REPORT ON FORMULATING A MASTER PLAN

FOR CHANDIGARH

TOWN &COUNTRY PLANNING ORGANISATION

Government of India Ministry of Urban Development

July, 2009

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

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

5. 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

18. Constitution of Working Groups 59

1

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.

2

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.

3

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”.

4

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

5

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 they are

identifiable 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.

6

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

7

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.

8

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.

9

5. Review of Prof. E.F.N.Riberio’s Chandigarh Interstate Metropolitan

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

10

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

11

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.

12

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

13

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 Approved Cost (Rs. Lakh)

1. Conservation of drinking water by harvesting of the tertiary treated sewage for irrigation of green spaces in Chandigarh

3672.60

2. Monitoring and automation with remote computerized surveillance system to 24x7 water supply

2026.00

7. 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 Chairman

2 General Officer Commanding, 2 Corps,

14

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

15

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

16

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

17

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.

18

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.

19

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.

Land Use Area in Sq. Km. approx

Phase-I sectors 1 to 30 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 1.28

Manimajra 3.90

Reserved Forest 11.00

Rest of the Periphery i) Area already acquired ii)Area in process of acquisition iii) Un-acquired land

14.02 4.98 5.05 4.17

Total 114.00

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

20

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:

21

Table: 9.2 Population projection of Haryana Periphery

Year Population Urban in %age

Rural in %age Growth rate

1971 84143 26.98% 73.92% -

1981 124604 30.78% 69.22% 48.00%

1991 222346 50.00% 50.00% 78.60%

2001 444692 65.00% 35.00%(Projected) 100.00%

2011 889000 75.00% 25.00%(Projected) 100.00%

2021 1423000 85.00% 15.00%(Projected) 60.00%

Source: 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 eco-

friendly 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:-

22

Table9.3: Proposed Landuse in Haryana Periphery,2021

Sr. No. Proposed Land Use Area in Acres

1 Urbanisable Zone 26804

2 Agricultural Zone 16136

3 Reserve Forest Zone 11310

4 Protected Forest Zone 9410

5 Restricted Zone 1060

6 Stone Crusher Zone 105

7 Special Project Zone 7775

8 Water Body (River &Choe) 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 Settlement Wise Details of Urbanizable Area

Sr. No.

Name of Urbanizable Areas Area in Acres

1 PanchkulaTownship 5000

2 Mansa Devi Urban Complex 1550

3

Panchkula Extension across river Ghaggar, including area of Ghaggar, ProtectedForest, Agricultural Zone of restricted belt of TBRL and recreational part of Sector 32

2945

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,

23

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.

24

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. Project Area in Acres

1 Terminal Ballistic Research Laboratory 4200

2 Chandimandir Cantonment 2700

3 H.M.T. Pinjore 530

4 I.T.B.P. 345

Total 7775

Source: 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.

25

Table 9.6: Proposed Landuse as per Development Plan of MANSA DEVI URBAN COMPLEX – 2021 AD

Projected Population:60, 000

Sr. No. Land Use Area in Acres

1 Residential 700

2 Commercial 80

3 Transport and Communication 168

4 Public Utility Zone 20

5 Special Zone 63

6 Public and Semi Public Zone 30

7 Information and Technology Park 46

8 Recreational Zone 100

9 Water Bodies and Green/Open Spaces 308

10 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.

26

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.

27

Table 9.7: Proposed Landuse as per Development Plan PANCHKULA EXTENSION – 2021 AD

Projected Population:1, 20, 000

Sr. No. Land Use Area in Acres

1 Residential 917

2 Commercial 65

3 Public Utility Zone 10

4 Special Zone 30

5 Public and Semi Public Zone 185

6 Recreational Zone 200

7 communication Zone/Restricted Belt 115

8 Woodland and Green Belt 30

9 Roads excluding NH-22 145

10

Water Body

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.

28

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

Sr. No. Land Use Area in Acres Percentage

1 Residential 3354.00 34.29

2 Commercial 487.00 4.98

3 Industrial 610.00 6.24

4 Transport and Communication Zone 1213.00 12.40

5 Public Utilities 127.00 1.30

6 Public and Semi-Public 215.00 2.20

7 Open Spaces 3518.34 35.97

8 Information Technology 123.00 1.26

9 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

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

29

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 bye-

pass 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.

30

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 KOT -

BEHLA URBAN COMPLEX – 2021

Projected Population:2, 31, 400

Code No. Land Use Area in Acres

Percentage

100 Residential 2314.00 42.00

200 Commercial 244.00 4.43

300 Industrial 1162.00 21.10

400 Transport and Communication Zone

705.00 12.79

500 Public Utilities 315.00 5.72

600 Public and Semi-Public 197.00 3.57

700 Open Spaces 572.00 10.39

Total 5509.00 100.00

Source: Department of Urban Planning,Chandigarh UT administration

For residential purpose, 13 sectors namely 4,6,6-A9Part0, 7,12-A,13-

A,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 Panchkula-

Barwala 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.

31

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 13-

A (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

Development Authority

1195.63 sq.km.

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 (including 15 villages of

Banur Planning Area falling

outside GMADA)

32

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: Details of Local Planning Areas (LPAs) in Punjab Periphery

Name of LPA No. of Town/Villages Area in Hec. Population (2001)

Kharar 13 3225 50621

Mullanpur 33 6109 34020

SAS Nagar 78 16642 217675

Banur 32 10239 48481

Zirakpur 19 3814 32832

Lalru 72 21094 93125

Derabassi 27 5371 50749

Total 274 66494 527503

(664.94 sq.kms.)

Source: 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. In order to check the

33

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,

34

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. Land-Use Area (ha) Percentage%

1. Unrealizable area 42,740 35.9

2. Industrial 2,478 2.1

3. Rural settlements 4,567 3.8

4. Agriculture area within LPA 18,483 15.5

5. Agriculture area outside LPA 24,990 21.0

6. Recreational 4,370 3.7

7. Forests 12,281 10.3

8. Waterbodies 2,890 2.4

9. Transportation 4,885 4.1

10. Restricted development zone 1,351 1.1

Total 119,036 100.0

Source: 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 House holds (HH)

Number of persons

Number of males

Number of females

35

Urban area 58,730 276,699 149,022 127,677

Rural Areas 75,225 434,511 237,400 197,111

Total for Greater Mohali region

133,955 711,210 386,422 324,788

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 up-

gradation 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

36

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.

37

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

38

private lands for public purposes as in public housing where the affected land

owners will receive as part of their compensation, proper housing.

39

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.

40

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 Re-erection of Building Rules, 2006 for villages in the Municipal Area of Chandigarh M.C.

41

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.

42

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.

43

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

44

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.

45

. .

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.

46

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.

47

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.

48

Photo 17: Slum near Kansal village.

Photo 18: Informal activities (Collection of Kabadi material) which have come up in an unorganized manner.

49

.

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

50

Photo 21: Slums in Sector-69, Mohali. This is in spite of planned development.

Photo 22: Open space in Mohali near Sohana village in Sector-76. Open spaces have to be protected against the dumping of Malba.

51

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.

52

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.No.

CWP No. Subject In the Hon”bleHigh Court

Remarks

1. No.7291/ 2000

Jasbir Singh Dhaiwal& Others Vs Union of India, State Government of Punjab and Haryana & Others

High Court of Punjab & Haryana

Regarding Periphery Control Act

2. No. 876 /2001 Dr. B. Singh Vs Union of India

-do- Regarding Periphery Control Act and Developments in and around Chandigarh. (Around Sukhna Lake, etc)

3. Appeal No. 5721-5725/2001

Sanjeet Singh Grewal& Others Vs Union of India

-do- Regarding Constitution of New Town Planning and Development Authority for Anandgarh

4. No.7291,8708,9047,9143 & 16738/2000 Special Leave Petition(Civil)

-do- Supreme Court of India

Regarding Land Acquisition and Compensation thereof

5. No.7291/2000 Late S. Beant Singh Vs Union of India, State Government of Punjab and Haryana & Others

Punjab & Haryana

Regarding Periphery Control Act

6. No.9143/2000 Karnail Singh Vs State of Punjab & Haryana & others

Punjab & Haryana

Regarding Chandigarh Master Plan

7. N0. 11039/2001 SanjeetGrewal& others Vs State of Punjab and Haryana

Punjab & Haryana

Regarding Acquisition of Land for New Township

8. No.18597/ 2001

Dr. B. Singh Vs Union of India

High Court Punjab & Haryana

Regarding Periphery Control Act and New Developments coming in and around Chandigarh

9. No.492/2003 Dr. B. Singh Vs Union of India

Supreme Court of India

Regarding Periphery Control Act and New Developments coming in and around

53

Chandigarh especially to save the green belt /lungs space around Chandigarh

10. No. 8327/2004 Dr. B. Singh Vs Union of India

Punjab & Haryana Court

Regarding Compensation of Land Acquisition from PUDA

11. No. 7649/2003, 876/2001, 16325/2001

Dr. B. Singh Vs Union of India

Punjab & Haryana Court

Regarding Periphery Control Act

12. No. 242/2005 Jaswant Singh & Others Vs Union of India

Punjab & Haryana Court

Regarding fixing of Compensation for Land Acquisition

13. No. 9556/2005. Dr. B. Singh Vs Union of India

Supreme Court of India

Regarding Violation of Forest Conservation Act,1980

14. No. 16022/2004 Rajesh Jakhran& Others Vs Union of India

Punjab & Haryana Court

Regarding violation of Haryana Development & Regulation of Urban Areas Act 1975.

15. No. 942/2005 Jaswant Singh & Others Vs Union of India

High Court of Punjab & Haryana

Regarding Periphery Control Act

16. No.9157/2002 Gaurav& Others Vs. Union of India

High Court of Punjab & Haryana

Regarding Registration of Property(to obtain NOC)

17. No. 12218/2006, 4034/2005, 5907/2006,8138/2006,6398/2006,9423/2005.2424/2005,8354/2006

BalrajSingh,Gurdyal Singh etc –vs-State Govt of Punjab and Haryana

High Court of Punjab & Haryana

Regarding Land Acquisition

18. No.4252/2008 Gurbax Singh ShergillVs Union of India &others

High court of Punjab & Haryana

Regarding Enforcement of the Provision of (Periphery) Control Act, 1952

Source: Compiled from the records available in TCPO

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 Bye-

Laws 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

54

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.

No.

Rules / Regulations

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

55

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

56

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.

57

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

58

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.

59

(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

60

of Chandigarh Region. Town and Country Planning Organization (TCPO)will render

technical assistance and advice as and when required.