A

Report on

Zonal Plan (Zone No. 20) FOR

LUDHIANA MASTER PLAN

2007-2021

Town and Country Planning Department

Government of Punjab

LOCATION PLAN (ZONE NO.20)

CONTENTS

Sr. No Contents Page no.

1.1 Summary 1

1.2 Parameters defined by the Master Plan for delineation of zone boundaries 1

1.3 Location 1

1.4 Existing Infrastructure 1-2

1.5 Parameters defined by Master Plan Ludhiana of zone no. 20 2

2.1 Population projections 2

2.2 Planning Concept and Proposals 3-4

3.1 Zoning Regulations 4-8

Annexure I

Annexure II

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ZONAL PLAN LUDHIANA (ZONE NO. 20)

1.1 Summary:

Master Plan Ludhiana 2007-2021 has been notified under section 70(5) of “The Punjab Regional

and Town Planning and Development Act (Amended), 2006. There is a need to regulate and guide

the development of the area. Hence Zonal Plan has been prepared which acts as a link between

Master Plan and Layout Plan.

1.2 Parameters defined by the Master Plan for delineation of zone boundaries:

Local Planning Area of Ludhiana has been divided into 54 planning zones (except area within

Ludhiana Municipal Corporation limits) designated from Zone ‘1’ to ‘54’ in the notified Master Plan

Ludhiana 2007-2021. The Proposed Sector roads (100′ and 150′ wide), Geographical features of the

area like river Sutlej, Budha Nalah, Sirhind Canal and other physical features like railway lines have

been kept in mind while delineation of 54 planning zones in Master Plan Ludhiana 2007-2021.

1.3 Location:

Zone no. 20 is situated in the Southern part of Ludhiana city and along the eastern side of Ludhiana-

Pakhowal road. This zone comprises the revenue areas of vill. Pamali (HB No.299), vill. Chokkar

(HB No. 300), vill. Rattan (HB No. 301), vill. Mansurran (HB No. 290), vill. Lalton Kalan (HB

No.291), Pamal (HB No. 298), vill. Khandur (HB No.425). The total area of this zone is 4512 acres

approximately and the predominant land use is agriculture as shown in the table below:

Table no. 1 Existing Land use:

Sr.No. Land Use Area (in acres) approx %age

1. Residential 140.00 3.1

2. Commercial 5.00 0.1

3. Mixed Land Use - -

4. Industrial 18.00 0.4

5. Recreational - -

6. Traffic & Transportation 42.00 0.9

7. Utilities 0.06 0.1

8. Government - -

9. Public & Semi Public 30.00 0.6

10. Agriculture & water bodies 4276.90 94.8

Total 4512 100

1.4 Existing Infrastructure:

This zone falls outside the Municipal Corporation limits and consequently lacks facilities like

Municipal water supply, sewerage system and storm water drainage system etc. Village ponds are

the main source for disposal of domestic waste.

The present width of roads/rastas varies from 8′ to 80′ approximately in this zone. There is no

hierarchy of the roads. Except village link roads all other roads are katcha. This zone is about 10 km

away from Bus Stand and about 11 km away from main Railway Station. Ludhiana-Pakhowal road

connects this zone with the main city. This zone is well served by bus facility & other principal

means of transportation. However the narrow and katcha roads are not suitable for public transport

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as are not equipped with supporting infrastructure. This zone is the outer expansion of the city and

the development is taking place at a fast pace. Hence keeping the present trend of urbanization and

future potential into consideration the Zonal Plan of this zone has been prepared.

Present population of this zone is approximately 8194. It includes the population of village abadies

and other existing colonies. Present gross density of this zone is approx. 2 persons per acre and net

Density (residential) of this zone is approx.59 persons per acre. All facilities are sufficient as per

existing population and as per the standards of Master Plan Ludhiana as evident from the table

below, however to accommodate future development as per the provisions of Master Plan there is

urgent need to provide required infrastructure.

Table no. 2

Urban Amenities:

Type of Urban Amenities Standard (Population/Unit) Existing

Number

EDUCATIONAL

* Primary School 10000 8

* High School 10000 2

* Sr. Sec. School 10000 3

MEDICAL

* Sub Health Centre 10000 2

* Hospital 1 lakh 1

* Central Veterinary Dispensary 1 lakh 1

POST OFFICES 6

BANK 2

1.5 Parameters defined by Master Plan Ludhiana of zone no. 20

This zone is well defined by physical features and

proposed sector roads. Apart from this Pakhowal

road runs on the east side of this zone. The Northern

side of this zone is enclosed by 100′ wide proposed

sector road, in the west side by 100′ wide proposed

sector road and the Southern side this zone is

bounded by 150' wide proposed sector road. (As

shown in location plan) As per the Master Plan

recommendations this zone falls partially in Medium

Density Residential zone (RD2) and partially in Low

Density Residential zone (RD3).Besides this Mix Land use (commercial mix) up to the depth of 500′

on both sides of Ludhiana-Pakhowal road has been proposed in this zone as per Master Plan.

2.1 Population projections:

This zone is proposed as Medium Density Residential zone (RD2) and Low Density Residential

zone (RD3) in Master Plan Ludhiana with density of 100 -150 persons / gross acres and density of

less than 100 persons / gross acres respectively. Projected population for this zone will be 4.3 lakh-

4.8 lakhs (when fully developed)

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2.2 Planning concept and Proposals:

The Zonal Plan of zone no. 20 has been prepared keeping the governing principles of town planning

viz. hierarchy of roads, road widening of existing available network etc. into consideration. The

roads shall have standard cross section attached herewith at annexure I and the kind of trees to be

planted shall be selected from the list attached herewith at annexure II as per the suitability of the

site conditions. A green belt of 33' width has been reserved along the Khanpur distributory.

Moreover attempt has been made to give a block of 100-150 acres approximately so that 4 to 6

schemes of 25 acres each can be accommodated in one block with appropriate circulation. Four

bridges are proposed on Khanpur Minor connecting 100′, 80′ and 150′ wide proposed sector roads

over it on the northern side of this zone. The sites on which various projects have already been

approved or whose change of Landuse has already been permitted by competent

authority/Government., such sites shall be deemed to be adjusted as sanctioned/permitted.

The sites have been reserved for public and semi public facilities where provision of recreational/

sports facilities etc. can also be allowed comprising the total area of 161 acres approximately.

However, the facilities/ communication facilities viz. antenna/tower shall be laid in this zone as per

norms. Utilities shall be laid as per the design requirements of the concerned department. The other

parts of sector shall be developed according to the parameters of PAPRA 1995 (The Punjab

Apartment and Property Regulations Act, 1995). The detail of proposals is as per Zonal Plan

Drawing No.DTP (L) 33/2009 dated 16-10-2009, attached overleaf. These proposals are based upon

Base Plan prepared and supplied by Centre for Computational Engineering, Punjab Engineering

College, Chandigarh.

The planned growth can boost the economy at rapid rate as compared to unplanned growth.

Zoning regulations based on realistic F.A.R., height, ground coverage etc. providing choices for

using land for residential, commercial and other social and physical infrastructure activities are

envisaged for this zone. The plan also recommends provision and improvement of services including

the public infrastructure, traffic network and civic amenities. The detail of proposed land use

pattern in this zone is as below:

Table no: 3

Proposed land use zone no. 20 Sr.No. Land Use Area (in acres) approx. %age

1. Residential 3748 83.0

2. Commercial - -

3. Mixed Land Use 191 4.2

4. Industrial - -

5. Recreational 11 0.2

6. Traffic & Transportation 400 9.1

7. Public & semi public 162 3.5

8. Utilities - -

9. Government - -

10. Agriculture & water bodies - -

Total 4512 100

w.r.t. above table it is further explained that:

Area shown for Traffic and Transportation is of Zonal roads and does not cover local streets.

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Recreational areas are those specifically shown on the zonal plans and do not include open

spaces in colonies.

Consequently residential area seems to be large as it would include local roads, open spaces

and amenities provided under PAPRA.

3.1 Zoning Regulations:

The zoning regulations of the Master Plan provide the following uses in this zone:

Residential zone

Medium density:

Residences (Plotted & Group housing), Hostels and Boarding houses, Retail shops*, Rehri market,

Beauty parlaur, Boutiques, Floriculture, Educational Institutions, e.g. Kindergartens, Schools,

Colleges, Libraries etc. Medical Institutions e.g. Clinics, Nursing Home/ Health centre, Dispensaries

etc., Community centres, Neighborhood, Recreational uses including Clubs, Swimming pools, Parks

and open spaces, Social & Cultural institutions like Theater, Auditorium etc. Religious buildings

Satsang Bhavan, Public utilities, Public buildings complaint centre, related with different services,

Petrol Filling Stations**, Coal/ Wood/Kerosene Oil Depot, Bus Que Shelters, Tonga/Taxi/Scooter

and Rickshaw stands, Nurseries and Green houses( related to Nursery). Commercial complex,

Hotels, Sports Complex, Stadium, Entertainment Park, Amusement Park, Technical Institutes and

Knowledge/Industrial Park.

* Retail/ convenient shopping shall be allowed only on roads with minimum width of 60

feet and with 20 feet compulsory set back which shall not be covered or enclosed by

boundary wall, grill or any other material. It shall be maintained as public space. The

height of such retail shopping buildings, shall not exceed three storeys (ground + two

floors) The FAR and Parking shall be according to building bye-laws.

** The siting of Petrol pump shall be subject to instructions/guidelines of

IRC/MORTH/TCPO /Punjab Govt. issued from time to time.

Low density:

In addition to above the following uses shall also be permitted in zone earmarked for Low density

residential, like farm houses, plotted/flatted delopment, marriage palaces, Restaurants, Hotels,

Hospitals, Planetarium, Multi purpose cemeteries, Sports complexes, Stadiums, Museums,

Auditorium, Satsang bhawan, Amusement park, Technical institute, Research institute, Water

treatment plant, Guest houses, Club, Other professional and public semi-public establishments,

Knowledge Park/Industial Park , Aatta chakki, Convenient shopping and Service industry, Petrol

pump, Gas godowns, Kerosene oil storage, Communication towers, Electric grid station,

Transmission lines, Milk chilling centres etc

Mixed Land Use along roads:

All types of Public utilities and Public buildings, Regional level entertainment

places, Residential use(plotted/flatted), commercial uses like Shopping malls, Multiplexes,

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Information technology software parks, Institutes, Hotels, Motels, Hospitals, Clinics, Amusement

parks, Rides, Water sports, Green houses, Nurseries, Mela grounds, Warehouses, Marriage palaces,

Bus terminals, Truck terminals, Check barriers, Weigh bridges Buffer zones, Electric grid stations,

Residences for watch & ward staff, Petrol pumps and Filling Stations.

The zoning regulations for any category other than above mentioned shall be applicable as

prescribed in Master Plan Ludhiana (2007-2021).

Development Controls

A) Residential (plotted)

1) Minimum area 25 acres provided that chunk of land is compact

and contiguous of regular shape and having

proper connectivity (existing & proposed) to

civic amenities.*

2) Maximum area under commercial 5% of total area

3) Maximum area under institutional/ 8-10% of total area

Public buildings

4) Minimum area under parks/open spaces 6% of total area

5) Minimum area under roads, parking, 20-30% of total area

Utilities etc.

Note: - F.A.R., height and ground coverage for individual residential plots within municipal

areas, Municipal Corporation building byelaws shall apply and outside Municipal Corporation limit,

the GLADA/ PUDA building bye-laws shall apply. However, saleable area (residential and

commercial) shall not exceed 55%.

B) Group Housing

1) Minimum area required I 5 acres*

II Housing for financially weaker sections

2.5 acres*

2) Maximum ground coverage : 40%

3) Maximum F.A.R. : 1:1.75

4) Basement : Multi level basement will be allowed

behind the building in zoned area

except in set backs provided it is

proposed for parking purposes only

and satisfy the public health and

structural requirements.

5) Maximum height : There shall be no restrictions on

height of building subject to

clearance from Air Force Authority

and fulfillment of other rules such as

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set backs, distance between building

etc. However, structural safety and

fire safety requirements as per

N.B.C. shall be compulsory.

6) Stilts : Stilts under the building will be

allowed to enhanced up to 3 meters

beyond the building block except in

the set backs provided . It is used for

parking only. No construction shall

be allowed on the extended portion

of the stilts. Stilts used for parking

shall not be counted towards F.A.R.

7) Minimum Frontage : 20 meters.

8) Open spaces and organized parks : Minimum 30% of the area of the site

shall be used for landscaping.

Organized park area shall be 15%.

9) Parking : 1.5 E.C.S. per 100 sq.mtrs.of covered

area on all floors subject to

maximum of 3 E.C.S.per dwelling unit.**

10) Community facilities : Area for community facilities such

as community centre, reception hall,

crèche, library, maintenance store

etc. shall not be less than 2.5%.

11) Fire Safety : As per BIS norms.

12) Lift and Stair cases : As per GLADA rules.

13) Structural stability : Building shall be made structurally

safe to withstand any natural

disaster and shall be designed by a

qualified structural engineer as per

the provision of N.B.C.

C) Commercial:

1) Minimum area required I In commercial mix as per Annexure-II

of report on Master Plan Ludhiana

(2007-2021), the minimum area shall be

2 acres.

II 1000 sq.mts.***

2) Minimum frontage I In commercial mix as per Annexure-II

of report on Master Plan Ludhiana

(2007-2021), the minimum frontage shall

be 30 meters.

II 20 mtrs.***

3) Maximum F.A.R. : 1:1.75

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4) Maximum height : There shall be no restrictions on

height of building subject to

clearance from Air Force Authority

and fulfillment of other rules such as

set backs, distance between building

etc. However, structural safety and

fire safety requirements as per

N.B.C. shall be compulsory.

5) Maximum ground coverage : 40%.

6) Minimum parking i) Minimum parking required for commercial

projects having no multiplexes, shall be 2

ECS/100 sq.mtr. of covered area (including

circulation area).**

ii) For commercial projects having

multiplexes/cinemas/theatres, the

minimum parking shall be 3 ECS/100

mtrs.of covered area (in respect of

multiplex/cinema/theatre component +

30% of total covered area of that

component) and 2 ECS/100 sq. mtr. of

covered area ( in respect of the balance

commercial component + circulation

area)**

7) Basement : Multi level basement will be allowed

behind the building in zoned area

except in set backs provided it is

proposed for parking purposes only

and satisfy the public health and

structural requirements.

8) Minimum approach road width : 80 feet.

Note 1) F.A.R., height, ground coverage, parking etc. within M.C. limits shall be

governed by Municipal Corporation building bye laws.

2) The E.C.S.shall be counted as below:-

a) 23 sq.mtrs. per open parking.

b) 28 sq.mtrs. for parking under stilts on ground floor.

c) 32 sq. mtrs.for parking in the basement.

3) For group housing stand alone projects, minimum width of approach road shall be

60' but the promoter shall leave space from his own land for widening it to 80 feet

and the space shall be public space. In the planned colony, group housing shall not

be on a road less than 60' wide.

D) Institutional

Institutional Hotel Multi media Hospital

1)Minimum

plot size.

5000 sq.mtrs. 5000 sq.mtrs. 5000 sq.mtrs. 5000 sq.mtrs.

2)Minimum frontage

200 feet 200 feet 200 feet 200 feet

3) Minimum

width of

approach road

40 feet 80 feet 80 feet 80 feet

4)Maximum

F.A.R.

1:1 1:3 1:1 1:1

5) Maximum

ground covered

40% 50% 40% 40%

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6) Parking 1 ECS per 100 sq. mt. of the covered area if the project is covered under notification No.17/17/1/5-Hg2/311

dated 11.1.08, otherwise as per government policy.

* As per Memo No.17/17/01-5HG2/1640 dated 18.6.2009 of Department of Housing &

Urban Development (Housing Branch-II).

** As per Memo No.17/17/01-5HG2/1648 dated 18.6.2009 of Department of Housing &

Urban Development (Housing Branch-II).

*** As per Memo No.18/182/06-6HG2/1656 dated 18.6.2009 of Department of Housing &

Urban Development (Housing Branch-II).

The institutes other than specified in the above table shall be dealt as per the PUDA building

rules 1995 and as amended from time to time or any notification issued from time to time.

For any other activity other than above shall be dealt as per Zoning Plan/ building byelaws

of the concerned agency or as per the Government instructions issued from time to time.

General Notes:

1. Any item/ facility not covered under the zonal plan shall be allowed as per the provisions of

Master Plan 2007-21.

2. For any special activity not covered under zonal plan and Master Plan, the permission shall

be obtained from the Government.

3. The khasra numbers marked/shown on the drawing are only for general reference whereas

these will be verified as per the revenue record by the Revenue Authority.

4. The projects already approved by Govt. before the commencement of zonal plan but not

marked on the plan shall be considered as final even if any other proposal has been shown in

the zonal plan.

5. 50 mts. wide strip around village phirni/ upto road proposal marked in the zonal plan (which

ever is less) will be exempted from the provisions of zonal plan where extension of village

abadies will be allowed.

6. In case of change in colour or its interpretation (except for specific proposals in zonal plan)

the use may be interpret as mentioned in the master plan.

7. The specific proposals of road network will be final as per Zonal Plan.

8. Right of way (ROW) shall be final as per the proposal marked in Zonal Plan.

9. The placing and depth etc. of the services as shown on the cross section plan of the road

may be altered as per the requirement and specification of the concerned department without

change in cross sections.

10. Zonal plan does not immune/ exempt any site in it from any other law for the time being in

force.

11. The Development controls will be as per the government instructions issued from time to

time.

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ANNEXURE - I

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12

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Annexure II

List of trees recommended for plantation on the main roads within Urban limits/

Master Plan areas.

Sr.no Name of tree (Botanical/

common)

Description

1 Alstonia scholaris(Chhatim) Tall tree with columnar shape, evergreen, very ornamental,

bears greenish – white flowers in October –December.

2 Barringtonia acuitangula

( Smudar Phal)

Medium in height, with spreading habit, deciduous from

April to May. Ornamental foliage and flowers in pendulous

branches. Bears crimson flowers in April and September.

3 Bauhinia blackiana

(Kachnar)

Small tree, evergreen with columnar form, highly attractive

and ornamental. Propagated by layers and cuttings. Flowers

deep pink from January to April and from September to

November.

4 Bauhinia purpurea (Kachnar) Medium tree with columnar form, evergreen, bears purple

coloured flowers in November.

5 Bauhinia variegate (Kachnar) Medium tree with columnar form. Sheds leaves in January –

February, profusely flowering tree, highly beautiful when in

bloom, bears pink, white and purple coloured flowers in

February, March, April.

6 Cassia fistula (Amaltas) Tall columnar shaped tree, leafless in April- May. Very

hardy tree, looks very ornamental when in bloom. Bright

yellow flowers in April- May

7 Cassia grandis( Pink Mohur) Medium in height, with spreading habit. Highly ornamental

tree. Bears deep carmine flowers in November, December.

8 Cassia javanica(Java-ki-

Rani)

Medium in height, leafless in April- May. It is the most

beautiful flowering tree. Bears clusters of pink flowers in

May –June.

9 Cassia Marginata (Pink

Mohur)

Medium in height, spreading and graceful tree bears deep

pink flowers in May and June.

10 Cedrela tuna (Tun) Tall columnar shaped tree, leafless in Dec- January. Fairy

fast growing and hardy tree with creamy white flowers in

March –April.

11 Chakarassia Tabularis Tall spreading tree, evergreen and hardy, excellent for

shade. Flowers are greenish, white in April- May.

12 Chorisia Speciosa (Maxican

Silk Cotton Tree)

Medium in height, pyramidal in shape, leafless from

October to January, fast growing, bottle shaped green trunk.

Flowers are of pink and yellow colour in October –

November.

13 Delonix Regia (Gulmohar) Tall tree, with spreading crown, leafless from Jan- March.

Fast growing, very ornamental creates mass colour effect

with orange red flowers from April to June.

14 Ficus religiosa (Pipal) Tall columnar shaped tree, leafless in February –march,

very hardy and fast growing, flowers pale green in April.

15 Ficus infectoria ( Pilkhan) Tall spreading, fast growing and hardy tree, leafless in

March, good for shade, need protection from cattle, green

yellow flowers in Nov, Dec.

16 Hetrophragma roxburghii

(Marour Phaly)

Tall columnar tree, evergreen, flowers are of pale, yellow

brown colour in March.

17 Jacaranda mimosaefolia

(Jakaranada or Neely –

Gulmohar)

Medium in height, leafless when in bloom, good for parks

and houses, fern like bipinnate leaves, bears flowers of

violet-m blue colour in April- May.

18 Kigelia pinnata (Jhar

Phanoos)

Tall and spreading tree, evergreen hardy and fast growing

flowers are of crimson, yellow and brown colour in April –

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May.

19 Lagerstroemia frosreginae

(Queen’s flower)

Medium sized tree, columnar shape, very pretty, leafless in

winter (December- February). Purple and pinkish blooms in

April –May and July- August.

20 Lagerstroemiathorelli (Pride

of India)

Medium in height, columnar in shape, beautiful tree,

leafless from Dec- Feb, flowers of mauve colour from June

to December.

21 Lagerstroemia rosea Medium in height, columnar tree, very pretty. Leafless in

winter (December –Feb) with deep pink flowers from April

to September.

22 Pongamia Glabra (Karanj) Tall spreading and fast growing tree, leafless in march.

Bears mauve coloured flowers in April, may.

23 Pterospermum acerifolium

(Kanak Champa)

Tall columnar tree, evergreen, handsome, bears sweet

scented flowers of creamy white colour in March- April.

24 Putranjaniva Roxburghii

(Jiva Pota)

Medium in height, pyramid shaped, ever green, handsome

and very graceful tree, good for shade and beautiful form.

Flowers are of pale yellowish colour in March _April.

25 Saraca Indica (Sita Ashok) Height medium, spreading tree, evergreen, very hardy,

foliage glossy and ornamental. Highly flow growing takes

30 years to become a good tree. Bears highly attractive

scarlet coloured flowers in large compact clusters in Feb –

March.

26 Schleichera Frijuga (Kusum) Tall columnar shaped tree, evergreen, good for shade,

leaves become red in March, April and again in July-

September, flowers are of green colour in February- March.

27 Sweitnia (Mahogany) Evergreen, shady, attractive foliage, very hardy, tall tree

with columnar shape, blooms in April, tree is slow growing

and very good for avenues.

28 Tabeuia Rosea Small in height, columnar in shape, deciduous from

December to February, scanty foliage, flower colour is

purple pink in February –March.

29 Terminalia Arjuna (Arjan) Tall, Columnar shaped tree, sheds leaves in March, very

hardy tree, flowers of pale- yellowish white colour appear

in September- October.

30 Terminalia Chebula (Bahera) Tall, Columnar shaped tree, leafless in March, Pale-yellow

flowers all the year round.