
group
housing(apartments)and proposing Mass Rapid Transit System may not only permanently alter the city scape but also the city may lose its original built form as envisaged by Le Corbusier.
7
4.
Prof. E.F.N.Riberio’s Chandigarh Interstate Metropolitan Region Plan (CISMeR), 2021.
The Plan was submitted to Chandigarh UT Administration in 2000. CISMeR Plan covers an area of 5320.17 sq. km. spread over U.T, Chandigarh and 8 Tehsils in the State of Punjab, Haryana and Himachal Pradesh. The total population of the above region was 26.01 lakh in 1991, estimated to be 37.85 lakh by 2001 and projected to 62.16 lakh by 2021.
CISMeR has been conceived in different layers i.e. Layer-I covering an area of 43 sq. km. comprising original plan and design of Chandigarh; Layer-II comprising of 27 sq. km. originally planned but not designed as part of Chandigarh; Layer-III comprising 44.00 sq. km and a part of 8 km peripheral belt of Chandigarh as conceived in 1952; Layer-IV Chandigarh Metropolitan Complex (CMC) comprising of 435 sq. km area outside the layers I, II and III; Layer-V comprising of 613 sq. km and Layer-VI the newly defined CISMeR outside the CMC.
The population proposed to be housed in all the six layers by 2021 would be 3 lakh, 5 lakh, 10 lakh, 12 lakh in layers I to IV respectively and 37.16 lakh in layers V and VI, total of approximate 60.00 lakh in Chandigarh and its expanded surroundings. In future, investments are required to be spread over in the outer part of the region rather than getting concentrated in close proximity to Chandigarh. As regards development constraints, double cropped lands, forests and water bodies, etc. need to be protected and any new development / expansion of the settlements be confined to the areas consisting of waste lands and grass lands / grazing areas.
The CISMeR Plan-2021 was presented in Chandigarh by Prof. Riberio in the 14th Meeting of the Co-ordination Committee held on 7th July, 2000. In the meeting it was decided to obtain comments from the concerned State Governments and Chandigarh U.T. Administration. However, no follow up action was taken after the 14th meeting.
8
Review of Prof. E.F.N.Riberio’s Chandigarh Interstate Metropolitan
5.
Region Plan (CISMeR), 2021.
CISMeR aims at preserving and protecting the city of Chandigarh through planned interventions in surrounding areas. It envisaged Chandigarh to emerge as a major metropolitan magnet with national and international linkages. In the long run it is essential that planned development of the periphery and areas beyond should also
be undertaken and the entire Chandigarh Inter-state Metropolitan Region
needs to emerge as a region which not only ensures generating economic momentum but redistribution of population and development of villages and small and medium towns. However, some of points need to be highlighted in respect of CISMeR.
The CISMeR Plan would be feasible only ifit takes into account the ground realities and the needs/ requirements of the UT of Chandigarh and the surrounding states of Punjab Haryana and Himachal Pradesh. The entire region poses complex, dynamic and organic issues which do not provide a simple and singular solution. Therefore, the plan must lay emphasis on the optimum development of the entire region so that over a period of time the adjoining townships of Punjab Haryana and Himachal Pradesh attain such status which is at par with Chandigarh.
It has been mentioned in the CISMer Plan that the population of northern sectors (Layer I) shall be 2.5 -3.0 Lakh by 2021 and the corresponding increase in the southern sectors (Layer II) shall be 2.5- 5 Lakh. This may be doubtful whether the re-densification of the Layer II to such an extent would be desirable as there already exists a higher level of population density in this area. This may lead to burdening the infrastructure on Mohali. Further, the location of the rehabilitation colonies in the border sectors of Chandigarh adjoining Mohali is bound to adversely affect the developed sectors.
The CISMerPlan suggests that a new settlement with a population of 2 lakh may be developed in Siswan region. In this context, it may be mentioned that
9
the region falls in ecologically sensitive area. Hence, the location of new settlement may lead to ecological imbalances.
The Plan also focuses on the agricultural zone on the west side bordering UT Chandigarh. However, this zone is highly prone to haphazard and unplanned growth. Hence, steps need to be taken for planned urban development.
It has been mentioned that the areas on the west and north-west of Chandigarh are highly fertile and not appropriate for urbanization. However, before going for planned urbanization it is essential to ascertain barren or waste land which is not used for cultivation which may be considered for planned urbanization.
The layer concept as advocated by CISMeR Plan may be too simplistic to offer a solution which may not be inconsonance with the ground realities. In fact the objective should be to integrate the existing development and provide grounds for planned growth of the region with a complete consensual framework which should take care of infrastructure needs particularly in terms of transport and communication network.
The CISMeR Plan should have included carrying capacity of the entire region and how the population redistribution shall take place among the other settlements in the region so as to ultimately reduce the burden on Chandigarh.
The growth of urban settlements is an actual phenomenon and the development of the same is perceived as centers of employment generation. In-migration to these centers is also a reality. As proposed in the CISMeR Plan ,the periphery to be used only for agricultural purposes may not augur well with the planned development and may be vulnerable to haphazard growth, encroachment and unauthorized development. Thus, there is a need to create and upgrade infrastructure facilities with low density population
10
without compromising the environmental considerations and large scale conversion of fertile land.
CISMerPlan has mentioned about the effective transportation links with Chandigarh to all the settlements of the region. In this regard, it may be mentioned that a plan for ring road around Chandigarh may be taken up to bye pass the traffic through Chandigarh.
Chandigarh has always been seen as planned city. Le Corbusier‟s vision did not include new sectors of 48 to 56 and physical development beyond the periphery. Hence a Regional Plan exercise should be under taken on the lines of the National Capital Regional Plan and there is a need for institutional mechanisms to manage and coordinate development. This ought to have formed part of CISMeR Plan.
The basic approach of Chandigarh being treated as a metropolis and then suggesting a regional strategy to achieve the objective of decentralized planned growth of entire hinterland needs critical insights. Judging from the success/failure of NCR plan, CISMeR should have suggested strategies for balanced regional development.
Suggesting concept of layers may also lead to stratification of development of the city and region. However, the growth of Chandigarh and the surrounding towns needs to be seen as an integrated urban agglomeration for planning and development.
Housing 5 lakh population in layer III will involve a very high density and may not be sustainable unless the periphery is urbanized. Further, assigning 2.5 lakh population in Sectors 48-56 appears to be on a high side. It would make this part of Chandigarh highly congested; devoid of basic of amenities and facilities. The population assignments for various layers needs to be reworked.
11
The CISMeR Plan basically reflects the issue of growth and development of the region in the physical terms only. It does not reflect the financial implications of implementing the proposal in broad terms and also mechanisms for resource generation to meet the objectives of CISMeR Plan. Hence, it needs to reflect the magnitude of financial outlays for making it more comprehensive.
CISMeR Plan does not take in to account the impact of growth and development due to the policy decisions of State Government to develop free enterprise zone, industrial complexes and SEZs, etc. An impact assessment analysis needs to be done on account of new developments coming up in and around Chandigarh.
Concept of urbanizing villages falling within the Master Plan area needs to be critically reviewed due to massive uncontrolled, unauthorized and haphazard development in these villages. Development of these villages needs to be brought within the overall development framework with the rules for development clearly defined.
Evolving
a
physical
framework
for
integrated
planned
growth
and
development for Chandigarh, SAS Nagar and Panchkula which would be crucial in view of the linkages, housing, infrastructure relationship and high degree of interdependence of these settlements. Future urban structure and population of these settlements needs clear definition in order to avoid unlimited growth of the core area.
6.
City Development Plan prepared under JNNURM
Jawaharlal Nehru National Urban Renewal Mission (JNNURM) has been launched by Govt. of India in the year 2005-2006 to carry out urban renewal/ up gradation of urban infrastructure in all the State Capitals, million plus cities and cities of touristic importance. To access the funds under JNNURM, cities are required to prepare City Development Plans (CDPs) and implement the reforms at the state 12
and the city levels by entering into a tripartite agreement. The Municipal Corporation of Chandigarh has prepared the City Development Plan and the Municipal Action Plans respectively.
The CDP has taken the inputs from studies viz., City Development Strategy and Concept Plan for Chandigarh. A series of consultations were organized involving a wide range of stakeholders including elected representatives, business and trade, government departments, etc. This CDP has been the outcome of extensive consultations with stakeholders both in the Municipal Corporation, Chandigarh and Chandigarh Administration as per the guidelines of JNNURM. The CDP is conceptualized considering the position occupied by Chandigarh city as a strategic destination for various activities and initiatives planned by central and state governments and to guide the planning and investment decisions in future. The CDP envisages development and renewal and up-gradation of services especially in view of promogulation of Apartment Act and increase in population during the last decade. The I.T. Industries which have been set up in Chandigarh with development of Rajiv Gandhi I.T. Park will ultimately be helpful in generating economic activities and enable Chandigarh to become an IT hub. So far only two projects under JNNURM have been approved as under. SL No
Name of Project
1.
Conservation of drinking water by harvesting of 3672.60 the tertiary treated sewage for irrigation of green spaces in Chandigarh Monitoring and automation with remote 2026.00 computerized surveillance system to 24x7 water supply
2.
7.
Approved Cost (Rs. Lakh)
Coordination Committee
To guide and channelize the growth of Chandigarh and the urban centres coming up in its neighbourhood, the Government of India set up a Coordination Committee on 26th July, 1975. The Composition of the Committee was as under:-
1.
Secretary, Ministry of Works and Housing
2
General Officer Commanding, 2 Corps, 13
Chairman
Ministry of Defence
Member
3.
Chief Commissioner, Chandigarh
Member
4.
Chief Secretary, Punjab
Member
5.
Chief Secretary, Haryana
Member
The terms of the reference of the Coordination Committee are:
a)
To study the development plans of the Union Territory of Chandigarh and those of Mohali and Panchkula township and to suggest measures for coordinated development of region;
b)
to assess the impact of the development programmes already implemented and those being implemented in the two townships; on the development of the region as a whole and to suggest remedial measures to be taken by the State Governments
and the Union
Territory; and
c)
to prepare an outline regional plan for Chandigarh and the urban areas falling within its zone of influence.
So far 16 meetings of the Coordination Committee have been held since 1975. The last meeting of the Committee was held on 29th June, 2009.
The Co-ordination Committee met from time to time and recommended various actions like constitution of Working Groups for preparing Interstate Regional Plan for Chandigarh. The first Regional Plan for Chandigarh Region was prepared in 1984 by TCPO. However, this plan was advisory in nature and did not have any statutory backing. Hence, the proposals of this plan could not be implemented.
Due to large scale urbanization in and around Chandigarh, a number of urban centres have already come up like SAS Nagar, Mohali (Punjab), Panchkula and Mansa Devi (Haryana) and Chandimandir Cantonment. These developments, by and large, are seen as a fall out of the pressure on infrastructure of Chandigarh. These developments have come up in a planned way, however, around Chandigarh, within 14
periphery control area, developments have come up in an unorganized manner. These need to be contained and future urbanizable area developed in a planned manner in consonance with the overall urban character of Chandigarh.
8.
Punjab New Capital (Periphery) Control Act, 1952
The Chandigarh Periphery Controlled Area was created with the twin objectives of ensuring planned future expansion of the New Capital City and to prevent mushrooming of unplanned construction around it. The Punjab New Capital (Periphery) Control Act, 1952 accordingly aimed at regulating the use of land and preventing
unauthorized
and
unplanned
urbanization
in
a
16
kilometre
periphery.(SEE MAP-2)
Since then, planned satellite townships of SAS Nagar (Mohali) and Panchkula have come up in the Periphery in addition to a large cantonment. Further in 1990, the State Government declared an area of 4047Ha.nearDeraBassi, falling within 23 villages of Patiala district, to be a Free Enterprise Zone (FEZ), where the setting up of industries was permitted.
Ever since, Chandigarh U.T was planned, concerns emerged for planned and regulated development around the city. As mentioned earlier, Periphery Control Act viz., Punjab New Capital (Periphery) Control Act, 1952 was enacted in order to control haphazard development around Chandigarh. The Act extended to the area within a distance of 5 miles (8 km) on all sides from the outer boundary of the land acquired for the capital of the State at Chandigarh.
Subsequently, the Act was
amended in 1957 & 1962 to enlarge the periphery to cover an area upto 10 miles (16 km).
It may further be stated that soon after the partition of India in 1947, the need of a new Capital for redefined State of Punjab was felt. About 70 sq. km. of land between Patiala Rao and Sukhna Cho were acquired for development as per a Master Plan.
The layout of the city conformed to the CIAM‟s Charter of Athens
Analogy of Human Organism incorporating elements of the living, work, culture and
15
leisure. The plan was prepared for an overall population of 5 lakh to be developed in two phases. Sector 1 to 30 as first phase and sectors 31 to 47 as second phase.
Chandigarh, planned by Le Corbusier was visualized as having a number of mechanisms such as architectural control, frame control, advertisement control and zoning regulations etc. to control and regulate the development within and outside the city. The following is the chronology of planned interventions in the periphery.
As per the Periphery Control Act, 1952, a Periphery Control Plan was prepared. The main objective of the Periphery Control Act 1952 are:
(i)
“to control and regulate the Periphery of the New Capital of the State of Punjab”.
(ii)
“To ensure healthy and planned development of the new city it is necessary to prevent growth of slums and ramshackle construction on the land lying on the periphery of the new city. To achieve this object it is necessary to have legal authority to regulate the use of the said land for purposes other than the purposes for which it is used at present.” 8 km. radius green belt around the master plan area was identified. In this plan the land use in the periphery controlled area has specifically been defined and it has been laid down that in the agriculture and afforestation zones, only buildings subservient to agriculture as approved by the Deputy Commissioner (Periphery) shall be allowed.
In 1962 this periphery-controlled area was extended to 16 km. radius. A plan showing the periphery is at Annexure - I.
In 1966 Punjab was reorganized and Chandigarh became the Capital of Punjab & Haryana comprising an area of 70 sq. km. and 26 adjoining villages with an area of 44 sq. km. having total area of 114 sq. km.
The
reorganization led to building of new towns in the adjoining States like SAS 16
Nagar and Panchkula, so the need for co-ordination development with the State of Punjab and Haryana was felt.
In the year 1953, when Chandimandir Cantonment was conceived in the Periphery, Le Corbusier had strong reservations about this but his advise was overruled. The larger context of the country‟s defence was deemed more vital.
Likewise HMT an industrial enterprise of the Central Government was developed in the peripheral zone in the 1960‟s (Pinjore).
City and the periphery went along very well till 1966.
As the growth of
population was slow, development pressure had not built up. The existence of single agency,“Capital Project”, ensured that no unauthorized construction gained momentum. The role and function of the city and periphery were clearly demarcated.
The city providing basic and higher order services,
infrastructure, amenities, besides space for living, working, care of body and mind and circulation, the periphery performing the role of sustainer and provider of basic day to day needs for the residents of the city.
Reorganization of Punjab on linguistic basis in 1966 emerged as the watershed in the history of city development and changed the very context of periphery when it got subdivided into three distinct parts with the largest part of it going to the state of Punjab –76%, Haryana-21% and Chandigarh only 3% of the original area of around 1400 sq. km. The states of Punjab and Haryana made the best possible economic use of the periphery area close to Chandigarh by setting up of new settlements of SAS Nagar (Mohali) and Panchkula defeating the main objective for which the periphery was created.
Since the establishment of SAS Nagar and Panchkulain 1967, the periphery underwent enormous development both planned and unplanned.
17
Villages in the peripheral zones are exceeding their statutory limits in many cases.
In addition there is considerable speculation in agriculture.
Many
villages have tripled in size and came within the municipal limits.
In 1998 and again in 2001 in state of Punjab all unauthorized constructions were regularized. The Zirakpur area was accorded urban status. NayaGaon on the western periphery of Chandigarh was declared NAC.
Currently there is big boom in construction activity and land conversions along Chandigarh-Zirakpur-Banur and Chandigarh-SAS Nagar roads.
Panchkula was initially designed for 1.25 lakh population. In the year 1971 the need for co-ordinated development with the state of Punjab and Haryana was felt. In the year 1975, a high level Co-ordination Committee headed by Secretary to Government of India, Ministry of Works and Housing was constituted by the Government of India to co-ordinate the growth of Chandigarh and urban centers coming up in its neighborhood for the balanced development of the region falling within the influence zone of Chandigarh and Chandigarh Urban Complex was created.(SEE MAP-3).
In the year 1977, the Co-ordination Committee got prepared the plan for Chandigarh Urban Complex comprising an area of approx. 330 sq. km. and for a population of 12.5 lakh.
In the year 1984, the Chandigarh Interstate Capital Region (CISCR Plan) was prepared by the Town & Country Planning Organization for the total area measuring was 2431 sq. km.(SEE MAP-4).
In the year 1999, Prof. E.F.N. Ribeiro was appointed Consultant for the preparation of Chandigarh Interstate Metropolitan Region Plan, 2021.
18
9.
Developments in the periphery
9.1
CHANDIGARH The total area of Chandigarh U.T. is 114 sq. km. out of which 70 sq. km. is part of
Phase I and Phase II Sectors. The rest of area is outside the sectoral grid i.e. 44 sq. km. Table:9.1
Tentative ExisitingLand Use Details of Chandigarh.
Phase-I sectors 1 to 30
Area in approx 43.00
Phase-II Sector 31 to 47
27.00
Phase-III Sector 48-56 & parts of 61 & 63
8.47
Defence
5.15
Railway Land Manimajra Reserved Forest Rest of the Periphery i) Area already acquired ii)Area in process of acquisition iii) Un-acquired land
1.28
Land Use
Sq.
Km.
3.90 11.00 14.02 4.98 5.05 4.17 114.00 Total Source: Department of Urban Planning,Chandigarh UT administration
9.2
HARYANA The Periphery Control Act was adopted by the State of Haryana by Haryana
Adaptation of Laws Order, 1968. Further, the original Act was modified by the State of Haryana by Haryana Act No.38 of 1971. Under this Act, the Periphery Controlled Area was notified vide notification no.2415-IV DP-72/1329 dated 21.03.1972 published in Haryana Government Gazette on 4.4.1972.
Thereafter, the Development Plan for Chandigarh Periphery Controlled Area (Haryana Portion) was prepared. The chronology of the said plan, modified from time to time is as under:
(i)
The 1stDevelopment Plan for Chandigarh Periphery Controlled Area (Haryana Portion) was prepared, wherein the Panchkula Project has been shown as urbanization zone; while TBRL, Cantonment and HMT 19
have been shown to be developed as Special Projects Zone. The Stone Crusher Zone was proposed in village BanaMadanpur.
(ii)
The 2nd revision of above plan was carried out, wherein the proposals for urbanization at Mansa Devi Complex were incorporated and the Stone Crusher Zone was shifted from BanaMadanpur to BurjKotian.
(iii)
The said plan was further modified, by rectifying the location of Stone Crusher Zone in village Kotian.
(iv)
Further amendment was carried out in the above plan, wherein the proposals for urbanization at Panchkula Extension were incorporated.
(v)
The above plan was again amended, wherein the proposals for urbanization at Pinjore-Kalka Urban Complex and Kot-Behla Urban Complex were incorporated.
(vi)
The latest amendment has been carried out in the said Development Plan in year 2009, wherein certain modifications were done in the urbanization proposals of the development plans of Pinjore-Kalka Urban Complex, Panchkula Extension and Kot-Behla Urban Complex.
Due to establishment of various special government projects like HMT, ACC Cement Factory, Chandimandir Cantonment, ITBP Complex, CRPF Group Centre, Terminal Ballistic Research Laboratory and Panchkula Town, this periphery area has undergone tremendous socio-economic and physical development. Further,the development of infrastructure like roads, electricity and rapid transportation facilities, induced large scale in-migration from other areas to this region. As a result, the population of periphery area (Haryana Portion) increased manifold in last three decades. The following table shows the projected population of periphery controlled area upto 2021:
20
Table: 9.2 Population projection of Haryana Periphery Year
Population
1971 1981 1991 2001 2011 2021 Source:
Urban in Rural in %age Growth rate %age 84143 26.98% 73.92% 124604 30.78% 69.22% 48.00% 222346 50.00% 50.00% 78.60% 444692 65.00% 35.00%(Projected) 100.00% 889000 75.00% 25.00%(Projected) 100.00% 1423000 85.00% 15.00%(Projected) 60.00% Department of Urban Planning,Chandigarh UT administration
As apparent from above projection, the total population of periphery controlled area would be 14,23,000 in 2021 presuming a growth rate of 100% upto 2011, when projects of Panchkula Extension & Shree Mata Mansa Devi Urban Complex get completed and urbanization in the area adjoining Kalka &Pinjore will take place. Accordingly, the urban population would be 65.00% 75.00% & 85.00% of total population in corresponding years of 2001, 2011 & 2021 respectively. Hence, total urban population would be 14.2 lakh in 2021. The topography of the area is the prime factor in determining the proposed land uses of any area. Topography of periphery controlled area (Haryana Portion) comprises of Shivalik Hills, Kandi Belt, Plains and RiverValley. To promote a ecofriendly urban development in periphery controlled area, forests like Reserved Forest as well as Protected Forest notified by the Centre or State Govt. have been retained as such for conservation of ecology and environmental serenity of the area. Similarly, cultivable areas of the region have also been retained as agricultural zone. The details of the area under different land uses proposed in the latest controlled area plan bearing drawing No. DTP(P) 597/2000 dated 3.8.2000 is given below:-
21
Table9.3: Proposed Landuse in Haryana Periphery,2021 Sr. No.
Proposed Land Use
Area in Acres
1 2
Urbanisable Zone Agricultural Zone
26804 16136
3
Reserve Forest Zone
11310
4
Protected Forest Zone
9410
5 6 7 8
Restricted Zone Stone Crusher Zone Special Project Zone Water Body (River &Choe)
1060 105 7775 6700
Total
79300
Source: Department of Urban Planning, Chandigarh UT administration
9.2.1 URBANISABLE ZONE:
In the periphery controlled area plan, an area of about 26804 acres is earmarked for urbanization out of which about 12365 acres of land has already come under Panchkula, Panchkula Extension, Shree Mata Mansa Devi Urban Complex and Existing Kalka &Pinjore Towns. Remaining area for future urbanization (i.e 14439 acres) lies adjoining Kalka and Pinjore towns; Amravati Enclave and HSIIDC Industrial Estate, Barwala.
Table: 9.4 Sr. No. 1 2
Settlement Wise Details of Urbanizable Area Name of Urbanizable Areas
Area in Acres 5000 1550
PanchkulaTownship Mansa Devi Urban Complex Panchkula Extension across river Ghaggar, including area of Ghaggar, ProtectedForest, Agricultural Zone 3 2945 of restricted belt of TBRL and recreational part of Sector 32 4 Kalka and Pinjore 2870 Total 12365 Note: Total area i.e. 12365 acres also includes recreational zone. Source:Department of Urban Planning,Chandigarh UT administration
The urbanisable Zone of the periphery controlled area includes the development plan proposals of Panchkula Township, Mansa Devi Urban complex, 22
Panchkula Extension, Pinjore-Kalka Urban Complex, Kot-Behla Urban Complex. A brief note on these developments is as follows:
9.2.2 AGRICULTURAL ZONE
The cultivable land comprising of 16136 acres of land has been designated as agricultural zone in the development plan of Periphery Controlled Area.
9.2.3 RESERVED AND PROTECTED FOREST The area declared as “Reserved Forest” and “Protected Forest“ by the Government of India and State Government have been retained as such and earmarked on the plan of periphery controlled area on the basis of information received from D.F.O. Morni, Forest Department.
The areas earmarked under
“Reserved Forest” and “Protected Forest” are about 11310 acres and 9410 acres respectively. In these areas, the provisions of Indian Forest Act are applicable.
9.2.4 RESTRICTED BELT
In the proposed development plan of periphery controlled area, 30 mt wide restricted zone (outside MC Limts of Kalka has been proposed along both sides of Kalka-Ambala Road(NH-22) and Pinjore-Nalagarh National Highway. Similarly 30 mt restricted zone has been proposed along both sides of Panchkula-Barwala National Highway (Scheduled Road). Besides, 30 mt wide restricted zone outside MC Limits of Kalka &Pinjore along both sides Kalka-Chandigarh Railway line has been proposed. 30 mt wide restricted belt has also been proposed along both sides of Panchkula-Morni scheduled road and NG 22 within MC limit of Pinjore only.
23
9.2.5 STONE CRUSHER ZONE
The stone crusher zone at village BurjKotian having an area of 105 acres has been declared vide Haryana Government(Environment Department) Gazette notification No.S.O.94/CA/1986/S-5 &7/92 dated 4th August,1992.
9.2.6 SPECIAL PROJECTS ZONE:
In Chandigarh Periphery (Haryana Potion) controlled area plan; all projects established by the Government of India under any Act like “The Indian Works of Defence Act,1903”, “Cantonment Board”, “Indian Factory Act” etc.
have been
grouped under ”Special Projects Zone”. The Special Project Zone comprises an area of about 7775 acres approximately. The details of area of various projects is given in following table:Table 9.5:Details of Areas of Various Projects in Haryana Periphery Sr. No. 1 2 3 4
Source:
Project Terminal Ballistic Research Laboratory Chandimandir Cantonment H.M.T. Pinjore I.T.B.P. Total
Area in Acres 4200 2700 530 345 7775
Department of Urban Planning,Chandigarh UT administration
9.2.7 RECREATIONAL ZONE: AREA 650 ACRES
An area of 650 acres has been earmarked for recreational activities in Sector-3 of Panchkula Township, Sector-32 of Panchkula Extension and Sector-1 of Shree Mata Mansa Devi Urban Complex. In these sectors, recreational activities like; sports/play grounds, amusement parks, hotel-cum-resorts, golf course and any other recreational use with the permission of the Director may be permitted.
24
Table 9.6: Proposed Landuse as per Development Plan of MANSA DEVI URBAN COMPLEX – 2021 AD Projected Population:60, 000 Sr. No. 1 2 3 4 5 6 7 8 9 10
Land Use Area in Acres Residential 700 Commercial 80 Transport and Communication 168 Public Utility Zone 20 Special Zone 63 Public and Semi Public Zone 30 Information and Technology Park 46 Recreational Zone 100 Water Bodies and Green/Open Spaces 308 Mela Parking 35 Total 1550 Acres Source: Department of Urban Planning,Chandigarh UT administration.
For residential purpose four sectors namely 2, 4, 5 & 6 have been proposed with a varying density of 60 persons per acre to 250 persons per acre.
For Commercial purpose, City Centre has been proposed in Sector-3. Apart from it, commercial strips have been proposed in Sector 5, 5-A and 5-B along approach road to Mansa Devi Complex and also near Mansa Devi Temple.
For adequate accessibility to this urban complex 80 mt. wide road between sector 5 and 5-A has been proposed from Chandigarh Kalka State highway. In addition the sector roads have been proposed with 60 mt ROW for smooth flow of traffic.
Adequate provision for water-works, electric sub-station and LPG Gas Godown etc. have been made in the development plan.
There are religious and historical shrines of Shree Mata Mansa Devi Temple, Patiala Temple, and Bohli Sahib Gurdwara in this area. In order to provide ample space for the various activities of these religious bodies, Sector 5-D has been earmarked as Special Zone in the Development Plan. 25
An area of 30 acres has been proposed as public and semi public zone in sector-3 of development plan.
An area of 46 acres has been proposed to be developed as Cyber City for Software Technology Park in sector 3 and 7.
An area of 100 acres along Shivalik Hills has been proposed for recreational activities like Golf Course, Sports Ground, Play Ground, Water Sports, Amusement Parks, Stadium, Hotels.
Part of Sukhna Lake and its adjoining chos constitute the major water body of the area. Accordingly, to preserve the same sufficient area under water body / open space has been reserved in Sector-1.
For parking during Mela periods sufficient space has been reserved for Parking in Sector 5C and 6.
26
Table 9.7: Proposed Landuse as per Development Plan PANCHKULA EXTENSION – 2021 AD Projected Population:1, 20, 000 Sr. No.
Land Use
1 2 3 4
Residential Commercial Public Utility Zone Special Zone
5 6 7 8 9
Public and Semi Public Zone Recreational Zone communication Zone/Restricted Belt Woodland and Green Belt Roads excluding NH-22
Area in Acres 917 65 10 30 185 200 115 30 145
Water Body 10
a. Ghaggar River 440 b. Choes 43 11 Area Under TBRL Restricted Belt 255 12 Hilly Forest 450 13 Village Abadies 60 Total 2945 Source: Department of Urban Planning,Chandigarh UT administration
For residential purpose, 7 sectors namely 23 (part) 24,25,26,27,28,31 have been proposed. These sectors are proposed with residential density of 100 persons per acre for plotted development and 250 persons per acre for group housing.
Sufficient commercial area has been proposed in sector 23, 25,& 27 which will be in addition to the commercial areas to be developed in each residential sector in the form of local shopping centers.
For Public and Semi-Public uses, sector 23&32 has been reserved to cater the need of institutional buildings which may come up as a result of newly created District head quarter of Panchkula.
27
Area around Nada Sahib Gurdwara has been proposed a Special Zone for the development of ancillary activities to this religious body.
Sufficient space has also been reserved for Public Utilities in the Development Plan.
For development of Recreational activities, sufficient areas have been reserved in Sector-32 and along M2 road in both side i.e. in Sector 25 and 28.
Panchkula Extension is situated along Panchkula-Naraingarh road N.H.73 which is proposed to be widened to 60 mt with 30 mt restricted belt on both sides.
In addition, Panchkula-Morni scheduled road is proposed with
provision of 30 mt restricted belt on both sides. Apart from it, all sector roads have also been proposed with sufficient width.
Besides green belts along national highway and Scheduled roads, sufficient open spaces have been proposed in each sector. The land being reclaimed along River Ghaggar is also proposed to be developed as green.
Table 9.8:Proposed Landuse as per Development Plan of PINJORE KALKA URBAN COMPLEX – 2025 Projected Population: 4, 93, 400 Area in Acres Percentage Residential 3354.00 34.29 Commercial 487.00 4.98 Industrial 610.00 6.24 Transport and Communication Zone 1213.00 12.40 Public Utilities 127.00 1.30 Public and Semi-Public 215.00 2.20 Open Spaces 3518.34 35.97 Information Technology 123.00 1.26 Special Zone 133.14 1.36 Total 9780.48 100.00 Grand Total 11787.48 (Existing & Proposed) (2007+9780.48) Say 11800 Source: Department of Urban Planning,Chandigarh UT administration Sr. No. 1 2 3 4 5 6 7 8 9
Land Use
For residential purpose, the sectors have been proposed in the area lying on both sides of NH-22 between Pinjore and Kalka, adjacent to HMT colony and Amravati Enclave. An area of 3354 acres has been proposed as residential which will accommodate a total population of 3,35,400 by assuming density of 100 persons per acre.
Population of 1,58,000 is already assumed to be 28
accommodated in the built up area. The total ultimate population of 4,93,400 will be adjusted in the proposal of Development Plan up to the year 2025, with a density of 42 persons per acre.
The commercial area has been proposed in the form of Commercial belts along the 60mt. Wide road linking Nalagarh Road with Kalka Town. The area between Kaushalya River & NH-22 near Surajpur is also proposed to be developed as Commercial Sector 1 & 6 Sector 22 has been proposed as a city centre and sector -31-A as District Centre.
Four Industrial sectors have been proposed along the Pinjore-Nalagarh road. Only non-polluting industries will be allowed to be set up in the proposed Industrial area Phase-II along PinjoreNalagarth Road (NH-21-A). One sector for Information Technology has also been proposed in Industrial area Phase-I.
Special Zone with an area of approx. 134 acres have also been proposed in sector-32, which can be utilized for uses like residences, commercial, recreational and institutional.
In order to ease the movement of through traffic in this area, the proposal of 60mt wide by-pass for Pinjore-Kalka towns has been dovetailed with the byepass proposed at Parwanoo.
A ring road 100 mt wide has also been
proposed which would start at Surajpur and meet Pinjore-Nalagarth road near Civil Aviation Club. This would benefit the traffic coming from Panchkula side & bound for Nalagarh, as they would not be required to pass through the congested town of Pinjore. This ring road is further extended & linked with Kalka-Paploha road. This link would benefit the traffic coming from Nalagarh side & bound for Kalka/Shimla.
Sufficient provisions have been made in the development plan for Public utility services.
29
Sizeable Public and Semi-public zone has been proposed near the existing town where BDPO office, DSP office and Circuit House have already been constructed. Similarly, one sector for this purpose has been proposed on Pinjore-Nalagarh road.
Enough recreational and open spaces have been proposed in the development plan apart from green belts along major roads. Table 9.9 : Proposed Landuse as per Development Plan of BEHLA URBAN COMPLEX – 2021 Projected Population:2, 31, 400 Code No.
Land Use
100
Residential
200
Commercial
300
500
Industrial Transport and Communication Zone Public Utilities
600 700
400
Area in Acres 2314.00
Percentage
244.00
4.43
1162.00
21.10
705.00
KOT -
42.00
12.79
315.00
5.72
Public and Semi-Public
197.00
3.57
Open Spaces
572.00
10.39
100.00 Total 5509.00 Source: Department of Urban Planning,Chandigarh UT administration
For residential purpose, 13 sectors namely 4,6,6-A9Part0, 7,12-A,13A,14,15,16,20,21,22,24 have been proposed to be developed at a residential density of 100 persons per acre.
City Centre is proposed to be developed in Sector 17-A along PanchkulaBarwala road (National Highway-73). In addition, district centre has been proposed in Sector 6-A in the form of commercial belt along Sector dividing road of Sector 6-A and 7.
30
To cater to industrial requirements, sectors 1, 2 and 3 are proposed for industrial use, wherein only non-polluting units will be allowed. The sector 13A (Part) is proposed for Information Technology Units.
Sector 8 have been proposed to be developed for transport and communication use which will accommodate the uses like; Transport Depot, Telephone Exchange and Telephone offices, Broadcasting Station, Television Station. For better connectivity between both sides of urbanisable area of National Highway-73 a flyover has been proposed, so that highway traffic can move uninterrupted. All the sector roads have been proposed with 60 mt ROW for smooth flow of traffic.
An area of 165 acres as sector 22-A and 23 has been proposed for water supply installations, disposal works and electric power plans/sub-stations.
To provide educational, cultural, religious institutional, medical and Health facilities an area of 197 acres have been proposed in sector 5 & 18-A.
A 100 meters wide green belt has been proposed along both sides of Panchkula –Barwala National Highway-73. In addition, an area of 572 acres has been proposed for parks, green belts, crematories, fuel filling station and water bodies in sector 7-A and 23-A.
9.3
PUNJAB
Total area of Greater Mohali Area
1195.63 sq.km.
Development Authority Total population of GMADA (2001)
7,45,290
Population of Urban Areas (2001) (Mohali, Banur, Kurali, Zirakpur, DeraBassi and Kharar).
2,44,680
Rural Population
5,00,610
Total no. of villages
46
31
(including 15 villages of Banur Planning Area falling outside GMADA)
Total no. of Towns
6
(SAS Nagar, Kharar, Zirakpur, Banur, DeraBassi, Kurali)
Total no. of Local Planning Areas
7
(SAS Nagar, Kharar, Zirakpur, Banur, DraBassi, Mullanpur, Lalru)
Local Planning Areas yet to be notified
1
(Kurali)
Table 9.10: Name of LPA Kharar Mullanpur SAS Nagar Banur Zirakpur Lalru Derabassi Total
Source:
Details of Local Planning Areas (LPAs) in Punjab Periphery No. of Town/Villages 13 33 78 32 19 72 27 274
Area in Hec.
Population (2001)
3225 6109 16642 10239 3814 21094 5371 66494 (664.94 sq.kms.)
50621 34020 217675 48481 32832 93125 50749 527503
Department of Urban Planning,Chandigarh UT administration
No. of villages falling outside above LPAs:
197
Area of villages falling outside LPAs:
53358 hec.
Population of villages falling outside LPAs (2001)
219731 persons
1.
Regional Plan of GMADA notified wide notification No. 1990-DTP(S) dated 12.11.08.
2.
SAS Nagar Master Plan prepared and notified wide notification No.1991/2008 DTP(S), dated 19.11.08.
3.
Mullanpur Plan Master Plan prepared and notified wide notification No.1992/2008, dated 19.11.08.
4.
Master Plan for DeraBassi, Zirakpur, Banur, Kharar are under preparation.
Notwithstanding the regulatory framework, enforcement has been weak in the periphery. Number of unauthorized constructions and haphazard development in and around the Chandigarh Periphery have come up.
32
In order to check the
unauthorized unregulated and haphazard growth, the Govt. of Punjab thought of framing comprehensive periphery area policy. In pursuance to the decision of the State Council of Ministers in its meeting of 17th November, 2005 on the subject “approval of Periphery Policy Report and other Allied Matters” and in the exercise of the powers vested under the Punjab New Capital (Periphery) Control Act,1952 (Punjab Act No.1 of 1952), the Governor of Punjab accorded in-principle approval to the Report submitted by the Committee headed by the Chief Secretary, Punjab. Accordingly, a Committee headed by the Chief Secretary was constituted by the State Government in September,2003 to suggest an appropriate and transparent policy framework for the Periphery.
The Committee give its
recommendations to address various issues as follows:a)
Preparation of comprehensive Land Use Plan for the entire Periphery Controlled area to check haphazard unregulated and unplanned development.
b)
Suitable pockets for Housing Schemes in the Periphery.
c)
To examine the issue of Unauthorized constructions and regularization.
d)
Locating Institutions with larger land requirement as sports, recreation, leisure and tourism related activities.
e)
Free Enterprise Zone with 23 villages and 10000 acres of area declared for setting up of Industries.
f)
Master plans of various Municipal Towns of Periphery to be prepared under the Punjab Regional and Town Planning and Development Act, 1995 to provide avenues for future growth and development.
g)
Considering needs of Existing Rural Settlements within periphery.
h)
Farm Houses were permitted to encourage low density development and to meet the basic residential demand of land owners in the area.
In order to implement the above, Govt. of Punjab notified Regional Plan for GMADA area falling in Punjab area of periphery of Chandigarhvide notification no.1990-DTP(S) dated 12.11.08. The vision of Regional Plan of GMADA Region is to develop different towns based on theircharater development and location such as Mullanpur as Eco-Town, 33
Derabassi as manufacturing town, SAS Nagar -Zirakpur as residential cum service towns, Banur and Kharar as institutional hubs, accordingly the master plans of these towns have been prepared.
This Regional Plan maps out the vision for the GMR and long term physical development for a projected population of 4.5 million people. The various zones reflect the permissible predominant use of land within the areas demarcated. The Regional Plans also specify the ancillary, related or compatible activities allowed within the permissible predominant use of land. Table 9.11: Proposed Landuse Distribution for Greater Mohali Region Sr. No.
Source:
Land-Use Unrealizable 1. area Industrial 2. Rural 3. settlements Agriculture 4. area within LPA Agriculture 5. area outside LPA Recreational 6. Forests 7. Waterbodies 8. Transportation 9. Restricted 10. development zone Total
Area (ha) 42,740 2,478 4,567 18,483 24,990 4,370 12,281 2,890 4,885 1,351 119,036
Percentage% 35.9 2.1 3.8 15.5 21.0 3.7 10.3 2.4 4.1 1.1 100.0
Department of Urban Planning,Chandigarh UT administration
9.3.1 Population Growth The population of the Greater Mohali Region was just over 0.7 million in 2001 with 38.9% of the population residing in urban areas and the balance in rural areas. It may be said that the Greater Mohali Region is more urbanized compared to both India as a whole (27.8%Urban population in 2001) and the State of Punjab (33.9%). There is a high degree of concentration in S.A.S. Nagar (Mohali), which accounted for close to 45% of the total urban population in 2001.
Table 9.12: Population of the Greater Mohali Region (Census 2001) Number of Number House holds persons (HH) 34
of Number males
of Number females
of
Urban area 58,730 276,699 149,022 127,677 Rural Areas 75,225 434,511 237,400 197,111 Total for 133,955 711,210 386,422 324,788 Greater Mohali region Source: Department of Urban Planning,Chandigarh UT administration.
9.3.2 Population Projection
The population estimate for the Greater Mohali Region is 2.32million for low growth scenario and 4.51 millionfor very high growth scenario by 2056.
9.3.3 Key Economic Drivers.
Greater Mohali Region has largely urban character with proximity to Chandigarh providing access to connectivity by air. With the likely upgradation of the Chandigarh airport to handle international flights, the drawbacks in terms of international travel having to be routed through Delhi and Mumbai will get addressed.
The nature of the population is cosmopolitan with migrants driving the growth in population, coupled with higher rates of literacy than the state and national average.
It has competitive advantages for IT/ITES operations in terms of lower rentals/capital costs of floor space, lower manpower costs and lower levels of attrition in the employee base as compared to the metropolitan cities.
The established base of institutions of higher education and the current pipeline of institutes being set up provides a natural fillip to with IT/ITES as well as other knowledge based economic activities.
The Government of Punjab has also identified the Greater Mohali region as one of the four “Investment Regions” in Punjab, with a focus on knowledge - based 35
industries.
Apart from the knowledge based industries, another driver for the
Greater Mohali emerges from the nature of the work force in these industries. Typically with a younger and higher income earning (and spending) workforce, these industries will drive a demand for residential property as well as infrastructure for leisure and entertainment like shopping malls, restaurants, multiplexes, amusement/ these parks, clubs, sports facilities, etc. Such services have the potential to further supplement economic growth by creating more job opportunities, in turn, leading to greater income generation and spending.
Knowledge based industries/services like IT/ITES, biotechnology, healthcare (including medical tourism), higher/technical education, creating direct demand for office space and telecommunication infrastructure.
Secondary demand arising from the income and cosmopolitan mix of employees of such knowledge based industries as well as those accessing healthcare and education facilities, sustaining real estate development (residential property, shopping malls, hotels/restaurants, multiplexes, clubs, amusement parks etc.) in the first instance and employment in trading, operation and maintenance, etc. in the second instance.
The conversion of the Chandigarh Airport into an international one, coupled with the ongoing boom in air traffic being witnessed in India and the access provided to several places of tourist and religious importance of Punjab and Himachal Pradesh from the Greater Mohali Region is also likely to lead the growth in logistics / facilities in the area.
The Meetings, Incentives,
Conventions and Exhibitions (MICS) segment may also emerge as a key driver for the local economy. 9.3.4 Development Strategies
To attain balanced development within the GMR through reaffirming distribution and to promote development efficiency by concentrating on development in designated corridors, linkages and nodes.
36
Zirakpur-SAS Nagar-Kharar-Mullanpur corridor will be targeted for immediate growth for the next 15-20 years. This corridor comprises the airport, the FEZ, SAS Nagar, Mullanpur and Zirakpur.
There are already established
commercial centers at Zirakpur, the southern extension of Chandigarh at SAS Nagar, This corridor has 3 important links:-
-
The link northwards towards Baddi, has the potential to attract workers from the industrial town in Haryana to set up homes at the foothills of the Shivalik. The southern portion of the Mullanpur that is close to the film city and education city of Chandigarh, offers yet another development potential, which is a Theme Park-cum-Regional Park.
-
Development along the periphery of Chandigarh has the potential to capture the spill over effects of already saturated Chandigarh.
-
Linking south eastwards towards Panchkula – Zirakpur could become a commercial center to capture more residential oriented development at Panchkula.
Lalru-Banur-Kuralion the other hand, will be targeted for growth in the medium term say 20 to 30 years.
Those industries that do not need to be in
proximity to the core economic corridor but so long as they are connected via important transportation corridors can be located here. Banur is targeted to be the institutional hub to tie in with the business park corridor along the airport; the NH-64.
9.3.5 Housing Strategies
It is, therefore, advocated that the responsibility of providing public housing be undertaken in full by the every city council, housing authority or development authority.
Provision of public housing should form part of the standard
“infrastructure” just like roads, sanitation, potable water, power supply.
The
development authorities should be empowered by law to facilitate and acquire 37
private lands for public purposes as in public housing where the affected land owners will receive as part of their compensation, proper housing.
38
9.3.6 Primary Urban Development Areas
This development area refers to the belt comprising Mullanpur, SAS Nagar, Airport and Zirakpur/Derabassi Belt. These areas are in very close proximity to Chandigarh and will experience the full “spill over” development impact from it particularly when there is intention to designate Chandigarh as a Heritage City. Once this is been approved, the developmental growth will be restricted within Chandigarh itself. Hence, the pressure of development will most likely have a direct impact on the immediate adjacent areas of Mullanpur, SAS Nagar, the Airport, and the Zirakpur/Derabassi Belt. These areas will have to be comprehensively planned with a whole host of uses ranging from residential, commercial, institutional, etc., to cope with the demand of the spillover population from Chandigarh as well as their own.
These areas are well connected to one another by the proposed road that runs from north-west to the south-east portion of the belt.
9.3.7 Proposed Land Use Plan
The proposed land use plan captures the essence of the various land uses within the greater GMADA planning area. The main objective is to ensure that future proposals within the development area are in conformity with the prescribed zoning. In addition, the proposed zoning ensures that the uses proposed in a geographical area are in harmony with one another and are in direct alignment with the overall objectives of the GMADA planning area.
This Regional (Zoning) Plan maps out the vision for GMADA and long term physical development for a population 4.5 million people. The various zones reflect the permissible predominant use of land within the areas designated. The zoning plans also specify the ancillary, related or compatible activities allowed within the permissible predominant use of the land. 39
10.
Visual Analysis of the existing development in and around Periphery
Photo 1:Kishangarh village in Chandigarh Periphery on the way to Mansa Devi Complex which is a typical abadi area and construction has taken place within the Lal Dora and has come up in an unplanned manner.
Photo 2: Spillover of residential development in Kishangarh village. Recently Chandigarh U.T. Administration has notified Erection and Reerection of Building Rules, 2006 for villages in the Municipal Area of Chandigarh M.C.
40
Photo 3:Haphazard construction in Kishangarh village
Photo 4: Huge open spaces near Rajiv Gandhi I.T. Park which acts as a lung space and needs to be preserved as a green buffer.
41
Photo 5: 60 mt. wide road near Rajiv Gandhi I.T. Park. The road lacks pedestrian / cycle track.
Photo 6: “Pride Asia” in Rajiv Gandhi I.T. Park where a number of I.T. Industries have come up on account of the industrial policy of Chandigarh U.T.
42
Photo 7: Area where residential development is coming up in the form of Group Housing near Rajiv Gandhi I.T. Park.
Photo 8: Tech Mahindra I.T. Hub
43
Photo 9: Road passing through Rajiv Gandhi I.T. Park. The area has been developed with the provision of basic infrastructure facilities.
Photo 10: Commercial development on the major arterial road passing through Rajiv Gandhi I.T. Park.
44
Photo 11: Parking of vehicles of the employees of I.T. Industries. Steps have to be taken for organized parking
. Photo 12:Open space near Saketri village where number of unauthorized constructions have come up. The area is also characterized by presence of vegetation on the foothills of Shivaliks making the same vulnerable to environmental degradation.
.
45
Photo 13:Construction coming up near Saketri village where private developers are engaged in construction of houses.
Photo 14:Shops on the ground floor in the buildings near Saketri village signifying presence of mixed use in the abadi area.
46
Photo 15:Entry point of the Bus Stand in Sector-43.
Photo 16:Road going towards Kansal village near Mohali where growth of slums is observed.
47
Photo 17: Slum near Kansal village.
Photo 18: Informal activities (Collection of Kabadi material) which have come up in an unorganized manner.
48
Photo 19: Trucks parked in an unorganized manner near Chandigarh Railway Station and signifies that Chandigarh lacks facilities like Integrated Freight Complex.
Photo 20:Informal activities in Sector-47-C which signifies that provision for informal activities has not been made in Master Plan of Chandigarh
.
49
Photo 21: Slums in Sector-69, Mohali. development.
This is in spite of planned
Photo 22: Open space in Mohali near Sohana village in Sector-76. Open spaces have to be protected against the dumping of Malba.
50
Photo 23: Apartments under construction in Mohali. The construction of Group Housing in Mohali is by and large the result of population pressure on Chandigarh.
Photo 24: Presence of informal commercial activity in Mohali which may not be in tune with the planned development.
51
11.
Civil Writ Petitions
The developments in and around Chandigarh have over a period of time witnessed a number of Public Interest Litigations (PIL).
Most of the PILs have
focused on rapid development in and around Chandigarh and desired that at the level of Central Government i.e Co-ordination Committee under the Chairmanship of Secretary, Ministry of Urban Development there is a need to monitor regularly the status of development in and around Chandigarh. The details of writ petition received in TCPO are given as under: Table 11.1:
CIVIL WRIT PETITION ON CHANDIGARH RECEIVED IN TCPO
S.N o.
CWP No.
Subject
1.
No.7291/ 2000
2.
No. 876 /2001
Jasbir Singh Dhaiwal& Others Vs Union of India, State Government of Punjab and Haryana & Others Dr. B. Singh Vs Union of India
3.
Appeal No. 57215725/2001
4.
5.
No.7291,8708,90 47,9143 & 16738/2000 Special Leave Petition(Civil) No.7291/2000
6.
No.9143/2000
7.
N0. 11039/2001
8.
No.18597/ 2001
9.
No.492/2003
Sanjeet Singh Grewal& Others Vs Union of India -do-
Late S. Beant Singh Vs Union of India, State Government of Punjab and Haryana & Others Karnail Singh Vs State of Punjab & Haryana & others SanjeetGrewal& others Vs State of Punjab and Haryana Dr. B. Singh Vs Union of India Dr. B. Singh Vs Union of India
In the Hon”bleHigh Court High Court of Punjab & Haryana
-do-
-do-
Supreme Court of India
Remarks
Regarding Periphery Control Act
Regarding Periphery Control Act and Developments in and around Chandigarh. (Around Sukhna Lake, etc) Regarding Constitution of New Town Planning and Development Authority for Anandgarh Regarding Land Acquisition and Compensation thereof
Punjab & Haryana
Regarding Periphery Control Act
Punjab & Haryana
Regarding Chandigarh Master Plan
Punjab & Haryana
Regarding Acquisition of Land for New Township
High Court Punjab & Haryana Supreme Court of India
Regarding Periphery Control Act and New Developments coming in and around Chandigarh Regarding Periphery Control Act and New Developments coming in and around
52
10.
No. 8327/2004
11.
12.
No. 7649/2003, 876/2001, 16325/2001 No. 242/2005
13.
No. 9556/2005.
14.
No. 16022/2004
15.
No. 942/2005
16.
No.9157/2002
17.
No. 12218/2006, 4034/2005, 5907/2006,8138/ 2006,6398/2006, 9423/2005.2424/ 2005,8354/2006 No.4252/2008
Dr. B. Singh Vs Union of India Dr. B. Singh Vs Union of India
Punjab & Haryana Court Punjab & Haryana Court
Jaswant Singh & Others Vs Union of India Dr. B. Singh Vs Union of India Rajesh Jakhran& Others Vs Union of India Jaswant Singh & Others Vs Union of India Gaurav& Others Vs.
Punjab & Haryana Court
Union of India
18.
Source:
BalrajSingh,Gurdyal Singh etc –vs-State Govt of Punjab and Haryana
Supreme Court of India Punjab & Haryana Court High Court of Punjab & Haryana High Court of Punjab & Haryana High Court of Punjab & Haryana
Gurbax Singh High court of ShergillVs Union of Punjab & India &others Haryana Compiled from the records available in TCPO
Chandigarh especially to save the green belt /lungs space around Chandigarh Regarding Compensation of Land Acquisition from PUDA Regarding Periphery Control Act
Regarding fixing of Compensation for Land Acquisition Regarding Violation of Forest Conservation Act,1980 Regarding violation of Haryana Development & Regulation of Urban Areas Act 1975. Regarding Periphery Control Act
Regarding Registration of Property(to obtain NOC) Regarding Land Acquisition
Regarding Enforcement of the Provision of (Periphery) Control Act, 1952
While filing counter affidavits Ministry of Urban Development has stated that the development in and around Chandigarh come within the purview of the concerned State Governments and U.T.Administration.
12.
Review of the implementation of statutory provisions including the ByeLaws and amendments made to bye-laws from time to time.
Chandigarh is a planned city with a regimented set of controls defining the spatial layout at city level and development of various types of buildings. The legal framework for this has been provided by the Capital of Punjab (Development & Regulation) Act, 1952 and Rules made thereunder. The Act was enacted when the construction of the New Capital of Punjab at Chandigarh was in progress. It was considered necessary to vest the U.T.Administration with legal authority to regulate the sale of building sites and to promulgate building rules on the lines of Municipal
53
Bye-laws. The Capital of Punjab (Development and Regulation) Bill, 1952, seeks to carry outthe above objects.
Another Act, the Punjab New Capital Periphery Control Act, 1952 helps in the regulated development of land outside the sectoral grid of Chandigarh City. The Chandigarh Administration acquires the land through the Land Acquisition Branch of the Estate Office and amenities are developed as per the standard norms of population density for the area and also in keeping with the projected land use in the master plan. These developmental works are undertaken by the Engineering Department of the U.T. Administration. The land which can be constructed upon and to be used for habitation/other purposes (including usage such as residential, commercial, institutional, industrial and recreational) is then released into the property market.
The construction of buildings in Chandigarh U.T. is regulated under the Punjab Capital (Development and Regulation)Building Rules,1952amended time to time. The latest amendments dated 16th October,2008 makes mandatory provisions for zoning plan for all sites/plots, compounding fee, basement, multi level parking, use of silent DG set, areas free of FAR, parking norms, solar energy, structural stability,rainwater harvesting and provisions barrier free movement for physically disabled persons inpublic buildings.
There are various regulations which regulate construction activities and the same are given as under:
Sl.
Rules / Regulations
No. 1
Chandigarh Municipal Corporation (Sewerage Connection and Sewerage Cess), Bye-laws, 2000
2
Chandigarh Municipal Corporation (Ban on Manufacture and Uses of Polythene bags and container) Bye-laws, 2002
3
Chandigarh Conversion of Land Use of Industrial sites into commercial activities / services in industrial area / phase I and II Scheme, 2005
54
4
Chandigarh Municipal Corporation (Disposal of construction material / malba and debris) 2005
5
Chandigarh Apartment Rules, 2001
6
Chandigarh Conversion of Residential Leasehold land tenure into freehold land tenure rules, 1996
7
Chandigarh Estate Rules, 2007
8
Chandigarh Administration (Erection and Re-erection of building) Rules, 2006 for villages in the municipal area of Chandigarh MC.
13.
Need for formulating New Master Plan for Chandigarh.
Chandigarh City with an area of 114 Sq. km offers very limited land for future development. Due to limited scope for horizontal growth, it is obvious that to accommodate the future requirement, there is every possibility that the development may need to be vertical. However, keeping in view the overall architectural ambience of the city, it is very much essential to prepare Master Plan so as to not only accommodate future requirements but also strike a balance between the built and natural environment.
In view of inevitable in-migration to the city of Chandigarh, the existing infrastructure is likely to be strained and there would be spill over of development beyond the limits of the city. The peripheral areas of the city have already witnessed large scale developments.
The development of Chandigarh cannot be perceived in isolation. It is intrinsically linked with the periphery and the satellite towns of Mohali, Panchkula and Mansa Devi and beyond. Hence preparation of Master Plan not only takes care of the Chandigarh but also regulates the land uses of the periphery.
Master Plan for Chandigarh should have also the provision for Development Code and Zoning Regulations so as to ensure that there are no violations in the permissibility of activities/ functions under various use premises. It should also have
55
norms and standards for future proposals in residential, commercial, institutional and industrial uses.
Hence, it is pertinent to initiate a comprehensive Master Plan exercise which should make detailed analysis of demography, availability/ mismatch of provision of physical and social infrastructure and existing land use. Based on the analysis the Master Plan needs to come up with long term strategies for sustainable development of Chandigarh and its periphery.
It is also felt that a Master Plan document is statutory containing all the provisions of zoning regulations (use permissibility), norms and standards and building regulations.
The Master Plan for Chandigarh and its periphery needs to focus the following Terms of Reference (TOR).
(i) To study the development pattern of Chandigarh and its periphery.
(ii) To
present the situational analysis of demographic profile, environment, urban aesthetics, socio-economic base, landuse and provision of physical infrastructure and social amenities.
(iii) To analyze the holding capacity of Chandigarh and its periphery with reference to a 20 year perspective.
(iv) To examine the existing development control regulations and suggest amendments, if required, in view of the existing and future development and checking unplanned growth.
(v) To recommend a comprehensive development strategy both short and long term indicating sectoral priorities, financial implications and implementation framework.
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14.
Modalities for Preparation of Master Plan
If the Master Plan has to be prepared on outsourcing basis through consultants, then it would be appropriate to invite Technical and Financial Bids through a Expression of Interest(EOI) /Request for proposal (RFP) for short listing consultants.
15.
Suggested Chapterization for the Master Plan of Chandigarh
Chapter 1:
Objectives,Vision, Mission and Methodology
Chapter 2:
Demographic Profile
Chapter 3:
Economic Base, Employment Generation and Work Areas
Chapter 4:
Social Infrastructure
Chapter 5:
Physical Infrastructure
Chapter 6:
Housing
Chapter 7:
Traffic and Transportation
Chapter 8:
Environment Management: Built and Natural
Chapter 9:
Disaster Management
Chapter 10: Development of Peripheral Areas Chapter 11: Landuse Plan Chapter 12: Development Phasing and Investment Cost Estimates Chapter 13: Development Code Chapter 14: Zoning Regulations Chapter 15: Institutional Mechanism Chapter 16: Monitoring and Review
57
16.
Need for Chandigarh Inter-State Regional Plan
Chandigarh U.T. has limited area of 114 sq. km. and presents few options for development of residential areas and other areas of generating economic activities. One possible way may be re-densification of certain areas to accommodate the future growth of population in U.T. However, any re-densification policy should not compromise with overall low rise low density development pattern and architectural ambiance of the city. In view of this, the periphery has not only to absorb population pressure but also infrastructure burden.
Due to ineffective enforcement barring
Mohali and Panchkula, many settlements have come up in an unplanned manner. In order to ensure sustainable development of Chandigarh periphery, it would be imperative that the development strategies need to be drawn up at regional level much beyond the areas of periphery. The Inter-State Regional Plan for Chandigarh has to be prepared to achieve balanced and sustainable integrated development which should focus on connectivity / transport linkages between the towns in the region, rational land use policies, carrying capacity, environmental conservation, disaster management and financial and institutional framework.
The inter-state
regional plan may be prepared for a perspective 2031.
17.
Terms of Reference for Preparation of Chandigarh Inter-State Regional Plan – 2031.
The broad terms of reference for preparation of Chandigarh Inter-State Regional Plan – 2031 may be as under:
(i) To delineate the Inter-State Chandigarh Region and assess the development pattern.
(ii) To assess the physical base, demographic pattern, settlement pattern and availability of physical and social infrastructure.
58
(iii) To identify appropriate policy zones based on the predominant economic activities and potential in the region and sub-regions (iv) To recommend suitable strategies for the sustainable development of the region base on population forecasting and assessment of the regional infrastructure requirements. (v) To develop policy guidelines for decentralization of economic activities, development of settlements based on hierarchy and redistribution of population thereof in the region. (vi) To suggest appropriate institutional mechanism for coordination among the concerned State and Chandigarh U.T. Administration.
18.
Constitution of Working Group The Chandigarh U.T. Administration may take necessary action to constitute
Sub-working Groups on the lines of Working Groups constituted for the NCR Plan – 2021 so as to provide inputs towards the preparation of Chandigarh Inter-state Regional Plan,2031 The Working Groups may be for:
(1)
Policy Zones,
(2)
Demographic Profile and Settlement Pattern,
(3)
Land use and Rural Development,
(4)
Physical Infrastructure,
(5)
Utility and Service Infrastructure,
(6)
Physical Infrastructure,
(7)
Environment including Heritage and Tourism,
(8)
Institutional Framework
(9)
Economic and Fiscal Policy
Based on the inputs of the Working Groups, the Chandigarh Inter-state Regional Plan, 2031may be prepared. The experts for Working Group may be experts in Urban and Regional Planning and are well versed with the ground realities 59
of Chandigarh Region. Town and Country Planning Organization (TCPO)will render technical assistance and advice as and when required.
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