JDA Master Plan
SALIENT FEATURES OF LANDUSE PLAN UNDER THE MDP- JDA REGION 2011
The Master Development Plan has come into force from 1-9-1998 for the Jaipur Region which now consist of 478 villages and envelop an area approximately 1959 sq. kilometers. The Master Plan has been prepared for horizon year 2011 and with unchecked growth of the city, the population of the Jaipur City is likely to reach 42.16 lakhs by the year 2011 and the region by another 2.36 lakh population. With a view by the implication of such rapid growth the Master Development Plan 2011 has provided Bagru, Bassi, Chomu, Achrol, Jamwaramgarh as satellite towns and further to develop to Inner towns like Saiwar, Kookas, Kanota and Balawala etc. The population of Jaipur City has been assigned with 35 lakh population for the year 2011 to be contained in Jaipur City and the remaining 7.16 lakhs is intended to be diverted to the satellite towns by providing growth potentials. The urbanisable parcels of Jaipur City with proper integration of uses and circulation works out to about 326 Sq.Km(32600 ha.). The Jaipur Region has been divided into three broad categories :
» Rural Area
» Ecological Zone
» Urbanisable Area
The Master Development Plan 2011 has identified 32 nodes catering to urban functions including the existing ones. These are :
» Predominantly Commercial Node
» Predominantly Industrial Node
» Predominantly Public and Semi Public Node
» Predominantly Recreational Node
The Landuse Plan which has been prepared on the basis of civic survey, socio-economic study, growth rate, traffic characteristics etc. The city has been treated as an integral part of the region. Activities from regional level to local level have been proposed considering the future requirements. It is further intended that Zonal Development Plans and Landuse Zoning code are proposed to further accommodate the deficiencies as is required at the neighbourhood sectoral/Zonal levels.
The basic framework of Landuse classification for Jaipur City is as under :-
The city development and its success and failure largely depends upon the attempts made regarding the quality housing for the population of the town. It is expected that rate of Housing supply shall be at the average of 32 thousand per annum in the 5 years intervals. It will be about 70,000 in the period of 1991- 1996, about 20,000 in the year 1996-2001, about 26,700 in 2001 to 2006 and 35,660 in 2006-2011. The residential areas have been classified as Residential Areas within the Walled City and Residential Areas of the Existing developed areas (scheme areas).
RESIDENTIAL AREAS WITHIN THE WALLED CITY
The Walled City character is evident that it is over congested and lack in facilities and infrastructure. The present density of the walled city is 305 persons per acre. If the growth of the density is unchecked it will aggravate the problems in terms of facilities which are at bare minimum level, hence it was maintained that the new residential constructions would be discouraged in the walled city by putting restrictions on the number of storeys. There are a number of houses in various chaukries are in dilapidated condition and the notable feature of the walled city is it still being acted as a central business district of Jaipur city. It is getting more and more commercialised rapidly. To regulate the walled city density the whole sale activities, traffic generating and intensive activities intended to be shifted outside the walled city. In addition congested Katla Bazar are also to be shifted and similarly these areas are intended to be developed as tourist sales areas, museum etc.
RESIDENTIAL AREAS OF THE EXISTING DEVELOPED AREA (SCHEME AREAS)
The Scheme areas developed by the U.I.T. such as C-Scheme, Banipark, Tilak Nagar, Bapu Nagar etc. have already been generated mixed Landuse and these areas where the density is below 100 persons per acre attracts rental population and more economic activities. These areas likely to cater to the increasing demand for the rental houses which would otherwise generate augmentation of services.
DEVELOPMENT THROUGH HOUSING COOPERATIVE SOCIETIES
The Housing Cooperative Societies have played dominant role in plotted residential development in the city. The area developed through societies may be divided broadly under two categories.
(A) Thickly built up areas constructed in unauthorised manner. These areas lack proper infrastructure, standard circulation, proper drainage and proper quality of construction and facilities.
(B) Schemes of Housing Cooperative Societies which were approved as per plan policies. These are sparsely spread. The absence of adequate facilities created planning problems in these schemes as well. To meet its envisaged that while preparing the Zonal Development Plans adequate measures to meet the needs of the Neighbourhood, and the sector are proposed to be taken as curative measures.
Thus the attempt of New Residential Areas with proper planning, standard circulation, adequate facilities or intended to be taken up in all 13,825 ha. which is earmarked for the residential areas. The notable feature is that the residential use of the existing development which is as high as 63% in 1991 is proposed to be reduced to 44.8%. This will be achieved through densification of low density residential development or by way of group housing and optimisation of the use of residential areas.
An important feature of the walled city is its central axis. It is acting as central business district for the outgrown Jaipur city. Trading and Commercial activities are getting further concentrated in the walled city. In addition due to the high land value of walled city residential areas are partly or fully getting converted into the commercial areas. In the walled city the wholesale business activities have also grown quite substantially. Jaipur Urbanisable Area which is expected to be confined to 35 lakhs population would require quite substantial commercial use which is the backbone of the economy of the city, region and beyond. According the landuse of this activity has been broadly classified under 3 heads :
» Retail Commercial and General Business
» Wholesale Business and warehousing and Godowns
» Specialised Markets.
RETAIL COMMERCIAL AND GENERAL BUSINESS
The notable feature of the Master Plan 1991 was it proposed Five District centres to meet the demands of the growing population of different parts of the city, however only Two district centres have come up. The existing roads adjoining the walled city like M.I. Road, Station road, Sansarchandra Road are primarily commercial and since these shops are abutting the road and the entire facade being constructed, the problem is always on the parking provisions. Hence it is felt to cater the increasing need of commercial activity of the city, the proposed development impressed on western side of the city, and towards south of Sanganer, the retail commercial facilities have been distrubuted along the main arteries.
The Master Plan has proposed 1165 ha. (2875 acres) of land for retail commercial activities in the city by the year 2011. Further the retail commercial activities which are required for sectoral level would be accomodated while preparing the Zonal Development Plans of Zones.
WHOLESALE BUSINESS, WAREHOUSING & GODOWNS
The 1991 Master Plan has proposed various new locations for various wholesale activities to reduce congestion at present locations. The wholesale markets like the Surajpole Mandi, Chandpole Mandi, Lal Kothi Sabzi Mandi shall be shifted and these locations are designated for retail commercial use and it is further proposed that the Surajpole & Chandpole commercial area shall accommodate the retail business proposed to be shifted from various Katlas of the walled city.
One Whole-Sale Business District is proposed on the west of Sikar Road. This Whole Sale Business District shall have adequate road network, suitable allocation of institutional, Public Utility around and Recreational area overlooking Harmara Hills Retail commercial activity is also proposed near it. Another Wholesale Business District is proposed near Sirsi Bindayaka along Ajmer railway line west of Byepass. Sub- Wholesale Business District, one on Diggi Malpura Road at Balawala and another near Bankrota on Ajmer road meet the growing demand of the proposed urban expansion south of Ajmer Road and South & West east of Sanganer Town. In all 654 ha. (1615 acres) of land for Wholesale business, warehousing and godowns in the Urbanisable area has been set up apart for these activites.
The growing city shall need specialised markets which are to be suitably located. The specialised markets for Hardware, Building Material, Timber, Medical products, Electric and Electronic, Auto parts etc. need to be properly distributed over the city and has been provided accordingly. These specialised markets have been proposed in the western and north western part of the city. Their location is close to the proposed whole sale business activity, warehousing and godowns area. One specialised market is proposed on Gopalpura Bye-pass, to facilitate the specialised markets requirement to this part of the city. In all 244 ha.(605 acres) have been earmarked for specialised markets.
The city of Jaipur has shown positive and progressive trend in the direction of growth of manufacturing industry. The notable feature of the 1991 Master Plan was that an area of 4460 acre of land has been reserved for industrial purposes. However 2490 acres could be developed for this purpose, the rest of area has been occupied as residenital areas. The share of Textile and food industreis, registered under small scale industries, have recorded maximum growth of 60 %. The household industries Šand cottage industries are located in residential areas and the concentration is quite high in the walled city area causing polution and un-healty conditions. To the development of the Jaipur reqion the Red category industries are discouraged completely in Jaipur Region and the Orange Category of industries shall be confined to the peripheral areas of urbanisable limit of 2011. Household industries which share most of the work force need to be given an impetus. Accordingly household industries barring manufacturing of soap and detergents are permitted in the urbanisable parcels. The Cottage and Village industries which are the strength of rural economy are encouraged by permitting them within 250 mtrs. radius of the area Rural Growth Centres as well as Ecological areas. It has been further emphasised that all industrial establishment shall be located in planned industrial areas and shall meet the requirements of Environmental Impact Assessment so as to usher a livable conditions for the growing population. In the Land Use Plan the area proposed for industrial use is 1862 ha. (4600 acres).
EXTRACTIVE & MINING
The Master Plan 1991 has proposed shifting of stone quarries and crushing operation, being carried out on the inner slopes along the eastern and northern hills of Jhalana. Extractive and Mining activity had been proposed at Dantli hills north of Goner and further proposed to permit on merit basis quarrying, stone crushing units as per the recommendations of rural area and ecological area.
The Governmental activity is broadly divided in two categories :-
» Government and Semi Government Offices.
» Government Reserved Areas.
Government and Semi Government Offices:
The feature of 1991 Master Plan was coming up of Government Offices substantially in the areas which have been earmarked like Secretariate Complex, Collectorate Complex and Jaleb Chowk area. During the 80's Jhalana Doongri Institutional Area, Budh Singhpura have come upto meet the growing demands of various government offices. Jaipur City being the Capital of Rajasthan the increasing economic activities in the city, and with the expansion of Railway Activities, more and more areas for this purpose are required. The shifting of the Local Government and State Government Offices from Jaleb Chowk is suggested. The area have to be taken for tourist facilities. In all 602 ha. (1485 acres.)of land under this use has been provided for.
Government Reserved Areas.
There is a substantial area under Cantonment in the west of Queens Road. In the Master Development Plan this area has been retained along with the area south of Heerapura Grid Station. In all 627 ha. (1549 acres) has been earmarked for this purpose.
The major phenomenon of the Developed Area of the almost all the cities is mixed landuse pattern and is difficult to get alter. It is due to fact that Commercial Activity has intruded into residential areas specially all along major roads. In view of the typical character of Urban Development of the cities, Jaipur being no exception, planned Mixed residential and non residential activities felt to be introduced. In this direction one pocket in the developed area west of Guru Nanak Path, Malviya Nagar from JLN Marg junction to Calgiri Hospital circle and three major pockets in the developable area have been identified. The activities that are permissible in this Use Zone are the compatible activities mentioned in the Land Use Zoning Code. The Zonal Development Plans shall identify the various Use Zones/activities to be permitted in various parts of the proposed Mixed Land Use Area.
In addition mixed use in the same building like residential cum commercial or residential cum institutional or residential cum services industry, the same shall be permitted as per the Landuse Zoning Code. In all 1034 ha (2555 acres) is set apart for this use.
PUBLIC & SEMI PUBLIC USE
Public & Semi Public Uses are complementary to the economic activity such as Industrial, Commercial etc. General Public and Semi Public use has detailed sub uses like Educational Institutions, such as colleges, Professional and Research Centres and Schools etc. Medical facilities such as Hospitals, Health Centres, Dispensaries etc. Social Cultural & Religious Institutions etc. as such all these facilities are need based and their location and extent is accordingly decided.
In addition to this some large areas have also been indicated to accommodate planned institutional areas. The western expansion area would need a University Sub Centre. This has been proposed near Ajmer Road which has an area of 108 ha. (267 acres). Public and Semi Public use like Educational, Social Cultural, Religious and other facilities by accommodating them in general institutional areas. The existing ones are almost retained. Scheme Level/ Sector Level Public & Semi Public uses shall be incorporated while preparing Zonal Development Plans. PUBLIC UTILITIES Water supply, Sewerage, Power, Solid Waste Management, Drainage all are under the head of Public utilities. The Master Development Plan 2011 has analysed the need and adequate provisions have been made for the projected requirement for the population of 35 lakhs which is assigned to the city.
The provision of the Recreational facilities is an intigral part of development plan to meet social cultural needs of the society. The Recreational Facilities are required to be accommodated at different levels i.e. Regional level, City Level, Sectoral Level and Neighbourhood Level. The parks so far developed within the city are local level parks. The Master Development Plan envisaged 3461 ha. (8550 acres) of land to be developed as open spaces. In addition this plan has retained Regional Parks proposals of 1991 Master Plan. In addition a Regional Park to the tune of 246 ha. is proposed on north of Muhana Road. Two more regional parks one at the north near Harmada Hills and the other at the south of Malviya Industrial Area have been proposed. The notable feature of the Regional parks at south of Malviya Industrial Area is to develop an artificial lake by constructing a dam at appropriate location on the down stream of the nala. A drain all along the eastern side of the eastern Bye-pass is also proposed which will collect the rain water of the eastern hills during rains. Large city level parks are also proposed in the urban expansion towards west. On the Western side, large area comes under high tension lines. (one line has been deleted by me.) accordingly they have been proposed as running open spaces.
In addition the Amanishah Nallah has now come in the middle of the urbanisable area. This nallah is seasonal and it is unsafe for urban use. Hence it is proposed that these low lying areas to be developed into terrace gardens after training the nallah.This will substantially add to the share of recreational facilities proposed in the plan. The development of tourist facilities are to be encouraged. At Zonal level and Neighbourhood level, parks and open spaces shall be provided as per norms.
Amber Tower area which is part of urbanisable area has been adequately provided with recreational area to enhance the importance and growth of the town in terms of its importance as a tourists centre. Special area development plan on this line is to be prepared for this area.
STADIUM AND PLAY GROUND
In addition to the existing two stadiums in Jaipur City. Three more stadiums have also come up in Mansarover, Vidyadhar Nagar and Chitrakoot schemes. Besides this the Master Development Plan has proposed two new stadiums one is proposed in Western Urban Expansion Area and another in the area south of Sanganer. These alongwith local level play grounds that shall be provided at the Zonal and scheme levels shall be adequate for the projected requirements.
Further the Rocky outcrop due to quarrying activity of Jhalana hills is a glaring scar on the city. The comprehensive plan for development of these rocky terrain of the quarrying site as STONE PARK is suggested. It is also suggested greening of the inner slopes towards beautification of the damaged tracts of these hills.
All the low lying areas and catchment area of the Jalmahal is proposed to be protected and used for recreational use. Only plantations and no construction activity, shall be permitted in Jalmahal Catchment Area. This Catchment area extends across the Jhalana hills upto Delhi Bye-pass on the east.
It is well known fact that the urban area extends traffic management assumes greater importance. The work centre home relationship monitor the travel characteristics and mode of transport.
The National Highways and bye passes, major regional roads, arterial, sub arterial roads as was envisaged in the 1991 Master Plan. In addition the road network is proposed for the expansion of the city have been adequately provided for the entire city.
MASS RAPID TRANSPORTATION SYSTEM (MRTS)
Mass Rapid Transportation System (MRTS) is a major phenomenon which is needed for the growing city and the proposals as per recommendations of the Techno-Economic feasibility study conducted by RITES and CRRI, suggest a north- south corridor and East -West Corridor, the proposals of the same have been made in this plan, however, to ensure more coverage of areas and feasibility the MRTS has been prepared to be provided in loop form (English digit '8') in the landuse plan. However the feasibility of the MRTS shall need to be worked out by the expert agencies as per the recommendations.
BUS TERMINALS & TRUCK TERMINALS
Bus Terminals and Truck Terminals have been adequately provided in this landuse plan.
LANDUSE OF SATELLITE TOWNS
The Master Development Plan has proposed detailed landuse plan for Bagru, Chomu, Achrol, Jamwaramgarh, Shivdaspura. These Landuse plan provide a economic base strong enough to attract and absorb the projected and economic activities beyond what has been assigned to Jaipur city for these towns.
LAND USE ZONING CODE
In order to interpret the city level plan which is on the scale of 32,000 at local level/plot level/ Premises Level till detailed Zonal Development Plans are prepared Landuse Zoning Code has been provided for. This has identified detailed activities that would be permissible in each of the use zones which would be having different use premises. The details at length and activities that would be accommodated in have been provided for in this Landuse Zoning Code.
It is envisaged that the Master Development Plan 2011 and the Landuse Plan of Jaipur Region which has been prepared for Urbanisable Parcels would prove an effective tool to pave way for the Planned development of Jaipur Region.