16 Land Use Plan - 2031 - Chhattisgarh Housing Board

Transcription

16
Naya Raipur Development Plan - 2031
16 Land Use Plan - 2031
16.1 Landuse 2031- NRDA Planning Area
The NRDA Planning Area consists of three layers:
1. Planning Layer I (Naya Raipur City including green belt area) – 95.22 sq km (9522.00 ha)
2. Planning Layer II (Peripheral rural Zone) – 130.28 sq km (13028.00 ha )
3. Planning Layer III (Airport Zone) – 11.92 sq km (1192.56 ha)
16.1.1 Planning Layer I – Naya Raipur City including green belt area
Planning Layer I consists of the Naya Raipur City inclusive of the 500 m green belt around the Naya
Raipur city covering an area of 15.089 sq km (1508.90 ha). Hence, the total area under Planning Layer I
is 9522.00 ha. (Refer map 16.1 and 16.2).
Land Use Distribution – Proposed Naya Raipur City
The Land Use Plan – 2031 for Naya Raipur has been prepared considering:
i)
ii)
iii)
iv)
The vision and city form (Section 5)
Hierarchical structuring of the City Functions
Land-use-transportation integration
Accommodating existing developments like village settlements, water bodies, plantations etc.
All areas in Naya Raipur City have been designated as one of the 9 land use-zones, which are
residential, commercial- retail, commercial - wholesale, industrial, special industry, public and semipublic, recreational, transportation, and composite use zone. The Composite Use Zone includes
residential, commercial, and industrial uses. The city level physical infrastructure facilities are located
outside the city and the area is reserved under utility zone in peripheral area. The land area break-up for
the new city measuring 8013.1 ha is as in the following table 16.1.
Table 16.2 : Land Use Distribution in Naya Raipur City
Land Use Zone
Retail
Commercial
Land use
Residential Sectors ( excluding village
settlements and water bodies and
plantation)
Cantonment Area
Village Settlement
Central Business District
Commercial Complex
Hotel
Wholesale
Commercial
Industrial
Integrated Freight Complex
Light and Service Industry
Residential
Area (ha)
1768.73
147.85
196.81
96.12
21.6
26.95
130.67
194.13
93
Land Use
Total (Ha)
% of Land
use to total
2113.39
26.37
144.67
1.81
130.67
194.13
1.63
2.42
Land Use Zone
Public/
Semi-public
Recreational
Composite Use
Special Industry
Transportation
Land use
Capitol Complex (incl. ceremonial greens
and government offices)
Disaster Management Centre
Habitat Academy /Press Enclave
Education Complex
Facility Complex
Health Complex
National Cadet Corp and Police Academy
Institutional and Research Area
University Complex
Specialty Hospital
Socio-Cultural Area
Exhibition Ground (Multi-purpose Open
Space)
Film City
Stadium & Sports Complex
Parks and Play Areas
Nature Resort and Theme Park
City Park ( incl. Plantation=118.54 ha)
Forest
Botanical Garden, Jungle Safari & Golf
Course (Plantation= 53.16 ha)
Water body
Plantation (located within uses other than
recreational)
Residential, Commercial, Service
Industrial
Software Technology Park, Gems and
Jewellary Park
Road Network
Transportation Hub (including LRTS
Stations and Rail use)
Total
Land Use
Total (Ha)
% of Land
use to total
1846.38
23.04
113.93
2137.44
26.67
177.6
177.6
2.22
263.05
843.97
263.05
3.28
161.8
8013.1
1005.77
8013.1
12.55
100
Area (ha)
332.03
4
38.57
91.84
34.52
34.72
38.31
264.95
411.5
10
285.62
300.32
46.49
45.16
366.07
258.48
467.55
216.1
389.95
233.71
The overall distribution of land use under different landuse categories is as follows.
Table 16.3. : Broad Land Use Zone Distribution in Naya Raipur City
S.No.
1
2
3
4
5
6
7
8
9
Land Use
Residential
Commercial - Retail
Commercial - Wholesale
Industrial
Special Industry
Public & Semi Public
Recreational
Transport
Composite Use
Total
94
Area
Percentage
2113.39
26.37
144.67
1.81
130.67
1.63
194.13
2.42
263.05
3.28
1846.38
23.04
2137.44
26.67
1005.77
12.55
177.6
8013.1
2.22
100
The Areas indicated above in the New Capital City consist of a number of regional level facilities and
water bodies and plantations. These regional level facilities include:
I. Regional Activity Areas and Major Water Bodies
1. University and research institutional
2. Exhibition Ground
3. Botanical Garden, Jungle Safari, Golf Course and
Nature Resort
4. Major water bodies and forests
Total
Area ( Ha)
676.45
300.32
389.95
449.81
1816.53
The remaining area in the new capital city shall have the following landuse break up:
II. Land Use Distribution in Balance Area – 6154.62 ha
Land Use
Area (ha)
1. Residential
2. Commercial - Retail
3. Commercial - Wholesale
4. Industrial
5. Special Industrial
6. Public & Semi Public
7. Recreational
8. Transport
9. Composite Use
Total
(%)
2113.39
34.11
144.67
2.33
130.67
2.11
194.13
3.13
263.05
4.25
869.61
14.03
1297.68
20.94
1005.77
16.23
177.6
2.87
6196.57
100
The Naya Raipur city has been divided into six zones for which Zoning Plans shall be prepared under
the provisions of the Chhattisgarh Nagar Tatha Gram Nivesh Adhiniyam 1973 (Refer Map 16.3).
16.1.2 Planning Layer II – Peripheral Rural Zone
The peripheral rural zone has an area of 13028.00 ha. The land use for this area is agricultural / rural
use. (Refer map 16.2).
16.1.3 Planning Layer III – Airport Zone
The airport zone to be designed and developed as an integrated zone is spread over an area of 1192.56
ha. Its land use is Transportation – Airport. (Refer map 16.2).
95
95 A
95 C
17
17 Development Phasing and Investment Cost
Estimates
17.1 Planning Horizon
The Plan provides the development strategy of Naya Raipur for a period of 25 years i.e., upto the
horizon year 2031. The Plan anticipates that the population of the City to be 560,000 by the end of the
planning period. It is expected that the new city will generate an employment for 222,950 people by the
horizon year.
The basic structure of the Plan as proposed is to be developed as it is in three phases; however the Plan
should not be regarded as a static or inflexible document that is resistant to the forces of economic,
social or environmental changes during the planning period. The validity and relevance of the Plan
should be maintained through a progressive monitoring and review as and when required.
17.2 Land Development Phasing
The development of the total project covering 8013.1 Ha has been distributed in three phases spread
over the next 25 years as stated below –
Table 17.1: Suggested Land development phasing, Naya Raipur
Phase
Horizon Year
Cumulative Population
Phase I
2011
150,000
Phase II
2021
365,000
Phase III
2031
560,000
Total developed Area at the end of phase III
Area (Ha)
3057.46
3733.56
1222.16
8013.1
The phasing has been so proposed that the preceding development phase triggers the development of the
next phase (Refer map 17.1).
Phase I
Phase I includes the development of the Capitol Complex & the Government offices along with housing
for Government employees as an initial impetus to growth. The revenue generating recreational
activities like the resort, film city and the botanical park shall be developed in phase I. Phase I
development shall also include the development of transport logistic hub, the composite use area in the
north and a part of the composite use (Software Technology Park) next to the airport to service the city
as well as the region. Also the development of the hotel complex and the socio-cultural area is proposed
to be initiated in the first phase itself. The transportation hub and the integrated freight complex shall be
developed in the third Phase
Phase II
Phase II includes the development of the institutional area, the exhibition ground and the city parkland
along with residential development. The theme parks in the north, the cantonment and NCC and Police
Academy block shall come up in Phase II.
96
Phase III
The last six residential sectors shall be developed in the phase.
The light industries and the software technology park, government offices and government housing have
been distributed in more than one phase.
Each developmental phase shall include the development of the requisite social as well as physical
infrastructure to support the phase wise population.
17.3 Population Phasing
The residential sectors have been phased out for Naya Raipur. The sector wise population distribution
based on the predetermined density pattern and distributed amongst the three phases has been worked
out. (Refer map 17.1). The housing for Government employees and residential development by the
Housing Board has been included in phase-I.
17.4 Investment Cost Estimates
Based on the Land Development Phasing as identified in map 17.1 the estimates for the investment costs
for plan implementation have been calculated as in table 17.2.
17.5 Investment for Transport System Development
The total investment for development of transport system (physical facilities) is estimated to be Rs.
1715.48 Crores. The phase-wise estimates, by major aspects are as given in table 17.3. Phasing of roads
is as shown in map 17.2.
Table 17.3: Phase wise Investment for Transport System Development (in Crores)
Component
Phase I
Phase II
1. Road Network (included
170.04
233.96
in trunk infrastructure)
2. Bus System
Bus Shelters
Bus Terminals
3. LRTS
4. Parking Facilities
5. IFC
6. Railway Stations
Total
2.30
5.00
2.20
6.00
Phase III
154.52
1.45
5.00
1085.00
15.0
20.00
15.00
Included in peripheral and Internal Development
(By Indian Railways)
192.35
262.16
1260.97
97
97 A
97 B
17.5.1 Unit Costs
The investment costs have been estimated based on the following unit costs.
Table 17.4: Unit Costs for Transport System
Sl. No Component
1
Access expressway
2
City Roads
3
Inter city Bus Terminals
4
City Bus Terminals
3
Bus Shelter
4
Parking
5
LRTS
6
IFC
7
Regional Railway Station
8
Surveys & Preparation of DPRs
Note: Land costs are not included
Unit Cost
Rs. 1.0 Crore /lane km
Rs. 0.6 Crore /lane km
Rs. 3.0 Crore /terminal
Rs. 2.0 Crore /terminal
Rs. 1.0 Lakh /shelter
Rs. 1.0 Lakh per ECS
Rs. 70.0 Crore /km
LS
17.6 Private Sector Participation
Many of the investments in different land uses could be generated through private sector participation.
98
18
18 Development Code
18.1 Scope
The Development Code includes the following:
i)
ii)
iii)
iv)
v)
Definitions
Planning Layers in NRDA Area
Classification of Landuse Zones
Land Use Permissibility
Development Control Regulations
•
Subdivision Regulations
• Development Controls for integrated developments and individual buildings
vi) Basic Development Regulations for Planning Layers II and III.
18.2 Definitions
Land Use Zone: An area for any one of the specific dominant uses of urban/rural functions as provided
in Section 18.4.
Land Use: One of the many sub-divisions of a use zone, as designated in an approved layout plan, for
specific use and include the land use as provided in table 18.1.
Layout Plan: A sub-division plan indicating the configuration and sizes of land uses.
Land Use Plan: Plan indicating all the Land Use Zones as listed in Section 18.4.
Composite Use Zone: Use zone in the land use plan with land uses only as permitted in the table 18.1.
Special Industry Zone: Use zone in the land use plan with land uses only as permitted in the table 18.1.
Urban Villages: The village abadi falling within the proposed use zones in the proposed Naya Raipur
City.
18.3 Planning Layers in NRDA Area
The NRDA area is divided into 3 Layers:
1. Layer I
2. Layer II
3. Layer III
: Naya Raipur City including Green Belt
: Agriculture Area around, including the village settlements
: Airport Zone including airport expansion area
18.4 Classification of Land Use Zones
The entire area under the jurisdiction of the Naya Raipur Development Authority has been categorized
into twelve Land Use Zones:
i)
ii)
Residential Zone
Commercial Zone – Retail Commercial
99
iii)
iv)
v)
vi)
vii)
viii)
ix)
x)
xi)
xii)
Commercial Zone – Wholesale Commercial
Industrial Zone
Special Industrial Zone
Public/Semi-public (P & SP) Zone
Utilities Zone
Transportation – General Zone
Transportation – Airport Zone ( Planning Layer III)
Recreational Zone
Composite Use Zone ( includes residential, commercial and light industrial)
Rural Zone ( Planning Layer II )
18.5 Land Use Permissibility
Permissibility with regard to different land uses in the above listed Land Use Zones shall be as given in
Table 18.1.
Table 18.1: Land Use Permissibility in different Use Zones
S. Land Uses 1,8
No
.
1
Airport, Flying Club
2
5
Art gallery, museum, exhibition
center and open air theatre
Auto Supply store and Show
room for motor vehicle and
machinery
Automobile
service
and
repairing station
Bank and Safe deposit vault
6
Barat Ghar/Dharamshala
3
4
R
CR
CW
I
SI
P
T
Re
●*
●
●
●
●
●
●*
●
●
●
●6
●
●
●
●
●
●6
●
●
●
●
●
●
●
●
●
*
●
8
●
9
Botanical garden/ Zoological
Garden
Bus Depot
10
Bus Terminal
11
Cargo and Booking Office
12
Cemetery, crematorium, burial ●
ground, electric crematorium
**
Cinema/Multiplex/Mall/Depart
mental Stores
Clinical Laboratory
●
●
●
16
Club house not conducted
primarily
as
business
Recreational Club
Club
house
or
other
recreational
activities
conducted as business
●
●
Bird Sanctuary
15
A
●
7
14
Ru
●
2
13
U CU
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
*
●
*
●
●
●
●
●6
●
●6
●
●6
●
100
●
S. Land Uses 1,8
No
.
17 Cold storage and ice factory
18
R
20
Community hall
21
Contractor plant
for Brick
manufacturing and storage for
material
Convenience Shopping Center
●
24
Cottage
and
Industries
Convention Centre
25
26
Courts
Crèche and Day Care Centre
27
28
Cultural
and
Information
Center
Customary home occupation
29
Dairy and poultry Farm
30
Dispensary/Clinic
●
●
●
●
●
●
●
●
SI
P
T
Re
●
●
*
●
U CU
Ru
A
●
●
●
●
Handloom
●
●
●
●
●6
●
●
●
●6
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
Dry Cleaner
●
32
●
33
Educational
and
research
institution
Fair/Exhibition Ground
34
Film studio
●
35
Flatted Group Industry
●
36
Forensic Science Laboratory
●
37
Gas Godown
38
Guest House
●
●
●6
●
●
●
●6
●
●
●
6
●
●
●
●
●
●
●
●
●
●6
●
●
●
●
●
●
●
●
●6
●
●
4
39
Golf Course
40
Green house
●
●
41
Gymnasium
●
●
42
Helipad
43
Hospital/Nursing Home
44
Hostel and Boarding Houses
45
Hotel
Indoor Games Hall
●
●
31
46
I
●
3
Commercial/ business Office
23
CW
College
19
22
CR
●
●
●
**
**
*
●
●
●
●
●
●
●
●
●*
**
●
**
**
●
●
●
●6
●
●
●
●6
●
●
●
●
●
●
101
●
●
●
●
●
●
●
●
6
●
S. Land Uses 1,8
No
.
47 Information Technology Park
/IT offices
48 International
Conference
Centre
49 Junk yard
R
CR
●
52
●
●
53
Local, Municipal, State &
Central Government Office,
Public Sector Undertaking
Offices
Mechanical workshop
54
Motor Driving Training Center
●
55
Motor Garage and Workshop
56
Music, dance
training center
Night Shelter
61
drama
Petrol Filling Station/ Petrol
Pump
Photograph
studio
and
laboratory
Planetarium
64
65
Radio Broadcasting Studio
66
67
Railway and Road Transport
Booking Office
Railway Freight Godown
68
Railway Station
69
Reformatory
(Juvenile Home)
Religious Place like temple,
namghar, mosque, church
Research and Development
Centre
Residential - Plotted 7
63
70
71
72
73
74
75
76
U CU
A
●6
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●6
●
●6
●
●6
●
●
●
●6
●
●
●
●
●
●6
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●6
●
●
●
●
●
●
●
●
●
●6
●
●
●
●
●
●
●6
●
●
●
●6
●
●
●
●6
●
●
●
●
●
●
●
●
●
●
●
●*
●
●
●
●
●
●
●
●
●
●
Restaurant, cafeteria, milkbar
●
●
●
●
●
●
●
Retail, Repair and Personnel
Service Shop
Rural Centre
●
●
●
●
●
●
●
Residential - Group Housing
Ru
●
●
●
Police Headquarter and Police
Lines
Police Station, Out Post and
Fire Station
Post
office,
Telephone
Exchange, Telegraph Office
Public Library
62
Re
●
●
60
T
●
Local Shopping Centre
59
P
●
5
51
58
SI
●
Light and Service Industry
57
I
●
50
and
CW
7
●
2
●
●
●
●
6
●
●
6
●6
102
●
●
S. Land Uses 1,8
No
.
77 Satellite
and
Telecommunication Center
78 School
79 Service Centre
80
82
Sewerage/effluent
treatment
plant
Social, cultural and religious
institution
Specialised Park/Ground
83
Sports Training Center
84
Stadium - Outdoor and Indoor
85
Storage
Godown
and
Warehouses
Storage of petroleum and other
inflammable materials
Swimming Pool
81
86
87
88
89
90
91
92
●
●
93
94
Water Treatment Plant
96
Weekly
Market/
Sector Unit
Wholesale Trade
97
Zoological Park
CR
●
CW
●
I
SI
●
P
T
Re
●
U CU
●
●
●
●
●
●
●
●
●
●
●
●
●
●6
●6
●
●
●6
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●6
●6
●6
●
●6
●
●
●
●
Informal
A
●
●
●
Ru
●
Theatre, assembly or concert
hall, dance and music hall and
such
other
place
of
entertainment
Truck terminal
Veterinary Clinic
Veterinary Hospital
Vocational Training/Technical
Training Institute
Watchmen or caretaker's lodges
95
R
●
●
●
●
●
●
●
●
Index:
R – Residential Zone
CR – Commercial Retail Zone
CW- Commercial Wholesale Zone
I – Industrial Zone
SI- Special Industry Zone
P – Public /Semi – Public Facilities Zone
T – Transportation Zone
Re – Recreational
U – Utilities Zone
CU- Composite Use Zone
Ru- Rural Zone
A – Transportation – Airport Zone
* Within the Facility cum Green Corridor as discussed in Section 11.
** Within the abadi / abadi expansion zone as per the Village Development Scheme.
103
●
6
●
*** As per detailed area planning in designated location.
**** In City level Public/semi-public areas like capitol complex.
***** Only Nursing Homes in Residential areas.
Note:
1. Parks (including agriculture and plantation), parking, circulation and utilities can be located in any of the use zones. In recreation
zone and the green belt area, these would be permitted with special permission from the Authority. Green belt shall generally have
agricultural use.
2. In non-residential areas of residential sectors i.e. commercial areas/ Neighbourhood Centres.
3. In Facility Corridor and Industrial zone, to be permitted in commercial areas to be indicated in Layout Plans.
4. 15% of the area may be utilised for residential bungalow development and 1% for related commercial activities with 30%
maximum ground coverage, maximum FAR .5 and maximum height 7 meters.
5. As listed in Annexe II, atta chakki would be permitted in designated commercial areas in residential use zone.
6. Uses permitted within the village settlement area and/or within the rural centre/zonal centre and/or within a distance of half
kilometre of the settlement as per the provisions of approved village development scheme.
7. Residential Plot/residential flat could be used for corporate guest house.
8. Existing Village in any Use Zone shall be considered as residential use/development. For each village a village development
scheme shall be prepared considering its expansion requirements. Until village development scheme is enforced, individual houses
on plots admeasuring not less than 500 mts of area and within 100 mts of existing village abadi area may be permitted for the
residents of corresponding village, subjected to conditions as decided by NRDA.
9. No urban development in the peripheral region (layer II) in Phase I and II except for those provided for the rural use zone as
requirements for its facilities. The urban development may be considered after Phase II.
10. This permissibility is for the preparation of layout plan or as a case of permission from the authority.
11. Mining activity for construction material is permissible in rural use zone (layer-ii) at specific locations as decided by NRDA time
to time.
12. Dhaba and weighing stations/ dharamkanta are also allowed on properties abutting National Highways-6 and 43 in rural
(agricultural) use zone, Layer-II.
18.6 Development Control Regulations
18.6.1 Sub-division Regulations
The objective of sub-division regulations is to guide the preparation of layout plan for residential and
industrial use zones. These regulations include norms for provision of facilities, circulation and
landscape. The service plans corresponding to these layout plans for provision of physical infrastructure
like water supply, sewerage, drainage, solid waste management and power shall be as prescribed by the
competent authority separately.
18.6.1.1
Residential Use Zone
The sub-division of residential use zone into plots/use premises and subsequent approval of the layout
plans shall be governed by the following:
i. The residential areas shall be planned at a gross residential density of 250 pph.
ii.The residential area may have both the plotted as well as group housing developments. In case of
group housing, the minimum plot size shall be 4000 sq.m; in plotted housing the minimum plot size
shall be 60 sq. m. in general and 40 sq.m. for incremental housing for low income groups.
iii. In the sector near the industrial area, small plots of 25 sq. m. may be developed to be allotted on
license fee which may be a temporary development for the next 10 to 15 years.
iv. Within given sector as part of the sanctioned sector plan by NRDA, the non residential activities
shall be as per table 18.2 and marked as designated areas on plan. All non-residential activity within
the sector shall be contained in these areas.
104
v. The provision of requisite social infrastructure shall be governed by the following norms for
residential neighbourhood of 16,000 population. In any residential sub-division plan, minimum area
reserved for social infrastructure shall be 8.7 sq.m. per person.
Table 18.2 Standards for facilities in a residential sub-division
Sl. No.
Use Premises
(a)
1.
2.
3.
(b)
4.
(c)
5.
6.
(d)
7.
8.
(e)
9.
10.
(f)
11.
12.
13.
14.
Education
Nursery School
Primary School
Senior Secondary School
Health
Dispensary/Polyclinic
Commercial
Local Shopping including Service centre
Convenience Shopping
Other Community Facilities
Milk Booth
Community Hall & Library
Recreation
Park
Play Area
Utility & Parking
Overhead Tank
Electric Sub-Station
Three Wheeler and Taxi Stand
Common Parking
No. of Units
Unit Area
(in ha)
Total Land
Area (in ha)
6
3
2
0.08
0.40
1.60
0.48
1.20
3.2
2
0.20
0.20
1
3
0.46
0.11
0.46
0.33
3
1
0.015
0.20
0.04
0.20
4.50
2.25
0.25
As per requirement
1
0.05
To be appropriately distributed in a
number of locations
0.05
1.00
Note: These facilities should preferably be located along internal roads with minimum 12 m r/w.
The Park and play areas shall be @ 4.5 sq.m. per person with one of the park cum play area to be of the
minimum size of 1.50 ha.
vi. The planning of residential neighbourhood regarding circulation system shall be governed by the
following norms:
i.
The residential plots shall generally face an open space including pedestrians’ movement
with a minimum width of 12 m. The plots may face a vehicular access road with 12m right
of way. The circulation network within the cluster shall be so devised that no residential plot
is more than 50 m away from the nearest point of the vehicular access road.
ii. All vehicles shall be restricted to specific parking lot or along the vehicular access road.
iii. Maximum length of cul-de-sac shall be 150 m and loop road shall be 450 m.
vii. The planning of residential neighbourhood regarding landscaping shall be governed by the
following:
i.
Suitable landscape plans for the residential area shall be prepared indicating in reasonable
detail, the landscape development of the parks and the roadside plantation.
ii. The Neighbourhood Park shall be developed based on a landscape plan.
viii. The incremental housing plotted developments with a minimum plot area of 50 sqm plots shall be
governed by the following norms:
i.
Area under recreation shall be at the rate of 3.0 sq.m. per person (minimum).
105
ii. The plot shall face an open space/road including pedestrian movement with a minimum
width of 6.0 m.
18.6.1.2
Industrial Zone
The sub-division of industrial use zone into plots shall be governed by the following norms:
a) The development of industrial area may have plotted development for individual industrial units.
Some part of industrial area may be used for flatted group industry. The minimum size of plot for
flatted group industry shall be 2000 sq.m. Maximum size of service industry plot shall be 500 sq.m.
b) No road within the industrial area shall be less than 24m r/w.
c) The Industrial Sub-division shall provide for :
i. Minimum 10 % of the area to be reserved as recreational and green belt.
ii. Maximum 2 % of the area as commercial centre to accommodate essential commercial and
related facilities.
iii. Minimum 8 % of the area for common facilities including common parking as per table below:
Table 18.3: List of facilities to be essentially provided in Industrial Areas
Sr. No.
1)
2)
3)
4)
5)
Facilities
Sub Fire Station, Banks, Petrol pumps, Restaurants, Essential Retail Shops
Police Station, STP, S.W. dumping yard
Electric sub-stations (as necessary)
Parking area for tempo, taxi and three wheelers, truck terminal etc.
Other facilities such as water reservoir/storage and recreational clubs/associations, community halls
and other allied common facilities.
d) No air/water polluting industries are permitted in the NRDA area.
18.6.1.3
University
The area shall be developed with the following sub-division and development controls:
a) Academic including administration (45% of the total land area)
Maximum ground coverage
20%
Maximum Floor Area Ratio
40
Maximum height
26 m
b) Residential: 25% of the total land area
This will be developed at a gross residential density of 250 ppha. Other development controls
shall be same as that of a residential use zone.
c) Sports and cultural activities (15% of the total area)
Maximum ground coverage
10%
Maximum Floor Area Ratio
15
d) Parks and landscape (15% of the total land area); suitable landscape plan to be prepared for this
area.
18.6.1.4
Institutional and Research Area
Layout Plan for education and research areas and Institutional Area shall be prepared with 70 % area for
106
institutional plots and 30 % of the area reserved for roads, parks, parking and some retail shopping.
Minimum road width shall be 18 m.
18.6.2 Development Controls for integrated developments and individual buildings
The objective of these regulations is to provide development controls i.e. setbacks, parking requirement,
basement, ground coverage, FAR and Maximum height for integrated developments and individual
buildings.
18.6.2.1
Minimum Setbacks
The provision of minimum setbacks of the building or structure from the street line for different sizes of
plots for all categories of use shall be as per the following table.
Table 18.4: Setback Regulations for different plot sizes
Sl. No.
Minimum Setbacks ( in m.)
Plot Size (in sqm.)
Front
Rear
Side (1)
Side (2)
1.
40-60
1
2
0
0
2.
Above 60 & upto 120
2
2
0
0
3.
Above 120 & upto 250
3
2
0
0
4.
3
3
3
0
5.
6
3
3
3
6.
9
3
3
3
7.
9
6
6
6
8.
Above 4000 & upto 10000
15
6
6
6
9.
Above 10,000
15
9
9
9
Note:
i.
ii.
iii.
iv.
In case the permissible coverage is not achieved with setbacks, the setbacks of the preceding category may be allowed.
These provisions of setbacks are subject to requirements of light and ventilation as per building bye-laws.
In case a layout is sanctioned with more than the minimum prescribed setbacks, the same shall be followed in the sanction of the
building plans.
The authority could relax setbacks in special circumstances.
v.
These setbacks would be essential in case of new housing developments in the rural settlements.
18.6.2.2
Parking Standards
Parking is to be provided for different types of development as per norms given in the following table.
The standards given are in Equivalent Car Space (ECS) and it includes parking for all types of vehicles
i.e. cars, scooters, cycles, and also light and heavy commercial vehicles in case of wholesale markets
and industrial areas etc.
Table 18.5: Parking Standards for different uses
S. No.
A
Equivalent Car Space (ECS)
per 100 sq.m. floor area
Use
1.
2.
3.
4.
Residential – Group Housing
Residential - Plotted Housing
Convenience Shopping Centre
1.67
107
5.
6.
7.
8.
9.
Nursing Homes, Hospitals (other than govt.)
Government Offices
Social and Cultural Institutions
Light Industries
Flatted Group Industries
B
1.
2.00
C
1.
2.
3.
Community Commercial cum Business Complex
Hotel
Cinema
1.67
D
1.
2.
Colleges and Schools
University
1.00
F
Wholesale Trade / Integrated Freight Complex
2.50
For the provision of Car Parking spaces, the space standards shall be as under:
a) For open parking – 25.0 sq.m. per equivalent car space
b) For ground floor covered parking – 30.0 sq.m. per equivalent car space.
c) For basement parking – 35.0 sq.m. per equivalent car space.
18.6.2.3
Basement
Basement shall be allowed only in the following complexes:
i.
ii.
iii.
iv.
v.
vi.
vii.
Community Commercial cum Business Complex
Capitol Complex
Habitat Academy Complex
Socio - Cultural Complex
Hotels Complex
Group Housings
The maximum basement area shall be to the extent of ground coverage within the setback lines.
18.6.2.4
Ground Coverage, FAR, Height and Other Controls
Use Premise ( Plot
Sizes)
A. RESIDENTIAL
40below
60 m2
Maximum
Ground
Coverage
(%)
Maximum
FAR
Maximum
Height (m)
Other Controls
65
1.30
11
1 du
60
1.30
11
2 du
60
1.30
11
2 du
(Incremental
Residential Plotted
Development
housing)
Above
60-120
m2
Above
120250 m2
108
Maximum
Ground
Coverage
(%)
Use Premise ( Plot
Sizes)
Above
250500 m2
Maximum
FAR
Maximum
Height (m)
Other Controls
2 du
60
1.30
11
30
1.30
26
 Net housing density shall be upto
maximum of 300 du/ha subject to sector
level gross residential density of 250 pph
with 15% variation on either side.
 Minimum access road to be 18 m r/w.
Flatted Group Industry
30
1.20
15
-----------
Light Service Industry
40
1.20
15
25
2.00
As per
Bhumi
Vikas
Niyam of
Chhatisgarh
Maximum 5% additional ground coverage
to be allowed for providing atrium.
25
1.0
26
Residential – Group
Housing
(4000 m2 minimum)
B. INDUSTRIAL
C. SPECIAL INDUSTRY
IT and
industry.
IT
related
Others
D. COMMERCIAL - RETAIL
Convenience
Shopping/Shopping
Areas in rural centres
40
0.60
15
-----------
30
1.00
15
-----------
Community
Commercial cum
Business Complex
25
1.00
26
Central Business
District
25
1.50
37
Hotel
30
1.50
50
20
0.60
14
25
1.00
26
E. COMMERCIAL - WHOLESALE
Wholesale Trade
Warehousing
(Integrated
development)
/
F. PUBLIC / SEM-PUBLIC
Public & Semi-public
Premises
(Habitat
Academy,
Press Enclave, NCC,
Police Academy, Police
109
 5% additional ground coverage allowed
for providing atrium.
 At least 10% of the area should be
reserved for landscape development with
zero FAR.
 At least 66% of the parking requirement
shall be common public parking to be
indicated in the CBD integrated plan.
5% of the F.A.R. can be used for the retail
shopping.
Maximum
Ground
Coverage
(%)
Maximum
FAR
Maximum
Height (m)
Station / Fire Post / Fire
Station/
Post
and
Telegraph Office, Head
Office, Post Office)
Hospital
/
Health
Centre/ Nursing Home
25
1.30
26
Petrol pumps
25
0.60
8
Religious Premises
30
0.60
8
-----------
30
0.60
8
-----------
Nursery School
30
0.60
8
-----------
Primary School
35
1.00
11
School for the handicapped shall have the
same norms as the primary school.
Secondary School /
Senior
Secondary
School / Integrated
Residential School
30
1.20
15
-----------
Use Premise ( Plot
Sizes)
Community
Auditorium
Hall/
Other Controls
College
30
1.20
15
Note:
In case of educational institutions, the total
area of the plot shall be divided in (i)
College building area (40 %), (ii) playfield
(40%), (iii) Parking area (10%) and (iv)
Residential and hostel area (10%). The
maximum ground coverage and FAR shall
be calculated only on the area meant for
building activities i.e. (i) and (iv).
Capitol Complex
25
1.00
38
Height could be relaxed for urban design.
Exhibition Ground
20
0.20
15
Other institutional areas
(not covered above)
25
1.00
15
The structures in the Exhibition Ground
Area shall be temporary in nature. 25% of
FAR could be for permanent structures.
-
Note: In Institutions located in (i) Press and Habitat Academy Area, (ii) Cultural Complex, (iii) Research Institutions area,
15% of the permissible FAR may be used for housing/ hostel/ guest houses.
G. RECREATIONAL
Recreational Area
-
-
-
 Facilities like vending booths, club
houses, film studio, green houses, golf
course and other such uses permissible as
listed in table 18.1 shall be allowed with
permission from the authority.
 Maximum built space to be within 0.1
FAR.
Note:
a)
Development in special uses like Airport, Railway Terminal, Rail Circulation, Bus Terminal and Depot, Road
Circulation, Water, Sewerage, Electricity, Solid Waste Management, Cremation and Burial Ground shall be
governed by their functions and specific requirements.
b) Fire bye-laws as given in Annexe III to be followed or refer Model Building Bye Laws by Town and Country Planning
c)
d)
Organisation (TCPO).
Provision of facilities in the public buildings excluding domestic buildings for handicapped persons as per Annexure
IV or refer Model Building Bye Laws by Town and Country Planning Organisation (TCPO).
Recreational use zone to be developed as integrated development.
110
e)
f)
g)
The maximum permissible height may be relaxed in accordance with Chattisgarh Bhumi Vikas Niyam, 1984, by the
NRDA for specific schemes in special circumstances.
In case , a whole sector or a subsector with minimum area of 15Ha under residential use zone is developed by a
single Developer as a combination of plotted development and group housing development, FAR of 1.30 shall be
permissible on the net residential area and can be utilised between plotted development and group housing
development, as may be decided by the Developer, subject to the condition that the FAR that can be used on any plot
in plotted development shall not exceed1.30 and that used for group housing, shall in no case exceed 1.75.
Under circumstances as described in point (f) above, NRDA shall have power to grant additional FAR at suitable
locations in residential land use zone , subject to a maximum of 1.8 on net residential area. However, the maximum
FAR permissible on each plot of a plotted development shall not exceed 1.3 and in group housing shall not exceed
2.50. The additional FAR shall be granted on payment of additional premium as may be decided by the NRDA. in
such a case , the net housing density may be relaxed, provided that, provisions for adequate social & physical
infrastructure and parking are made as per norms of Development Plan.
18.7 Basic Development Regulations for Planning Layers II and III
18.7.1 Regulations for Layer II
•
General Regulations for the Village Settlement Areas
i. These areas shall be considered as residential use zone, all residential and incidental public
and semi public facilities and utilities shall be permitted therein. Rural centres and public
and semi public facilities shall be allowed within 0.5 km of the settlement.
ii. In case of Central Village (separately identified) a rural centre up to 2.5 hectare area could
be developed to provide for education, health, recreation and other facilities to serve the
population in the surrounding 6-8 villages. (Population 8-10 thousand).
iii. In case of Zonal Villages (separately identified) a rural centre could be developed in up to 4
hectare area for education, health, commercial and recreation facilities to serve the zonal
and the adjoining villages (population approximate 18-20 thousand).
iv. Permissibility with respect to different uses identified in Layer II shall be as per table 18.1.
Independent Facility not related to rural centres shall be permitted with permission from
NRDA.
v. Refer Section 18.6.2.4 for development controls like FAR, building height, maximum
ground coverage etc. for the use premises located in Layer II.
•
Regulation for the Agriculture and other area outside the village settlements
In these areas uses permitted are agriculture orchard, plant nursery, forests, cattle sheds, dairy
farms, poultry farms, and brick manufacturing. Public/Semi-Public Activities (Institutional
development) with following controls may be permitted.
FAR
Maximum Height
Minimum Plot Area
Maximum Ground coverage
Minimum Access Road
0.3
10 m
2 ha
15%
15 m
111
• Additional Provision for public & semi – public properties abutting National Highway-6
and National Highway-43 in agriculture use (Rural Zone Layer II)*
In addition to Above mentioned development controls regulations following setback regulations shall be
followed;
Front set back
Rear setback
Side setbacks
25 m
15 m
9m
18.7.2 Layer III: Airport area including its expansion area
•
Regulation for the Airport and Allied activities area
a) Any building in this zone shall need permission from Airport Authority of India (AAI)
b) Permissibility with respect to different uses identified in Layer III shall be as per table 18.1.
c) Refer Section 18.6.2.4 for development controls like FAR, building height, maximum
ground coverage etc. for the use premises located in Layer III.
d) Airport Authority of India would prepare a Master Plan for the Airport Zone considering its
expansion activities in the horizon year 2031.
18.8 Other Regulations
1. Construction along Road Right of Way (R/W)
The right of ways (R/Ws) for different types of roads is as follows;
a) Expressway
100m R/W
b) National Highways
100m R/W
c) State Highways
60m R/W
d) Major District Roads
25m R/W
e) ODR’s & village roads
15m R/W
f) Village roads
12m R/W
2. Construction of Building not to encroach upon an Area Set upon For Means of Access.
No building shall be constructed, which in any way, encroaches upon or diminishes the area set
apart as means of access required under this regulation.
3. Trunk Services:
• Water and Sewage treatment plants, Electric Substation and Solid Waste Management may be
established in the Layers-I, II & II. Environmental clearance from the competent authority is
required especially in the arrangements for disposal of solid and liquid wastes.
• Solid waste and development of landfill site should be as per to the provisions of MSW 2000.
4. Water Bodies
•
•
•
•
•
All the water bodies of the Layer II & III shall be protected.
There shall be no discharge of wastewater in the water-bodies.
No water bodies should be filled to develop any kind of building in Layer II & III.
Mahanadi canal shall be protected providing buffer of green belt of 100m.
As far as possible, the existing canals, water bodies and drains should not be disturbed.
112
18.9 Urban Design Control
Urban Design Control may be prescribed within the given parameters in the Development Control
Regulations.
NOTES:
1)
The development control regulations included in the Development Plan for Naya Raipur as given
in section 18 are mandatory for any land development or building activity in Naya Raipur.
2)
Already sanctioned Building Plans and/or Layout Plans in the NRDA planning area by the
competent authority as per law shall be allowed to remain. Further development would be within
the framework of the given development code.
3)
In Public Buildings, excluding domestic buildings, the facilities for disabled persons shall be
provided as per Annexure IV or refer Model Building Bye Laws by Town and Country Planning
Organisation (TCPO).
4)
The guidelines for implementation of Solar Energy Policy at individual development level to be
followed as per the Energy Conservation Building Code 2006, by Bureau of Energy Efficiency.
5)
Rain Water Harvesting to be adopted at individual development level as per sub- section 10.3.2 of
section 10, Physical Infrastructure.
6)
The maximum building height in the approach funnel for the Mana Airport shall be as per
AAI/ICAO requirements and as mentioned in National Building Code. Refer section 15 and map
15.1.
7)
For any other provisions required for land development/ building activity, Chhattisgarh Bhumi
Vikas Rules 1984 shall be followed or else the provisions of National Building Code shall apply.
8)
Change in Road Alignment Proposed in Naya Raipur Development Plan in Layer -I may be
Permitted by NRDA in special Circumstances after recording the reasons for such change.
9)
Existing land uses adopted under section 15 of Nagar Tatha Gram Nivesh Adhiniyam 1973 shall
be allowed to remain in layer II and further permission will be given as per Development
Regulations laid down in Development Plan for that Particular use Zone.
113
Naya Raipur Development Plan -2031
19. Institutional Mechanism
19
19.1 Introduction
The elaborate proposals of the Development Plan can possibly materialize only through a well-thought
out institutional mechanism. Naya Raipur, the dream capital of the state, a modern city which will stake
claims i nto a g lobalizing na tional e conomy, w ould pr efer to avail m odern techniques o f p roject
implementation and latest practices in institutional mechanism.
19.2 Looking Back
Traditionally, the s tate de partments i.e. Public W ork D epartment ( PWD), Electricity B oards, Water
Supply Boards have been responsible for planning providing trunk infrastructure inputs in cities. The
detailing and distribution has been the domain of development authorities and/or municipal corporation.
For new t owns, t he major ones a mong which have been i ndustrial townships, especially t hose i n core
sector like steel, ha ve be en traditionally est ablished by t he dedicated org anizations cr eated by t he
Central Government w hich were responsible for Planning, implementation, administration and
maintenance of t he r espective t ownships. F or m ost pa rt, these r emained i solated t ownships unt il
subsequently, t he s tate g overnment r ealized t hat ur ban de velopment be ing a s tate s ubject, pl anned
intervention and overall perspective was required to integrate the development with the city. As a result
the development authorities and municipal corporations were put in place which took over the planning
and maintenance f unctions. S uch ready exa mples ca n be seen in case of D urgapur and Bhilai S teel
plants. This was a regular feature of the fifties and sixties.
Post-independence three capital cities came into existence in India. Chandigarh, the capital of Punjab &
Haryana, i s m anaged by t he c entral g overnment t horough t he U nion Territory A dministration.
Bhubaneswar, the capital of Orissa was planned and developed under a Notified Area Committee under
the state government’s urban development department until a municipal corporation took over in 1994.
Similarly G andhinagar, w as pl anned & i mplemented a nd i s be ing m anaged under the s tate ur ban
development department.
However, for new towns set up in late seventies the initial organizational set up was essentially planning
/ implementation maintenance agency rolled into one, which was either a development authority under
the concerned state regulation (eg. New Okhla Industrial Development Authority, Noida) or a company
under t he Companies Act (City a nd Industrial Development Authority, Ltd. Maharashtra CIDCO). I n
case of CIDCO, the Maharashtra Regional and Town Planning Act, 1966 provided for the constitution
of a mandate-specific government company managed by a board of directors.
This trend c ontinued up to t he late ni neties. I n W est B engal, S alt L ake, a pl anned n ew t own ne ar
Calcutta was completely planned, developed, owned and leased out by a state government department in
the early seventies. However, in the late nineties when the same government decided to develop another
new town, Rajarhat, it opted for the CIDCO model i.e. a company under the Companies Act.
114
19.3 Naya Raipur
In the early 2000, when the Government of Chhattisgarh ventured to build a new town near Raipur, the
Capital A rea D evelopment A uthority ( CADA), now r enamed a s N aya R aipur D evelopment A uthority
(NRDA) w as set up under t he Chhattisgarh Nagar T atha G ram Nivesh Adhiniyam 1973 as a S pecial
Area D evelopment A uthority ( SADA). The a uthority c onsists of C hairman, Vice C hairman and
Members. The act defines the role of NRDA as follows:
a.
b.
c.
d.
To prepare Development Plan for the Special area
To implement the approved development plan
To acquire, hold, develop, manage and dispose of land and property.
To accept grant from the state govt. and raise loans.
However, unde r the C hhattisgarh N agar Tatha G ram Nivesh A dhiniyam 1973, t he N RDA, t hough
empowered t o p lan a nd e xecute the ne w town i s n ot e mpowered in terms o f g ranting de velopment
permission a nd c ontrol of una uthorized c onstruction. N RDA s hould b e e mpowered t o r aise f unds
through levy of tax, c ess, fees and charges. T herefore, a thorough review of the e xisting statutory
platform vis-a-vis plan implementation and institutional mechanism options is already undertaken by the
NRDA. Naya Raipur has heralded the era of total revamp of urban development scenario in the state.
19.4 Probable Set up
Like f ew ot her s tates w hich are a lready f ollowing th e C IDCO model of in stitutional mechanism, t he
NRDA may opt for the same, since higher autonomy within the purview of government supervision is
possible i n this model. Necessary modifications have t o be made i n t he 1973 A dhiniyam t o allow t he
NRDA to become a company under the companies Act.
It is proposed that the highest powers within NRDA be vested with the Board of Directors (BoD). The
Board ne eds t o be he aded by hi ghest l evel of a dministration of ur ban de velopment a s c hairman a nd
similarly represented by other departments who have to play role in the balanced development of Naya
Raipur. It can also have representation from the people’s representative. Eminent technical and social
experts of independent stature can also be inducted as members. The Board will be responsible to steer
the NRDA and formulate policies and guidelines time to time. T he CEO, NRDA shall be part of the
Board.
19.5 Coordination
In large projects such a Naya Raipur coordination and commitment from all the departments of the Govt
playing role in the city and the surrounding development is necessary. It is therefore proposed to have a
Technical Committee, which will have the technical heads of the state departments e.g. Director, Town
Planning, C hief E ngineers/Architect, Chief conservator of forest, C hief o f R ural Development, T ribal
welfare, Women and Child Welfare D epartment, etc. T his w ill act as an independent c onsultative
committee, which will take decisions on the strategy to implement the policies firmed up by the Board.
While taking a decision for Naya Raipur, this committee shall take into consideration the pros and cons
115
of the decision with respect to Naya Raipur, surrounding region and the state. Necessary powers needs
to be given to this committee so that the decision once taken by the committee and approved by NRDA
Board s hall be full a nd f inal. This proc ess w ould save t ime r emarkably and render N RDA i nto an
efficient organization.
The committee shall be assisted by in-house Technical / non-technical experts or HODS of NRDA and
minimum general staff.
19.6 Public Private Partnership
In keeping with the trends of globalization, involvement of private sector and restricting the government
role to facilitator / regulator the Government of Chhattisgarh is considering quite a few path-breaking
measures especially i n bringing about physical i nfrastructure. N aya R aipur will certainly benefit f rom
these efforts. The fundamentals of the SPV are as under.
•
•
•
•
•
Partnership company with state govt.
The Company will plan & execute all state level major roads as identified from time to time.
The company shall construct all the major roads at its own cost and maintain the same
The Government shall pay the company an annuity at certain percentage of cost for a d ecided
period. .
This model shall completely revolutionize the role of State PWD, and also help the government
in term of cost- cutting, i.e. to forgo maintaining elaborate set up etc.
NRDA has also taken similar approach. The plan preparation, policy formulation, have been already out
sourced and agencies such as M/s CES, CIDCO, has been entrusted with various jobs. It is expected that
the N RDA w ill ado pt a s imilar ap proach at i ts ow n level for ot her i nfrastructure, for exa mple st orm
water drainage, sewerage treatment and disposal, water supply and distribution, solid waste disposal etc.
Only the supply and distribution of electricity shall be solely with the state level organization. This will
help to keep the own organization structure compact, cost – effective and manageable.
It is proposed that the social infrastructure be brought about by NRDA in a facilitator role. I t
may inv ite pr ofiles f rom major c haritable / educational, social w elfare trust /s ocialites or o ther
organizations accompanied by adequate proof of service rendered to the target g roup, management
practices, financial stability etc. They may also include their willingness or otherwise to set up facility
centre at Naya Raipur and approximate size of plot which should be justified in the proposal. The same
may be i nvited f rom Government a gencies / organization operating at various level r elated to social
welfare, health, education etc.
19.7 System Development
It i s pr oposed t hat N RDA s hould de velop a s ystem by w ay of c omputerization f or L and a cquisition,
Accounting a nd L and d isposal to k eep pr oper records. A pe ople f riendly and transparent sy stem f or
development permission is also necessary. A further detailed study needs to be conducted to work out
most appropriate Institutional set up for the Naya Raipur city.
116

16 Land Use Plan - 2031 - Chhattisgarh Housing Board

Transcription

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