Mohali Proposed Report

MASTER PLAN REPORT
2006-2031
MASTER PLAN 2006-2031
TABLE OF CONTENTS
1.
REGIONAL FRAMEWORK
1.1
Vision for Regional Development
1.2
Broad Planning Intention for SAS Nagar
1.3
Development Framework for SAS Nagar

Local Planning Area
List of Figures
Figure 1.1:
Local Planning Area of S.A.S Nagar
Figure 1.2:
Proposed Development Strategies
List of Tables
Table 1.1:
An overview economic activities within the

seven economic clusters
Table 1.2:
Preliminary Development Framework for the

Local Planning Areas of S.A.S Nagar
Master Plan Report
1-1
growth strategy of Greater Mohali Region.
1.0 Regional Framework
environmental science and research, aviation and
The vision for the Greater Mohali Region is to become a
logistics as well as the creative sector.
globally competitive metropolis with a self-built resilience

capacity to sustain the pace of economic and urban
choices and memorable experiences to the residents and

is
commitment
to
ensure
that
world and be constantly adapting to the changing global
To create a good variety of housing types and

ample jobs for the residents.
the
development is able to keep pace with the rest of the
To preserve and enhance the network of green and

open spaces.
development in Punjab. It will offer unique lifestyle
It
To encourage creation and expansion of new

businesses and growth areas like e-commerce,
1.1 Vision for Regional Development
visitors.
To promote growth in tourism in accordance to the
To conserve and enhance the Regions historical,

architectural and cultural assets.
environment.
Hence, Distinctive Mohali highlights the encapsulate
Keeping in mind the social and physical characteristic, the
economic growth potential and the existing development
objectives, which being the premier town of the Greater

Mohali Region.
trends within the region, objectives and strategies have

been formulated to achieve the vision. The proposed
strategies shall provide economic stimulation to existing
development, enhance the environmental condition, offer
world-class living and provide accessibility to everyone
through all modes of transportation.
The primary objective as set forward at the Regional Plan

level is to ensure that enough land resources have been
allocated to meet the target population of 4.5 million for
year 2056. This safeguarding shall not only be for the
ultimate population but shall also be in tandem with the
intended economic and infrastructure development. The
core objectives of the Greater Mohali Region plans are:
To build and transfer the Greater Mohali Region

into an attractive place to visit, work, live and play.
To strengthen the economic, social and cultural

well being of the Region
To regulate and optimise urban development so

that the outlying areas of fertile agriculture land,
natural features, water catchments and ecologically
sensitive zones are conserved and preserved.
To prioritize development in areas with existing

infrastructure development, community facilities
and other commercial entities.
To encourage sustained economic growth, there by

improving the quality of living and working
Fig. 1.1: Local Planning Area of S.A.S Nagar
environment.
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1-2
1.2 Broad Planning Intention for SAS Nagar
Mass
Approach
to
Rural
development
The main objective is to ensure that there is sufficient land

in S.A.S Nagar to provide jobs and housing for the
Preservation of fertile agriculture

land
population in 2031. This Section of the report evaluates

the broad planning intentions and strategies adopted for
the physical development of the local planning area of
S.A.S Nagar up to year 2031.
It also includes the
proposal of growth nodes and corridors and the key

economic drivers that have been identified in promoting
the highest quality of life for its residents.
The Greater Mohali region focuses on seven key primary

areas, which were identified in the Regional Plan as
potential economic zones.
Table 1.1: An overview economic activities within the seven
economic clusters
Economic
Primary/
secondary
Clusters
activities
Central S.A.S.
CBD
Nagar
Financial District
Arts and culture Centre
Administrative Centre
Medical Hub
North- eastern
Airport / Aviation Hub
S.A.S. Nagar
Logistics & Manufacturing Hub
Zirakpur
Heavy manufacturing
Wholesale and trading
Warehousing
Medium/ small Manufacturing
Banur
Instructional knowledge belt
Zirakpur
Business technological Belt
Corridor
Fig. 1.2: Proposed Development Strategies
Southern gateway
Conservation
and
The planning intention for S.A.S Nagar is a direct
Foothills of
Nature
Shivalik
Preservation
derivative of the Vision as well as core objectives of the
Public enjoyment of Flora and
Greater Mohali Regional Plan.
Fauna
Ecological Tourism
Mullanpur
Most of the developments within the Greater Mohali

Region are concentrated around the Southern periphery
Resort Centre
Low Density Country living
of Chandigarh, which has experienced the spill over effect
Northern Gateway
of a highly urbanised Chandigarh. S.A.S Nagar is one of

the most developed areas as well as the main urban
Agriculture /
Diversification
Rural Zone
activities
of
Rural Growth centres
agriculture
centre of the Greater Mohali Region.
Based on the
inherent qualities as well as the stage of development in

the local planning area, S.A.S Nagar being the largest
Master Plan Report
1-3
and most urbanised town, has assumed the status as the
a region with the ability to attract corporations that
central business and financial district of Greater Mohali
rely on time-sensitive manufacturing, e-commerce
Region. The major growth poles for the LPA are:
fulfillment, and telecommunications. At the same

time, they provide related communities with an
Central Business District :
international business presence, an increase in
CBD is known to be the nerve centre and focal point
tourism, an increase in jobs covering the various
of a metropolitan area. The central business and
sectors, aviation related and increase in local
financial district would accommodate a higher order
material purchases and local spending.
of
financial,
institution,
administrative
and
commercial establishments.
The passenger traffic in Chandigarh and its visit is
Besides being the pulse of the local economy, the
expected to grow rapidly and it may be saturated in
CBD would also create employment opportunities for
ten years time. Currently, the airport is functioning as
the local living as well as the surrounding areas.
passenger traffic hub only for domestic flights only.
S.A.S Nagar can offer alternative lifestyles, which
Once The Chandigarh Airport is upgraded to an
would be better and affordable than Chandigarh.
international
The facilities and buildings that have a regional
Aerotropolis- airport city in the GMADA region will
catchment are appropriate to be located within the
provide an integrated multi modal transport hub at
definite boundary of central business district; these
the airport. Thus, the airport city will offer to its
include libraries, museums, theatres, symphony halls
residents all first rate conveniences to make it the
etc forming a part of the soul of the city. It can be a
best place to live in the region and also generate
more wholesome and vibrant place by enhancing the
employment and sustainable growth for the region.
culture and heritage of Punjab.
The corridor along NH-22 would be one of the major
The Central Business District would be the new
passenger and cargo hubs. The airport city would be
growth catalyst which would further boost the
well balanced for sustainable growth and will boost
development and also strengthen the economy of
the economy of the Tricity. The key strategies to
S.A.S. Nagar by housing various MNCs.
build on are:
airport
and
the
planning
of
the
Build up a world class passenger airport to boost

the growth of Mohali destination.
Provide a major cargo capacity to drive Mohalis

industrial activity.
Create a superior return by developing the most

profitable airport related business.
Bring
in
secondary(
together
shops)
primary
and
(airport)
induced
revenues
( employees)
Create high value industry base
Increase GDP through exports
Attract highly motivated local and international

students
Airport and Logistics Hub:
On a macro economic level airports are the

economic
engines
accelerating
growth
Create
attractive
residential
area
for
new
inhabitants and also cater to mid income group.
and
prosperity. An efficient, economically viable and

environmentally sustainable international gateway
will encourage and drive local, national and regional
economic development and prosperity. They provide
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Medical Hub:
1.3 Development Framework for SAS Nagar Local
Medical tourism is a growing trend worldwide and
Planning Area
shall continue to expand in the years ahead. The

high cost of health care, long wait times for certain
of
The Regional plan maps out a broad outline for the long
international travel, and improvements in both
term physical development of Greater Mohali Region for a
technology and standards of are some of the factors
population of 4.5 million. S.A.S Nagar is now a fast
that have led to the popularity of medical tourism in
emerging as well as a preferred destination not only for
India.
the information technology industry, but also for quality
The Fortis hospital located in Sector-62 is a world
housing and urban infrastructure related investments.
procedures,
the
ease
and
affordability
renowned heart speciality hospital and a medical

anchor with S.A.S. Nagar, which it can capitalize to
A comparative population study was conducted at the
grow the sector. With new medical facilities and
Regional Plan stage. Based on that study the overall
other medical related activities, the local planning
population assigned to the various areas in the greater
area can be a one stop medical hub for the locals,
Mohali region FY2056 is scaled down to year 2031. The
foreigners and the NRIs.
methodology used is based on the stage of urbanization,
This sector will not only generate employment but
the land availability and the economic drivers envisaged
also enhance the economy of the region by reviving
for each of the local planning area. It is projected that
the tourism industry through target medical tourism.
S.A.S Nagars population will increase to 1.3 million by
Though, medical tourism is established in S.A.S.
year 2031. The following is the preliminary development
Nagar on a small scale with Fortis hospital as the
framework for the local planning areas of S.A.S. Nagar.
icon development, there has been no concession

and active promotion of this sector. With its location
in close proximity to the CBD area and Chandigarh,
the tourist can rely on the conveniences and
availability of a full range of hotel and commercial
establishments and other entertainment activities to
enhance their visit.
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Table 1.2: Preliminary Development Framework for the

Local Planning Areas of S.A.S Nagar
SAS NAGAR
PROJECTED POPILATION-2056
%
OF
POPULATION
1,726,500
GROWTH 75%
EXPECTED BY 2031 (assumptions

based on Overall Phasing Strategy)
PROJECTED POPILATION-2031
1,295,000
Existing Population - 2001

CLASSIFICATION OF TOWN
Regional
Metropolitan
Center
AVAILABLE LAND AREA (HA)
16,674
GROSS
RESIDENTIAL
DENSITY 175
(ppa)
The following assumptions were taken into consideration:
Very High Growth scenario was considers for

the ultimate population projection
Total regional urban population is estimated to

be 80% of the total projected population of
Greater Mohali Region.
In migration and other economic catalyst

promoted by the government contribute majorly
in the population growth.
The average family size of 5 is considered.
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TABLE OF CONTENTS
2.
Planning Analysis
2.1 Strength and Opportunities

2.1.1
Location
2.1.2
Topography and View Lines
2.1.3
Accessibility
2.1.4
Proximity to Chandigarh
2.1.5
New Proposed Highway
2.1.6
Proposed International Airport and

Development of an Airport Hub
2.1.7
Demography
2.1.8
Proposed Development and Business

Opportunities
2.2
Weakness and Constraints

2.1.9
Road Network Limitations
2.1.10 Urban Growth and Land Management

2.1.11 Competing Developments in the
Vicinity
2.1.12 Railway Embankments Hinders
Development
2.1.13 River Crossings Hinder Mobility and
Accessibility
2.1.14 Integration of Villages with Existing
Urban Settlement
2.1.15 Presence of High Tension Power Lines
across Site
2.1.16 Heat Restrictions Due to Proximity to
Airport
List of Figures
Figure 2.1:
Figure 2.2:

Figure 2.3:
Figure 2.4:

Integration of Villages with Existing Urban
Settlement
Figure 2.5:
Presence of High Tension Power Lines

Across Site
Master Plan Report
2-2
responses, especially in the residential areas. In certain
2.0 Planning Analysis
places, the built form will be able to put the topographic

Having assessed the existing situation within the SAS
features to maximum use, creating focal points, and
Nagar Local Planning Area (LPA), this section of the
enhancing views and vistas.
report presents the synopsis of the strength, weakness,

opportunity and threats (SWOT), which sets the context of
2.1.3 Accessibility:
the master planning approach for S.A.S Nagar. A review
S.A.S Nagar is well linked to the surrounding region by a
of the local and global trends have provided an outlook for
satisfactory network of National Highway, State Highway
S.A.S Nagar in terms of its strategic market positioning .
and other major district roads. NH-22 and NH-64 runs
The SWOT analysis provides an opportunity to impartially
along the periphery of S.A.S Nagar connecting to the
assess the competing operating environment.
other districts in Punjab and neighboring states. NH 21

connects SAS Nagar via Kharar to the Northern part of
the State of Punjab such as, Jalandhar, Amristar etc and
2.1 Strength and Opportunities
SH 12b connects to Fatehgarh Sahib and Sirhind.

Opportunities are the factors or conditions which allow
positive change or increase development options or
The National highway NH22 also connects it to the State
alternatives. The following are the list of strengths and
of Haryana and further to Delhi which is 244 km away. NH
opportunities as set in the context of the vision and
22 is being upgraded to dual 3 lanes which would
strategies for the S.A.S Nagar local planning area.
increase the road capacity and shorten travel time to

three hours. The highway will bring about speedy
2.1.1 Location:
economic growth to the region as New Delhi and the
The S.A.S Nagar LPA is strategically situated immediately
Gurgaon corridor have become saturated and land prices
to the south west of the capital for the state of Punjab
are soaring.
and
Haryana
in
Chandigarh,
which
is
also
an
administrative centre for both the states of Punjab and
Besides the relatively good road connectivity; there is a
Haryana. The location of the proposed international
vital rail link which is currently linking Chandigarh to New
airport in Chandigarh within close proximity to SAS Nagar
Delhi via Ambala. There is a new rail link which connects
is seen as the catalyst for growth and a major economic
Chandigarh to SAS Nagar and further to the rest of
boost to the area.
Punjab. The rail line forms the southern border of SAS

Nagar and is on a raised embankment. This railway line
Due to the large amount of committed projects in this area,
is completed and waiting for it to be commissioned.
all with substantial industrial component, there is likely to

be a high degree of competition between projects and
2.1.4 Proximity to Chandigarh
differentiated market positioning. SAS Nagar will need to

have a unique brand identity and offer investors
In relation to its proximity and good linkages with the
something different in order to achieve the vision it has
Union Territory, residents of SAS Nagar are able to enjoy
set for itself.
good educational and social facilities/ amenities of
2.1.2 Topography and View Lines
Chandigarh whilst the town is growing. As most of the

land in the Union territory are developed; SAS Nagar also
The site is covered with gently sloping land traversed by
serve to accommodate the spill-over housing demand
two streams Patiala Ki rao & Jayanthi Devi Ki rao. This
from Chandigarh. The planning of SAS Nagar is a repeat
gentle undulating topography is sloping from north-east to
of Le Corbusier grid pattern and the 2 towns are very well
south-west as it is situated at the foothills of the Shivalik
connected and integrated. In recent years, the combined
hills. This gentle sloping terrain that is varied in parts and
population of the tri city, of Chandigarh, SAS Nagar and
ranged from 305 m to 335 m sets up opportunities for
Panchkula, is growing very fast due to the cheaper land
minimum
and property prices here as compared to the 1st tier cities.
land
leveling
and
allow creative
Master Plan Report
design
2-3
Once the tri citys population has grown beyond the 2
tremendous.
Tourism and airport related activities and
million mark, it will have sufficient critical mass to merit
time sensitive manufacturing will certainly increase. As
the setting up of a major town centre here to cater to the
about 9 million NRIs from the state of Punjab are residing
demand. .SAS Nagar can be the Central Business district
overseas; the proposed international airport will certainly
to the tri city as there are 200ha of commercial land
make travelling easier for NRIs and tourist to visit Punjab..
available in SAS Nagar in Sector 62 and Sector 87 for a
The airport hub will also serve as the catalyst for the
comprehensively designed new and modern commercial
aviation and logistics business in Greater Mohali region.
and business district (CBD).
In addition this will also trigger the establishment of more

IT and ITeS companies in the Mohali Region, both local
and foreign.
Figure 2.1:
2.1.5 New Proposed Highway

Currently the various towns within the Greater Mohali
Region area are not directly connected to each other.
Figure 2.2:

With the construction of the GMADA expressway; all the

six towns within the region will be linked together.
2.1.7 Demography:
Furthermore; the extension into the town of Baddi to the
SAS Nagar has a higher literacy rate as 78% compared to
North in the State of Himachal Pradesh will certainly
69.7% for the state of Punjab. The whole region has a
improve the overall travel time. The residents of Baddi
higher literacy rate as compared to other states in the
would also find it attractive to live, shop and recreate in
country. About 66% of the total population is under the
SAS Nagar due to the shorter travel time..
age of 35 years. As the population is young and educated,

it offers a valuable skill manpower resource for economic
2.1.6 Proposed
International
Airport
and
development and sustainability of the city.

The upgrading of the Chandigarh domestic airport to an
2.1.8 Proposed
international airport was announced in 2008. This project
Opportunities:
is highly likely to have a significant impact to the entire
SAS Nagar, due to its proximity to Chandigarh has been
Greater Mohali region once the new international airport is
not only accommodating the spill over of population but
operational. As typical of other international airport; it will
also investments from the Union Territory, Hence there
not only serve as a transport hub but as a major economic
are a stream of new proposals emerging in various parts
driver to the Greater Mohali region area since Punjab is a
of the Mohali town. It is envisaged that with the up
land locked state and the air link is a vital point of contact
gradation of the Chandigarh airport to international status,
with other countries. The International airport has been
it will certainly boost the local economy with more
envisaged as the catalyst for growth in SAS Nagar and
business opportunities inflow in both the tourist and
the multiplying effect of this airport is expected to be
manufacturing and logistics sectors. An international
Master Plan Report
Development
and
Business
2-4
airport will open up the Mohali region to the international
2.2.2 Urban Growth and Land management:
arena and with the right marketing strategy, more foreign
There are slums and squatters existing in several parts of
investments will flow into SAS Nagar due to its world wide
the town and these unauthorized developments are
Punjabi NRI network. Apart from this there are also
unsightly and may be the seed of disease and social
proposals to upgrade SAS Nagar as the Central Business
problems if left unchecked. It may also mushroom into
District which will facilitate more investments in the
organized communities if left unattended within the LPA.
commercial and business sectors.
These
settlements
will
cause
hindrance
in
the
development of the residential township. There are also

informal markets in some parts of the town and there is
need to organize these informal activities to make it a
2.2 Weakness and Constraints
harmonious environment to live in.

This can be overcome by proper Land Management
controls and appropriate EWS housing provided within the
LPAs and proper markets and wholesale centres provided.
Figure 2.3:
The major area of weakness and constraints for S.A.S

Nagar are elaborated below. Some of these constraints
can be overcome by land use planning , monetary means
and infrastructure up gradation.
2.2.3 Competing Developments in the Vicinity:
SAS Nagar, being the most urbanized town within
2.2.1 Road network limitations:

As the GMADA area is land locked; connectivity to other
countries and cities are only possible by way of air; road
and rail. Currently, the local road network is far from ideal
as there is limited connectivity to Mullanpur and
Panchkula from SAS Nagar. Travel time from Delhi by
road is also very long stretching beyond 4-5 hours. Hence
there is a need to propose expressway and major arterial
roads within the Local planning area and linking it to the
towns and the regional plan. The GMADA structure plan
GMADA, has the highest potential to be the commercial

hub within the GMADA region. But the neighbouring town
of Panchkula is also an up and coming major commercial
center and poses a direct competition to Mohali. Hence
GMADA has to strategise and provided a higher order of
infrastructure and systematically planned and implement
the town so that it can compete effectively and become
the main investment destination for potential investors in
the region.
recognizes it and highways are being proposed to
2.2.4 Railway Embankments Hinders Development
connect SAS Nagar to Mullanpur and Panchkula and
The railway line connecting SAS Nagar to New Delhi
other arterial roads and expressways are also being
forms the southern border of SAS Nagar and is on a
proposed to link up all the towns within GMADA
raised embankment.
beyond.
and
This embankment hinders the
comprehensive planning and development of the entire

town. Some of the safeguarded underpasses at the base
Master Plan Report
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of the rail embankments are too narrow and few to

provide the high volume of traffic anticipated in the longer
term and may be cause for traffic jams at those locations.
2.2.5
River
Crossings
Hinder
Mobility
and
Accessibility
There are two major streams passing through SAS Nagar
namely Patiala Ki rao & Jayanthi Devi Ki rao. These
hinder the accessibility and mobility of the traffic passing
through. Hence there is need to build several expensive
bridges across the streams in various places of the town.
Figure 2.4:
Integration of Villages with Existing

Urban Settlement
2.2.7 Presence of High Tension Power Lines Across

Site
2.2.6 Integration of Villages with Existing Urban
Settlement
There are 77 villages within SAS Nagar housing a
population of 100,400. Thus developments in SAS Nagar
are constraint by these existing villages. Acquisition of
There are high tension power lines crisscross the site at

various locations. All land underneath this pylon has to be
designated as green pylon reserve. In the local plan 30 m
pylon reserve has been set aside along the 220 KV power
lines.
land for comprehensive development of the town has

ceased in recent years as it is politically unpalatable. Thus
there is no intention to acquire more of these villages or
parts of it unless for really necessary and critical
infrastructure installations. The SAS Local Plan has been
designed around these villages and attempts have made
to integrate them into the overall land use. These villages
will pose a constraint to the local plan in terms of the need
to provide access to these villages and to prevent flooding.
Some of these villages may also be in the path of critical
highways and several road alignment has to be
compromised to accommodate these villages. As seen in
the overseas examples where villages are relocated to
allow the area to be comprehensively planned, the Local
plan acknowledges this and there is no objection for
Figure 2.5:
Presence of High Tension Power Lines

Across Site
private developers to acquire and relocate these villages

based on fair commercial terms and privately negotiated.
2.2.8 Height Restrictions Due to Proximity to Airport
This is inevitable in the long term as market forces will
As the eastern part of SAS Nagar is bordering the
shape the process.
Chandigarh international Airport, it is affected by the

aviation height constraints of the airport. Developments in
SAS Nagar and Zirakapur, in the vicinity of the airport and
especially along the approach funnel of the runway; will
have height restrictions and noise pollution.
Master Plan Report
2-6
As the Chandigarh airport is an Air Force station there

are
certain
building
restrictions
imposed
on
developments along the boundary of the airport. These

restrictions are clearly spelled out in the Gazette of
India No 4 New Delhi, February 25 March 3, 2007,
where the Ministry of Defence in exercising the powers
of Section 3 and 7 of the Works of Defence Act, 1903,
had found it expedient to impose restrictions, upon the
use and enjoyment of land in the vicinity of the Indian
Air Force and Installations.
As per the Annexure A of the same Gazette, no building

or structure shall be constructed, created or erected or
no tree shall be planted on any land within the limits of
900 meters fro the crest of the outer parapet of the
Indian Air force Chandigarh station and 100m around
the boundary of the Highgrounds. This no development
zone around the Airport will be observed in the Local
Plan.
Master Plan Report
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TABLE OF CONTENTS
3.
Development Framework
3.1 Vision and Objectives
3.2 Planning Parameters

4.2.1 Economic Projection Analysis
4.2.2 Population Projection Analysis
3.3 Planning Strategies
List of Tables
Table 3.1:
Projected Economic Output of the GMADA

(INR Bn, FY2000 Constant Prices)
Table 3.2:
Population Growth Scenarios for GMADA
Table 3.3:
Projected Population for S.A.S Nagar LPA
Table 3.4:
Strategies Developed for Various Planning
Elements
Master Plan Report
3-1
3.0 Development Framework

This chapter details the SAS Nagars vision and
objectives which have been formulated to guide and set
the direction for the development of this local area. The
Local master plan has been developed based on the
vision, goals and objectives as envisaged. Planning
strategies are also proposed so as to set the direction for
the development and to ensure that the quality as set is
being maintained throughout.
The vision for SAS Nagar and the supporting strategies,
goals and objectives will provide the guidance for the
development, the evaluation of the land use proposal.
3.1 Vision and Objectives
The vision for SAS Nagar is to create a `premier township in
the Greater Mohali area of Punjab and as the benchmark for
other towns in India to emulate. It will be a showcase
environment for its citizens to live, work, play, learn and strike
business deals. The strategies to achieve this vision are as
follows:
foreign tourist. The CBD within SAS Nagar will be

the nerve centre and the dominant focal point for the
GMADA area.
Develop world class educational and research

institutions including medical colleges and hospitals
as tourism drivers.
To develop a whole range of social and other

community facilities to support both the living and
working community within the local plan area
including religious temples.
To ensure a high environmental quality by planning

for only non-pollutive and eco-friendly industry.
3.2 Planning Parameters

In planning for GMRs future development, it is necessary
to take into consideration the natural growth, migration,
urbanization and economic data of the Punjab region and
of India as a whole. Understanding past trends and
current level of economic activity can help to produce a
To develop SAS Nagar as the CBD and financial

and administrative centre of the Greater Mohali area
and the destination for business and centre for civic
and cultural activities.
To integrate the planning and development of S.A.S

Nagar with Chandigarh and the adjourning towns.
To provide a variety and range of housing types for

the working and living community within the SAS
Nagar
medium and large scale industries. Electronic and
To provide world class infrastructure and utilities

including a comprehensive transportation system
facility that will satisfy the needs of the locals and
foreign investors.
significant presence with textile, chemical and metal
To provide a high quality environmental living with

emphasis on a whole range of supporting social
facilities and mandatory open space provision.
To provide good landscaping and to maximise the
potential of the rivers and waterbodies by injecting
leisure activities along the banks.
To provide good accessibility with efficient road

system to the Chandigarh International Airport, the
Railway station and adjourning towns and cities.
To optimise the use of land around the International

airport by safeguarding sufficient land around it for
the aviation hub uses.
To safeguard and enhance the premium land value

along the major highways and high visibility
locations.
To create a conducive environment through a range

of recreation facilities with golf courses, country
clubs, sports complexes, parks and recreation open
spaces.
To develop modern retail, hotel and commercial

facilities such as retail malls, entertainment, and
shopping for the living community as well as the
Master Plan Report
feasible population scenario for both year 2031 and 2056.
3.2.1 Economic Projection Analysis
S.A.S Nagar is one of most industrialized area in terms of
pharmaceuticals are the two major industries with a
(basic and fabricated including auto components) being

the other key industries. In the last ten years S.A.S Nagar
has emerged as the leading area for the location of
Information Technology (IT) and IT Enabled Services
(ITeS) in the state. The share of IT and ITeS exports from
the LPA is estimated to have accounted for about 6.2% of
the estimated economic output of Greater Mohali Region
FY2007.
The exports of companies registering under STPI, Mohali

has increased from INR 140 mn in FY2000 to INR 5.62 bn
in FY2007 registering a growth of 69% p.a. (Figure 3.3)
Infosys Technologies, Dell International Services and
Quark Media House are the three major exporters
registered under STPI, Mohali accounting for 65.4% of
total exports in FY2007.
Apart from IT/ITeS, education and healthcare are two

emerging services contributing the economy of the
Greater Mohali Region. A number of other privately run
3-2
educational institutes operate in and around Mohali within
low growth, moderate growth, high growth or very high
the Greater Mohali Region. An Indian Institute of
growth.
Information Technology (IIIT) and a National Institute of

Nanotechnology are proposed to be set up as part of a
Table 3.2: Population Growth Scenarios for GMADA
250 acre Knowledge City in Sector 81 of Mohali. In

healthcare, the multi-speciality hospital set up by Fortis
Healthcare1 on an 8.2 acre campus in 2001 is established
as a leading hospital attracting patients from all over north
India and abroad. Based on current situation, the
projected economic output of the GMADA area is as
follows:
Table 3.1: Projected Economic Output of the GMADA Area

(INR Bn, FY2000 Constant Prices)
FY2007
28.5
FY2010
37.9
FY2015
50.0
FY2020
65.4
FY2025
85.1
FY2030
112.3
FY2035
148.8
FY2040
196.4
FY2045
254.2
FY2050
322.9
FY2055
410.1
Population
2001
Natural
Growth
Migration
Population
2056
Low
Moderate High
Growth Growth
Growth
Very
High
Growth
0.71
0.71
0.71
0.71
0.42
0.42
0.42
0.42
1.19
1.71
2.74
3.39
2.32
2.84
3.87
4.51
For the purpose of land use planning, Jurong Consultants

shall assume the very high growth scenario so as to
accommodate the
greatest
demand
and maximize
GMADAs potential to develop fully into a competitive

region, on par with other successful cities around the
world. Basing on this high growth scenario, JURONG
Consultants then attempt to distribute it into six local
planning areas with S.A.S Nagar taking the main share
(45%) of the gross target population.
The projected population for S.A.S Nagar is 1,295,000 by
2031 and 1,726,500 by 2056. Based on the projected
population by 2031, the planning parameters for S.A.S
Nagar are:
Table 3.3: Projected Population for S.A.S Nagar LPA
From the above projection, it is anticipated that the

economy of the GMR would grow to about four times its
current size in 25 years and to around 14.5 times in 50
PROJECTED POPULATION-2056
PROJECTED POPULATION-2031
years.
CLASSIFICATION OF TOWN
AVAILABLE LAND AREA (ha)
Considering GMADAs economic growth potential in the

coming years, it is anticipated that economic growth will
S.A.S NAGAR
1,726,500
1,295,000
Metropolitan
Town
16674
GROSS RESIDENTIAL DENSITY

175
(ppa)
drive urbanization and can spur further growth in the

nearby towns. This integrated development is promising
and brings opportunity for economic and population
growth in S.A.S Nagar.
3.2.2 Population Projection Analysis
Against the favourable growth conditions, four types of

population growth scenario can be anticipated for GMADA
Fortis is promoted by Ranbaxy, which has a manufacturing presence in

the GMADA Area as well.
Master Plan Report
3-3
3.3 Planning Strategies

Based on the above analysis and planning parameter , the
planning strategies for S.A.S Nagar will be based on the
following principles:
Table 3.4: Strategies Developed for Various Planning

Elements
PLANNING
ELEMENT
Integration with
the
surrounding
developments
Planning for
growth
Balance work
place and
living space
Premier town
in GMADA
area
Economic
catalyst to
propel the
towns growth
Plan for an
orderly &
phased
development
Residential
Development
PLANNING
ELEMENT
live.
Environment
Manage development to ensure the sustainable use of

resources and the provision of a clean, healthy and
safe living environment.
Transportation
Provide a safe and efficient private and public transport

system and movement network that provides
adequate levels of accessibility and mobility, catering
to the needs of the residents and tourist.
Utilities
Provide adequate utilities to service new

development in a timely manner and ensure the
optimum use of all utility investment and delivery of
those services.
Urban
Management
A flexible planning approach, which provides the

ability to respond effectively to changes in economic
and social circumstances.
STRATEGIES
Plan should relate and respect the surrounding region.
Attempt to plan in totality and must relate to the
surrounding region and Chandigarh
Ensure that there are sufficient land to cater for growth
in years 2031 and 2056.
Well distribution of land for residential, commerce and
industry set in the midst of residential enclaves.
Set aside adequate land for commerce and services
in SAS Nagar and location of CBD there.
Sufficient catalyst to propel the economy are the
airport hub; the administrative centre
and the
education and medical tourism sectors
STRATEGIES
The coordinated management of development and

the delivery of services with participation by the
community and the business sector so as to make
SAS Nagar and attractive plan to live and do
business.
Development is being proposed in a phased

development
for ease of infrastructure
development.
Ensure the provision of adequate good quality

housing, which meets the needs of the citizen,
allowing for a level of choice and diversity in
accordance with affordability and cultural preference.
Eradication of slum dwelling through setting aside
adequate EWS housing
Ensure that neighborhoods provide a safe, clean,
living environment, with an adequate level of
amenities.
Commercial
Development
Provide a comprehensive range of retail goods and

commercial services that satisfy the needs of
residents, tourist and business and position SAS
Nagar as the CBD of the GMADA.
Community
Development
Provide a comprehensive range of educational,

health, recreational, religious, cultural, safety and
government administration facilities of high quality
and situated in convenient locations. Ensure that
these facilities meet community needs, taking into
consideration issues of migrant population and
slum dwellers.
Recreation
and Open
Space
Provide adequate active and passive open space

to meet the needs of community groups and
contribute to the creation of an enjoyable and
fulfilling living environment.
Industrial
Development
Develop a partnership between the Industrial Area

and the community, which recognizes their mutual
interdependence, the need for a healthy and satisfied
workforce and protection of the environment. An ecoindustrial approach to industrial development should
be facilitated, whereby the concerns of industry are
balanced with the concerns for nature and the state of
the environment.
Provide for light and service industries such as the IIT
parks, the knowledge city etc and ensure minimal
environmental impact on the residents. Clustering
concept to be adopted.
Urban Form
and Structure
Create an efficient, legible and aesthetically

pleasing city that meets the needs of the
community and which is a highly desirable place to
Master Plan Report
3-4
TABLE OF CONTENTS
4.
Implementation and Phasing

4.1 Land and Development Policy
4.2.
Development Phasing
4.2.1 Principles of Phasing
4.2.2 Sequence of Development Phases
4.3 Urban Renewal
List of Figures
Figure 4.1:
Phase 1 of Development (Year 2031)
Figure 4.2:
End of Phase 2 Development ( Year 2056)
List of Tables
Table 4.1:
Land Use Acquisition Based on

Entrepreneurialism Approach
Master Plan Report
4-1
chapter dealing with special control for development of
4.0 Implementation and Phasing
S.A.S Nagar.
4.1 Land and Development Policy
A
market-oriented,
entrepreneurialism
approach
to
Table
4.1:
Land
Use
Entrepreneurialism Approach
Acquisition
Based
on
development is adopted. It is assumed that apart from

essential services, much of the S.A.S Nagar Local
Planning Area development will be carried out by both
Acquisition Development
Land use
private and public sector, which is in line with our

development objectives from the regional plan.
Residential
Public/
Private-Sale
of
Site/Auction
Commercial
Public/
Private-Sale
of
Site/Auction
Institutional
(Regional
Scale)
Public/Private
(depending
on kind of
facility)
Operations
&
Maintenance
Private /
Public
Private /
Public
Private /
Public
Private /
Public
Public /
Private
Pubic /
Private
A proper framework of land acquisition/ rehabilitation

should be adopted. The process is to ensure that it evade
major risks and is fair. Compulsory acquisition shall have
to be taken sensitively and compensation packages are to
be updated periodically to reflect true market price.
Compulsory acquisition shall take place for important
infrastructure development projects or for other strategic
public purpose. The uses that are deem crucial for the
community are hospitals, police station, fire stations,
roads and infrastructure etc. There are many ways to
carry out road widening, town planning, and value
enhancing
investments
such
as
converting
ribbon
development to corridor development, providing public

services through implicit acquisition, as in plot shrinking
Private /
Institutional
Public /
Public
(Neighborhood
Private
(BOO/BOOT)
Scale)
Open
Public /
Spaces/Green Public-private
Private
Areas
Road/Transport
Infrastructure
Private /
Public
(BOO/BOOT)
Public
Private /
Public
Public /
Private
Private /
Public
under TP schemes and the use of TDR (Transfer of

Development Rights) . TDRs can also be used to make
the process of town planning and corridor development
4.2 Development Phasing
fair to all the beneficiaries including those who give up

their land.
It is proposed that the 16674 ha site of S.A.S Nagar shall

be developed in phases as it is neither feasible nor
The role of local municipal and town development
desirable to develop the entire site of 16674 ha
authorities is to facilitate economic growth rather than
simultaneously. The phasing plan is designed to ensure
control and manage it. The departments should aim to
that the development of various land uses within the local
make full use of market mechanism as well as growth
planning
drivers to achieve public goals. Whilst the private
investments in infrastructure provision. This shall help in
developer can proceed to do their own acquisition, it is
an
also desirable for the state development authorities to
necessary infrastructure.
area
efficient
is
and
well
cost
coordinated
effective
and
minimise
implementation
of
play an active role in the acquisition process and getting

necessary approvals. This would help in reducing the
4.2.1 Principles of Phasing
overall time required for the same process.

x
To allow growth to take place incrementally over
In keeping with the vision of S.A.S Nagar as the Premier
time. This is done in order to minimise the need for
town in the Greater Mohali Region in place, the qualities
concentrated investment and mega form solutions
should be taken into consideration when implementing
at any stage of the development. In addition,
S.A.S Nagars future urban developments. Details of the
incremental development provides flexibility in
development control regulation and FSI are contained the
terms of phasing, sizes of phased packages of
Master Plan Report
4-2
x
x
x
development and minimizes the heavy front-end
of the world, it is likely that industries ad airport will be the
costs where they are not required.
catalyst for growth and will be developed first. In line with
To recognize that growth takes place by small
this, the prominent developments that have been
increments as and when resources are available.
earmarked to be implemented in the 1st phase include:
To provide a degree of choice of site layout at each
(a)
Aerotropolis;
stage of growth.
(b)
Knowledge city;
To encourage variety and plurality in investment
(c)
Business and High tech parks
and participation in the township development,

both from public and private aspects. There are
These developments have potential to spearhead IT
opportunities for both large projects taking up
industry growth, educational tourism, and Airport city. An
several blocks as well as small projects, which may
appropriate quantum of commercial space for retail,
occupy only one block. Hence, providing a
leisure and entertainment along the major corridors and
spectrum of different project sizes at any one time
allocated locations may proceed simultaneously but their
gives equal opportunity for small as well as large
development will have to keep pace with the market
scale developers/ investors to participate actively.
demand and also in tandem with other infrastructure

developments within S.A.S Nagar.
4.2.2 Sequence of Development Phases

The phase 1 area would be concentrated in the industrial
The new industrial area shall be developed in phases, as
parcels as designated in the master plan and also with the
per the demand starting from PR7 Southwards. This will
development of the Aerotropolis. There would also be
permit a more effective development of existing and
development of two commercial city centres in sector-62
proposed investment in infrastructure as well as taking
and 87. Some of the commercial uses will also be
into
development
designated in the mix use area along the main arterial
opportunities and impact particularly from Panchkula and
road that runs through the local planning area. It is
Chandigarh.
proposed that the rest of the residential development
consideration
the
proposed
logically proceed as per the previous approved projects,

Figure 4.1: Phase 1 of Development (Year 2031)
initially concentrating around the South-west part of S.A.S

Nagar and moving towards North. The start-up area
boundary was drawn up taking into consideration the mix
of land use types, the proximity to the existing highway
and built up areas, and the ease of infrastructure
connections.
The completion of the first phase shall accommodate

sufficient residential population and work force to justify
the area provided for administrative, entertainment,
commercial and institutional use within the local planning
area
of
S.A.S
Nagar.
Infrastructure
and
utilities
development such as roads, electrical substations,

The initial projects shall be the catalyst for the
development of the local planning area of S.A.S Nagar.
These developments should demonstrate financial and
economical viability. These projects should be established
at a particular quality standard in terms of architectural
sewers, bridges, etc. should be built and laid first because

of the long lead time of 1 to 2 years to construct these.
However, these provisions should be scheduled to tie in
with the development phasing to reduce the high capital
outlay and holding cost.
design and infrastructure services. Like in any other parts
Master Plan Report
4-3
land use and road networks. These should be checked
4.3 Urban Renewal
against current planning norms. It is important that some

Whilst it is easy to develop new housing colonies; but in
vacant land within each sector should be safeguarded for
the longer term these colonies will faced the problem of
future de-canning of the residents during the re-building
obsolescence if nothing is done to renew them, Thus,
phase.
GMADA should approach the development of SAS Nagar

as a total approach in comprehensive town planning,
coordinate development, proper management and last but
urban
renewal
programme
Redevelopment of rental houses/ flats.
Certain unpopular rental houses or flats shall be

identified for demolition to make way for redevelopment.
not least an urban renewal strategy .

The
c)
recommended
for
The size of these redevelopment parcels shall be large

enough to accommodate in-fill development.
GMADA includes the following:

a) Eradication of slums;
b) Re-planning of the older housing colonies/estate;
d)
c) Redevelopment of the rental flats/ houses;
In an established housing colony; two socio-economic
d) Upgrading of precincts;
problems are often encountered. The first is that young
e) Encourage selective en-bloc redevelopment and
couples move out from their parents homes in the older
f) Up gradation and renewal of facilities.
part of the town when they purchase their new flats in the
Upgrading of Precincts.
new estates. This also applies to the up graders. The

a)
resultant social impact in the older parts of the town is the
Slum clearance and EWS housing
It is based on the principle of demolishing existing slums
rapid ageing population who would have lesser means to
and rebuilding the same site in a high density and
maintain their flats. This would eventually lead to the
medium rise apartment bocks, including entirely cross-
physical decline of the estates. The Precinct upgrading
subsidized housing for the slum dwellers. In slum
program is to bridge the gap between the standards of the
clearance programs, slums are demolished and slum
older estates and those of the newer ones. The basic
dwellers are resettled in alternative locations like low cost
principle is to upgrade the living environment of selected
housing localities. Typically, the resettlement allows
old precincts without uprooting the people from their
government to release the development potential of well
familiar surroundings and enabling them to keep their
located land parcels. Also, in slum up-grading, the slum
community ties. The government may have too contribute
dwellers will have amenities and housing with full legal
financially to these schemes and the house owners will
title to their property. At times, government also helps in
food a small percentage of the costs. A pilot scheme
the provision of basic amenities, infrastructure, and
should commence first to assess how it works with live-in
housing finance loans.
residents. The residents will be able to see the success of

these schemes when after improvements in the living
b)
Re-planning of older housing colonies
It is quite a common phenomenon for town and cities; if
environment will see an increase in property value. Some

of the upgrading packages offered can be as follows:
there is mechanism in place to provide for urban renewal

of older housing estates. A common complain from
i)
basic upgrading
residents in such older estates are complaint on the lack
ii)
Standard upgrading
of schools, markets; shops, parks or bus services and car

parks. Whilst norms for the residential colonies have been
e)
formulated but many of these planning standards were
Selective en-bloc redevelopment scheme is an urban
not
redevelopment strategy usually employed by the public
adopted
in
totality
due
to
small
fragmented
Encourage selective en-bloc redevelopment
developments..
housing departments in maintaining and up-grading the
Thus; it is suggested that for all the older towns and
public housing. It involves a small selection of specific
estates in each of the sectors of SAS Nagar; there should
precincts of older localities to undergo demolition and
be a systematically re-planned and review of the existing
redevelopment.
Master Plan Report
All
residents
displaced
by
the
4-4
redevelopment works are offered a new 99-year lease in

new flats constructed nearby. These residents have the
privilege to select their units prior to public release of the
remaining units, are compensated financially, and are
given subsidised prices for their new flats, as well as other
benefits, such as the being able to purchase flats in other
locations under the same benefits offered for all affecting
residents who purchase the offered replacement units.
f)
Up gradation and renewal of facilities
It would constitute of up-gradation of areas in terms of

infrastructure and community facilities, introduction of
rural growth centres. These centres shall be integrated
with the urbanised areas through transportation corridors.
The aim is to provide adequate land for a variety of
communal and recreational facilities, matching the
employment and investment opportunities for the resident
population.
Master Plan Report
4-5
TABLE OF CONTENTS
5 SPECIAL AND DETAILED DEVELOPMENT
CONTROL REGULATIONS FOR SAS Nagar
LOCAL PLANNING AREA
5.4
Proposed Land Use Legend & Zoning

Interpretation for S.A.S Nagar Local Planning
Area of GMADA
5.1
Development Constraint Zone around the

Special Use Zone
LIST OF FIGURES
5.2
Height Constraint Zone around the Airport
Figure 5.1: No Development Zone
5.3
Intensity of Development
Figure 5.2: Height Restriction with Respect to Approach

Funnel
5.3.1 Special and detailed controls for

S.A.S Nagar (overall)
5.3.2 Special Land Uses in SAS Nagar
5.3.3 Setback from Roads
5.3.4 Rural and Agriculture Area
5.3.5 Transferable Development Rights
Figure 5.3: Aerotropolis Development
LIST OF TABLES
Table 5.1: Height Restriction with Respect to Approach
Funnel
Table 5.2: Intensity of Development
Table 5.3: Proposed Guidelines for Recreational and Sports
Activities
Master Plan Report
5-1
SPECIAL AND DETAILED CONTROLS

FOR S.A.S NAGAR
In
addition
to
the
common
development
Figure 5.1: No Development Zone

The figure shows no development zone only in S.A.S
Nagar.
control
parameters applicable to the whole of the GMADA,

special and detailed controls are applied to specific
area within the S.A.S Nagar Local planning area. These
are illustrated in Figure 5.1 and 5.2
5.1
Development Constraint Zone around the

Special Use Zone
There is an Air Force station Chandigarh/ Mohali and

High Grounds within the S.A.S Nagar area. This is
inclusive of the current Chandigarh airport. As per the
Gazette of India No 4 New Delhi, February 25
March 3, 2007, the Ministry of Defense in exercising the
powers of Section 3 and 7 of the Works of Defense Act,
1903 found it expedient to impose restrictions upon the
use and enjoyment of land in the vicinity of the Indian
Air Force and Installations.
As per the Annexure A of the same Gazette, no building

or structure shall be constructed, created or erected or
no tree shall be planted on any land within the limits of
900 meters fro the crest of the outer parapet of the Air
Force station, Chandigarh and there is a restriction of
100m from the High Ground near the airport.
5.2
Height Constraint Zone around the Airport
As the Chandigarh airport is abutting the SAS Nagar

Local planning area boundary, the lands in the vicinity; of
the airport is subject to height controls as specify by the
Civil Aviation Authority. The height restriction is most
critical for the land enclosed in the approach funnels of
the runway and also along both sides of the runway. All
developments affected by the aviation height controls will
need to obtain the Civil Aviation Authorities approval.
As per the technical requirements of the Civil Aviation
Authority, no building or structure shall be constructed or
erected or any tree shall be planted on any land within the
approach of the runway. The table 5.1 and figure 5.2
below gives the height restriction with respect to the air
funnels and shall be applicable for the land enclosed in
the approach funnels of the runway. This shall also be
applicable to the transitional area also. All submission
made within the influence of the airport technical height
constraint zone will need the Civil Aviation Authoritys
clearance.
Master Plan Report
5-2
Table 5.1
Height
Approach Funnel:
Restriction
with
Area
Respect
to
Shopping Malls
Offices
Maximum
permissible
Height ( in m)*
Civic and cultural buildings

Cinemas and Cineplex
More than 360m but not exceeding 510m
12
15
More than 960m but not exceeding

1110m
18

1260m
21
In addition to the two city centers a few thematic

1410m
24
commercial pockets are also designated in the S.A.S

1560m
27
More than 1560m
30
High rise residential flats at the upper floors

The intensity of development shall be with the maximum
global FSI of 2.5. The minimum green coverage area
shall be 10%.
Nagar local plan. This includes the Aerotropolis
* or as per the permission given by Airport/ Air force

authority
Figure 5.2
Height Restriction with Respect to
Approach Funnel
development
next
to
the
proposed
Chandigarh
International Airport off PR7.
Mixed Land use

There are 2 types of mixed use being proposed in SAS
Nagar. They are:
a) Mixed use 1
b) Mixed use 2.
1. Mixed use 1 there are 3 linear corridors being

proposed for this category of land use in SAS
Nagar.
One is situated along PR7 and owing to the
proximity to the Airport, the permitted uses along
this strip are as shown in Table 5.2
For the 2nd linear mixed use corridor centred
along MDR A; the permitted uses are shown in
table 5.2.
5.3
Intensity of Development
For the 3rd linear mixed use corridor at northern

part of sector 117 and 74A; the permitted uses
5.3.1 Special and detailed controls for S.A.S Nagar

(overall)
are shown in table 5.2
S.A.S Nagar is situated to the west of Chandigarh was
2. Mixed use 2.
planned originally as an extension area. The road
The Mix use 2 - Pocket A (proposed to be numbered
pattern of the existing S.A.S Nagar follows the same as
as sectors 118 and 119 in SAS Nagar Master Plan)
Chandigarh. The planning intention is to develop S.A.S
being proposed near Village Balongi is both for
Nagar as the commercial, civic and cultural hub of the
residential
Greater Mohali Region
recreational and institutional uses. The minimum site
and
supporting
commercial
and
area for residential shall be 20 acres and shall follow

Commercial Use
the density of the SAS Nagar plan.
The two main commercial city centers are found in

Sector 62 and Sector 87.
Permitted uses with the city centre are:
Hotels and convention centers
Master Plan Report
5-3
Table 5.2: Intensity of Development (overall)
Land use
FAR
honoured.
d) Individual industrial
plots irrespective of the
category shall have FAR
of 1.0 only.
Permitted uses
Mixed Use
a)
Mix
use
1
Commercial
use
is
allowed and flatted high
end residential on upper
floors
is
allowed.
Minimum size is 5 acres.
Shopping
malls;
multiplexes; hotel, offices,
cinemas, institutions and
plotted / flatted residential
development. Small infill
pockets of retail shops
etc. For the strip of Mix
use
1
along
PR7,
commercial
uses
in
support of the airport are
allowed.
Note: Decision under item
no 6 of the 12th meeting of
the Punjab Regional and
Town Planning and
Development Board, held
on 24/07/08 shall remain
operative.
b) Mixed use 2
Commercial
and
residential use is allowed.
For
residential,
the
minimum site area is 20
acres.
a) Mix Use 1
b) Mix use 2
Industry
Business park
Institution
FAR=1.0
Residential
1.65
a)
Industrial
and
warehousing use Only
green
and
orange
industries and logistics
use
are
permitted.
General industries are
permitted in locations
furthest
from
the
residential
areas.
Minimum site area = 50
acres,
b)Business parks FAR=2.0

&
IT park
b) Business park & IT

park minimum site area
= 10 acres. The permitted
uses will include IT parks;
Science and research
parks; Business Parks;
Laboratories, media hubs
and bio-technology parks.
Dwelling uses:
a) Detached dwelling
units, cluster housing,
plotted housing, Single
family residences,
townhouses, garden
apartments and
apartments, villas
up to 3 stories (max 11
mtrs)
b) Worker dormitories and
FWS housing
a)
Industry & Industry
warehouse use
FAR=1.0
Permitted uses include :

Secondary and Tertiary
educational institutions;
Health Clinic, Medical
Facility, Police or Fire
Station, Post Office,
Religious Facility,
Museum/Archives,
Secondary School,
Technical training
institutes, international
schools, sports.
Group Housing
1.75
Mega Residential As
per
Township
the PUDA
guidelines
Permitted Ancillary
Uses:
a) Cultural and
recreational uses - parks
and sports field
b) Nursery school
c) Parking area
d) Service uses like
barber shop, beauty
saloon, clinic,
Laundromat etc
e) Police or Fire Station,
Post Office
f) Utility and
communication uses
As part of the overall
sector plan / layout plans.
(with max 15% in min 100
Acres Townships)
1) Minimum site area =
100 acres.
2) One room and two
room flats minimum 80
Units per acre.
c) Projects already
approved by Punjab Town
and country department
with higher density / FAR
shall be honoured.
In IT city industrial area
Phase VIII A and B FAR
already allowed shall be
Master Plan Report
5-4
Note: Land Use, FAR, Ground Coverage, Building Height,

parking, etc. should be incorporated as permitted with
following notifications/memos:
1) Dept of Housing and Urban Development, Govt of
Punjab. Memo no 08/6/07-4HG1/4734-38 dt: 2606-2007
Punjab, Memo no 17/17/01-5HG2/7656-60 dt: 1909-2007
Punjab, Notification no 17/17/01/5HG2/311 dt: 11
January 2008
Chandigarh Airport is expected to experience growth in air

traffic of the same order of scale.
To cater for the immediate growth in air passengers, the
existing airport terminal is being expanded to cater for 400
passengers at any one time at an estimated cost of Rs 8
million..
Proposed Up-gradation to International airport.

An MOU was recently signed between the Airport
Densities
Authority of India (AAI) and the Punjab and Haryana
Low density housing

Medium density housing
High Density housing
up to 100 pp acre
up to 175 pp acre
_ not allowed
governments for the building of a new international airport

terminal on the south side of the runway at Mohali. See
Without exception, the planning standards and guidelines
Figure 5.11. This new terminal will be built on a 300 acre
as set out in the Punjab Government Gazette (Extra) Jan
site and will have all the facilities of that of a modern
20, 2006 (PAUSA 30, 1927 SAKA) shall be observed in
international
this master plan. As for FWS housing density, i.e. one
passenger boarding bridges, in-line baggage conveyor
room/two room houses irrespective of the density of that
system and car parking facilities. The new terminal area
particular zone, it shall be minimum 80 dwelling units per
will be accessible via a proposed new access road from
acre.
Chandigarh and SAS Nagar known as airport road.
airport,
viz
centrally
air-conditioned,
An international airport at Mohali is considered viable,

given that the Amritsar Airport has been very successful
5.3.2 Specific Land Uses in SAS Nagar
and experiencing a rapid growth rate. Though the

absolute numbers of international passengers at Amritsar
Airport city - Aerotropolis
airport (480,000 for 2006-07) were just 7.3 per cent of

CHANDIGARH AIRPORT
Delhis 6.6 million, the number of international passengers
The existing airport is a regional airport sited about 12 km
at Amritsar Airport grew 37.4 per cent over the
to the east of Chandigarh. It presently serves a relatively
corresponding month of the previous year. In comparison,
small number of flights, viz 3 flights daily to Delhi and 1
Delhis traffic grew just 6.9 per cent. It is observed that
flight to Mumbai via Delhi and 1 flight to Jammu, totaling
non-resident Indians hailing from Punjab form a large part
of 5 daily flights or a total of 10 aircraft movements.
of the international passengers using Delhi Airport and

would prefer an airport nearer home. Making Chandigarh
The runway is 9,000 feet (2,700 metres) long (orientation
Airport an international airport will no doubt help to
11/29) with an asphalt surface. The airport has a parking
enhance air access to the region and also stimulate more
apron sufficient for 4 aircraft and a small terminal building
economic development in the Region.
on the north side of the runway. The existing terminal
Whilst traditionally, an airport is seen as a transport
building has a capacity to handle 200 passengers at any
infrastructure, the trend is towards developing an airport
one time. A small surface car park serves air passengers
city as an economic driver for the region. Air logistics,
and visitors. The terminal building is linked to National
aviation and aerospace industries will require sizeable
Highway 21 (NH 21) via one access road.
land often with direct access into the runway and very
good land side access. Such airport-related development
The
present
annual
load
is
155,000
passenger
is recommended for consideration to the south side of the
movements and 3000 aircraft movements. Air traffic in
new airport terminal area.
India is growing rapidly. Air travel in India is predicted to
The current airport is a military airport and is close to
grow at an average of 7.7% to year 2025, compared to
Chandigarh city and highly accessible but it there is a
4.8% globally. Demand for domestic air travel saw an
lack of available un-encumbered land if significant growth
increase of about 23% in passenger traffic last year.
including the development of an air logistic park and
Master Plan Report
5-5
supporting uses and a possible second runway , is
c) Aviation academy;
anticipated. The present runway orientation already
d) Logistics uses;
imposes height constraints on many areas in SAS Nagar
e) Offices relating to aircraft companies; freight
and
the
areas
around
Zirakpur
and
limits
their
forwarders; insurance companies etc;
development potential. The existing airport had served

Chandigarh well.
f) Aircraft catering companies and kitchen;

The permissible uses in parcel 2 shall be:
However with the planned urbanization of the Greater
1. Institutions and Aviation industries.
Mohali Region, the airport and its required expansion will
2. International Business
pose a constraint on future development. The possible
3. Tourism related projects
extension of the existing runway to cater for bigger and
4. Export and import houses
longer range aircraft on long international flights and the
5. Logistic companies, warehouses and cold
need for a second runway in the longer term future have
storage.
also to be borne in mind.

Fig. 5.3
Aerotropolis Development
These new airport expansion works will impose further

limits on the development potential of the surrounding
area. These factors would need to be addressed if the
upgrading and further expansion of the existing airport to
a large international one catering for bigger and longer
range aircraft is contemplated in the longer term future.
Other
options
could
be
considered
and
carefully
evaluated at the appropriate time.
In a preliminary study by the transportation consultant of

this study, it is estimated that the present runway has to
be extended to 4,200 metres to cater to longer range and
heavier aircraft e.g. Boeing 747 and Airbus 330/340,
Floral mile, Recreation use and Handicraft village.
taking into account the airports altitude and the areas

Land parcels designated for leisure and recreation could
ambient temperature.
be
In
order
to
safeguard
land
for
the
Chandigarh
International airport expansion and to have the option of

having a 2nd runway; no developments shall be allowed
on all lands in the vicinity of the airport and designated for
future airport expansion. This safeguarding will be
enforced until such time when the status of the future 2nd
tendered
out
to
the
private
sector
for
such
development. As per the Punjab Government Gazette

(Extra) Jan 20, 2006 (PAUSA 30, 1927 SAKA), leisure
and recreation infrastructure may include amusement
park, open-air theatres, theme parks, stadium and sports
grounds etc. but not shopping malls, cinema halls,
multiplexes and the like. Golf course, stadium and sports
facilities including limited amount of chalets, camping
runway is made.
grounds, parks and a variety of leisure and recreation

In order to complement and support the International
spaces is allowed.
Airport, a triangular plot (parcel 1) of mixed use is being

proposed which is adjacent to the Airport boundary as
indicated in figure 5.3.This plot of land is designated for
supporting airport uses only and the permissible uses
within this zone will include:
a) Hotel and convention hall;
b) Exhibition and Exposition halls;
Master Plan Report
o In the SAS Nagar local plan; 2 areas have been

designated as floral mile. The 2 parcels are located
along PR5 and another along PR9 leading to the
airport. The permitted uses within the floral mile
will include floral nurseries and some fruit market.
The minimum plot size for these nurseries should
5-6
be of 1 acre and more and the covered area of the

floral / fruit showroom shall not exceed 20% of the
site area. Ample visitors car parks shall be
provided.
Open space and parks

All the residential developments will have to
designate
at
least
6%
of
the
land
as
Neighbourhood parks and playgrounds.
o Land parcels designated for open space and

recreation use may include amusement park,
open-air theatres, theme parks, stadium and sports
grounds etc. but not shopping malls, cinema halls,
multiplexes and the like. Golf course, stadium and
sports facilities including camping grounds, parks
are allowed.
There shall be a strip of green corridor on either

bank of all the rivers within the SAS Nagar local
plan. These green connectors will be visually
exciting, providing a pleasing environment for the
residents. Walkways and cycle paths in dispersed
with trees will be provided.
Within the green connectors along the river banks;
trees shall be planted and there shall be hardscape
o Handicraft village is modeled along Dilli haat and it

will be venue for thematic fairs and local
handicrafts. The FSI should not be more than 0.25
and the ground coverage should not exceed 25%.
and soft landscape. Connecting footpaths, cycle

paths, footpath lightings, signage, and species of
trees shall be identical for each stretch of the green
connectors for identity.
Besides the linear riverine park connectors, there
are a few pockets of parks being safeguarded
For leisure and recreation usage, the following minimum

area and development norms apply:
within the SAS Nagar plan. The largest being the

regional town park at sector 97 (botanical garden)
and another is north of PR5 next to the handicraft
Table 5.3: Proposed Guidelines for Recreational and

Sports Activities
Recreational
Activities
size
10*
Minimum
(acres)
Floor Area Ratio
(FAR)
Ground Coverage
(%)
No. of Storeys
Height (feet)
Hard Surface
x
Sports Activities
10
centre. And the 3rd is near to the airport.

A small quantum of commercial activity (0.2%) can
be allowed within these town parks for the
enjoyment of the residents such as ice cream and
5%
2%
3%
1%
2
28
10%
2
28
5%
Except for golf where the prescribed norms shall

apply.
drinks kiosks, fast food kiosks, newsstands, fresh

flower stand, milk booths etc. Ancillary uses
allowed include activity playgrounds for children,
picnic grounds, barbeque pits; shelters and toilets.
Such ancillary structures found within the parks
should be of good quality and sound structures. No
make shift sheds are to be allowed.
Some norms for the recreational facilities include:

High Technology Parks / IT Parks
1. Golf course: 2X18-hole course: (minimum 75 ha
approximately for a 18 hole golf course);
2. Spa village: approximately 0.4 ha, could be larger if
we have a cluster (1 ha);
o Industrial- This will largely be high technology,

value-added kind of industrial development in the
form of Science Park, Business Park and R&D
parks. The target industries include IT parks and
3. Indoor stadium approximately 1.0 ha;
bio-technology industries.
4. Sports stadium approximately 5.0 ha;
including the following:
Spaces and facilities
5. Swimming complex approximately 1.5 ha.

o Permissible FAR is 2.0. Height of development is
up to 40 meters. Site coverage is 35% (maximum)
with
Master Plan Report
minimum
of
20%
green
open
space.
5-7
Landscaped plans are to be submitted for each

campus development.
Within the buffer zone; there are 2 zones namely

the green buffer and the physical buffer zone.
o Minimum size of IT parks shall be 10 acres and

approach road should not be less than 60 feet.
All buildings are to be setback from roads as per

the buffer guidelines.
5.3.3
Setback from Roads
Buffers are building setback requirements from the

public road, which normally include a tree planting
strip. The rationale for the imposition of buffers within
the individual developments fronting the road is:
x
A 15m buffer ( 5 m green and 10 m physical)

setback is being proposed along all the major
arterial roads such as PR9 and MDR A
No
buildings shall be constructed within this 15 m

buffer. However along scheduled roads, already
Provides a uniform building setback from roads to
notified, this buffer shall of 30 Meter.
create neat rows of buildings and critical vistas.

8.3.4 Rural and Agriculture Area
x
The width of the buffer varies with the hierarchy of

the roads (width of the road) the land abuts and the
It is the intention not to urbanize the areas designated as

rural and agriculture zone within the next 25 years i.e.
height of the development.
2031. For the area sandwiched between PR7 and the

Buffer
Location
from
setback
road
on
both sides
PR7 within SAS
Nagar LPA up to
NH 64
airport- designated as rural and agriculture zone, no

Width
of
mixed use
development shall be permitted until the master plan for

the international airport as well as the proposed second
runway is concluded. Facilities essential to the airport
30 ( 10m green &

20m physical)
development may be allowed on a case to case basis
300m
depending on how critical it is to the airport use.
PR 7 between NH 15 ( 5 m green & As shown on

64 and NH 22
10 m physical)
PR7 from NH 22 15 ( 5 m green &

up to Panchkula
10 m physical)
Projects / Mega Housing Projects within agriculture / rural
sketch
Please
see
Zirakpur local
plan
zone of local planning area approved by the Govt /

Empowered Committee of the Punjab Govt. and the
Punjab
Regional
Town
and
country
Planning
Development Board shall be allowed to develop as

Note : FAR 1.0 for buffer setback shall be given to promoter free of
residential projects subjected to condition that promoter
cost
get their CLU done by 31.3.2009. Periphery Policy dated
No buildings or developments are allowed to
20.1.2006 shall stand amended to this extent.
encroach into the buffer zone. However, certain

types of light ancillary structures, such as a bin
Rural zone out side LPA of SAS Nagar falling in between
centre, guard house, small ring main substations,
Sector 109 to 112 and Railway line, shall be residential as
sign board, lamp posts, letter box, etc., are allowed
an integrated part of these sectors, as per decision of
to be placed in the buffer zone.
PRPTD Board Meeting dated 29.06.2006 and Periphery

Policy dated 20.1.2006 shall stand amended to this
There should be a stipulation that planting within
extent.
the plots is required making it mandatory for the

developers to plant trees and scrubs within their
If any land notified under PLPA or Forest Act, any color /
plot with the intention to soften the environment
Zoning has been avariciously shown in the Master Plan it
within the industrial park. Exemption is permitted
has to be ignored. The area as per Land Records notified
for certain developments if the planting will pose a
under PLPA or any Forest Act shall prevail and not the
fire hazard and it is a Civil defense requirement.
color / zoning in this Master Plan.
Master Plan Report
5-8
be entitled to purchase additional FAR on similar pattern.

The development projects (Roads, Park, Green belts
etc.), to be under taken by the Urban Development
5.3.5 Transferable Development Rights
It is necessary to speed up the process of development.
Authorities, shall be announced from time to time and
For that, the development of public utilities such as roads,
TDRs shall be usable from such projects alone. The
parks, green belts etc., should be done on top priority
TDRs shall not be transferable from one Local Planning
which will encourage the urbanization. To make it
Area to other Local Planning Area.
realistic, it is necessary that the land falling under roads,

parks and green belts should be transferred to Urban
Development Authorities. To acquire this land, the
prevalent way adopted till date, is the cash payment of
land acquired and 2nd option is to get the land through
land pooling scheme which has been approved by the
Govt.. To speed up the development process and to
protect the interest of land owners, the land owners may
be given 3rd option in addition to above two options i.e.
transfer of development rights on the pattern of
Maharashtra.
Under this scheme if land owner transfers the land falling

under roads, parks, green belts etc., to the concerned
Urban Development Authority, he/she shall be entitled for
additional FAR @ 1:1. No CLU, EDC, Licence/permission
fees shall be charged on this FAR. The land owners
according to their own choice can sell it in total or in parts
to any other person. The record regarding TDR shall be
maintained
by
the
concerned
Urban
Development
Authority on the pattern of Mumbai (Maharashtra). With

this the farmer/land owners shall have 3rd option in
addition to cash compensation and land pooling. To
generate the value of TDR in the market, the present
practice
vide
notification
no.
17/17/01-5HG2/7623
dt.19.9.07 for additional FAR on additional payment shall,

in area under GMADA jurisdiction, stop immediately.
GMADA shall come out with detailed guidelines on
operation of TDRs.
Mega/super Mega projects in which more than 1.75 F.A.R

for commercial or more than 2.0 FAR for Group Housing
is permissible or have been allowed shall also have to
purchase additional FAR from land owners. This FAR
shall be purchased from within same Local Planning Area
in which it is to be used. The non Mega projects shall also
Master Plan Report
5-9
5.4 PROPOSED LAND USE LEGEND & ZONING INTERPRETATION

FOR S.A.S Nagar LOCAL PLANNING AREA
S/No.
Proposed
GMADA
Zone
Residential
Uses
These are areas used or intended to

be used mainly for residential
development.
student hostels may also be allowed
Examples of Development
Residential developments include:

1. Flat
2. Public Housing
3. Apartments
4. Townhouse
5. Semi-detached house
6. Detached House
7. Retirement Housing
8. Serviced Apartment
9. Hostel (eg. for working women, students &
youths )
10. Social infrastructure such as educational
institutions, health, religious, community, and
public facilities as per town planning norms. (as
part of residential development project)
1. Shopping malls
2. Multiplex
3. Offices
4. Hotels
5. Service Apartments / Fatted and Cluster Housing
6. Retail and convenient shopping
7. Marriage palaces
Mixed Use 1
Commercial / Residential use is

allowed, minimum size is 5 Acres
Mixed Use 2
Commercial and residential use is

allowed. Commercial quantum is
same as Mixed use 1. For residential,
the minimum site area is 20 acres.
1. Cluster housing
2. Group Housing
3. Shopping malls
4. Multiplex
5. Offices
6. Hotel / Service Apartments
These are areas used or intended to

be used mainly for commercial
development.
1. Retail shopping
2. Convention/ exhibition centre
3. Commercial school (such as private coaching
centers, training centers, tuition centers, etc)
4. Bank
5. Office / ITES
6. Market/ food centre/ restaurant
7. Cinema
8. Entertainment
9. Hotel
10.Recreation club
11.Marriage Palace
Commercial
Master Plan Report
5-8
S/No.
Proposed
GMADA
Zone
IndustryTechnology
and R&D
Industry and
Warehouse
Institution
Uses
These are areas used or intended

to be used mainly for business
park operations.
1.
2.
3.
4.
Business Park
Knowledge Park
Laboratories
Media hubs
These are areas used or intended Developments for:

1. Computer software development
to be used for green industry,
2. Knowledge Park
orange industry and warehouse
3. Assembly and repair of computer hardware
uses.
and electronic equipment
4. Printing, publishing and allied industries
5. Packing of dried foodstuff
6. Warehouse except for storage of chemicals
Health & Medical Care
1.
2.
3.
4.
5.
6.
7.
8.
Educational Institution
1. Kindergarten
2. Primary School
3. Secondary School
4. Junior College
5. Institute of Technical Education
6. Polytechnic
7. University
8. Religious School/ Institute
9. Foreign School
Special Education School (eg. School for the
Disabled)
Place of Worship
Civic & Community

Institution
1.
2.
3.
4.
Hospital
Polyclinic
Clinic/ Dental Clinic
Veterinary Clinic
Nursing Home
Maternity Home
Family Welfare Centre
Dispensary
Gurudwaras
Temple
Mosque
Church
Civic Institutions
1. Courts
2. Government Offices
3. Foreign Mission/ Chancery
4. Police Station
5. Fire Station
6. Prison
7. Reformative Centre
8. Disaster Management Center
Community Institutions
9. Association premises
10. Community Centre/ Club
11. Community Hall
12. Welfare Home
13. Child care Centre
14. Home for the Aged
15. Home for the Disabled
16. Workers Dormitory
Master Plan Report
5-9
17. Facility Centre

Cultural Institutions
18. Television/ Filming Studio Complex
19. Performing Arts Centre
20. Library
21. Museum
22. Arts Centre/ Science Centre
23. Concert Hall
24. Socio-cultural complex
10
Open Space
These areas are used or intended

to be used as open space and no
commercial activity is allowed.
1.
2.
3.
4.
5.
6.
Forest reserve
Wooded area
Swamp area
Natural open space
Public promenades
Outdoor Pedestrian Malls
11
Park

to be used mainly for parks or
gardens for the enjoyment of the
general public. It includes
pedestrian linkages.
1.
2.
3.
4.
5.
6.
National Park
Regional Park
Community Park/ Neighborhood Park
Park Connectors
Zoological Gardens, Botanic Gardens, etc.
Vender zone except community park /
neighborhood park not to exceed 10 sqm per
10 acre area.
12
Sports &
Recreation

to be used mainly for sports and
recreational purposes.
1. Sports Complex/ Indoor Stadium

2. Swimming Complex
3. Golf Course
4. Golf Driving Range
5. Recreation Club
6. Campsite
7. Water Sports Centre
8. Adventure Camp
9. Theme Park
10. Turf Club
11. Cricket Club
12. Handicraft Thematic fairs
13. Boarding / lodging and commercial all
together not exceed 5% of total area.
13
Floral mile
14
Water body
Horticulture
Nursery

to be used for drainage purposes
and water areas such as
reservoirs, ponds, rivers and
other water channels.
Master Plan Report
1. Horticulture
2. Nursery
1.
2.
3.
4.
River
Major Drain & Canal
Reservoir
Pond
5-10
S/No.
Zone
Uses
15
Drainage
Reserve
These are areas safeguarded for

the river / water channels during
the wet season.
16
Road

to be used for existing and
proposed roads.
1.
2.
3.
4.
5.
Expressway
Major Arterial Road
Minor Arterial Road
Collector Road
Primary Access Road
17
Transport
Facilities

to be used mainly for the parking
of vehicles and transport facilities
including garages.
1.
2.
3.
4.
5.
6.
7.
8.
Car Park
Heavy Vehicle Park
Trailer Park
Bus Depot/ Terminal
Transport Depot
Train Marshalling Yard/ Depot
Driving Circuit/ Test Centre
Petrol Station/ Kiosk
18
Airport
19
Metro Line
These are areas safeguarded for

the future Metro Line linking
Mullanpur to Baddi.
Railway
20
Utility Source
Plants

to be used mainly for public
utilities and telecommunication
infrastructure, including water
works, sewage disposal works
and other public installations such
as electric substations.
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
Electric Sub- & Grid stations

Gas Fired Power Station
Raw & Local Water Treatment Works
Sewage Treatment Plant
Sewage Pumping Station
Incineration Plant
Landfill Site
Transfer Stations
Treatment Storage & Disposal Facility
Telecommunications Station
These are corridors used or

intended to be used for utility
services lines.
1.
2.
3.
4.
Water main trunk

Power corridor
Gas pipelines
Telecom main trunk
U1 Water
U2 Power
U3 Sewerage
U4 Solid
waste
U5 IT &
Communications
U6 Gas
U7 - Drainage
These are areas used or intended 1. Airport

2. Airport related facilities
to be used for airport or airfield
purposes
U#
21
Utility
Corridors
UC1 Water
UC2 Power
UC3
Sewerage
UC4 Solid
waste
UC5 IT &
Communications
UC6 Gas
UC7 - Drainage
UC #
22
Burial Ground
These are areas used or intended 1. Cemetery

to be used for burial or cremation 2. Crematorium
purposes.
Master Plan Report
5-11
23
24
Rural &
Agriculture
Reserve Site

to be used mainly for agriculture
purposes and includes plant
nursery. Also for areas to be left
rural and not needed by 2031.
1.
2.
3.
4.
5.
6.
These are areas where the

specific use has yet to be
determined.
Nil
Agro technology Park

Aquaculture Farm (eg. Aquarium fish)
Plant nursery
Hydroponics Farm
Agriculture research/ experimental station
Floral mile (i.e., nursery cum wholesale centre)
Interim uses that are compatible

with the uses in the locality may
be allowed subject to evaluation
by the CA.
These are areas used or intended 1. Military
2. Strategic installations
to be used for special purposes.
25
Special Use
26
Existing
Built-up
These are current built-up areas

other than residential uses which
have been conveyed by GMADA
to be left untouched.
27
Approved/
Proposed
Development
These are current housing areas

conveyed by GMADA to be left
untouched.
28
Existing Village These are villages which have

been conveyed by GMADA to be
left untouched.
29
Existing 132 Kv These are above ground power

Lines
lines to be left untouched.
30
Existing 220 Kv
Lines
OTHER ANNOTATIONS ( to be used in conjunction

with land use zones )
Subject Planning area
boundary
Other Planning area
boundary
Plot Ratio ( Intensity )
boundary
2.8
Conservation Area
Monument
Master Plan Report
Maximum Permissible Plot Ratio/

Floor Space Index
C
5-12

Mohali Proposed Report

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What is the vision for the Greater Mohali Region?

What is the vision for the Greater Mohali Region?

What are the core objectives of the Greater Mohali Region plans?

What are the core objectives of the Greater Mohali Region plans?

MASTER PLAN REPORT

MASTER PLAN 2006-2031

Vision for Regional Development

Broad Planning Intention for SAS Nagar

Development Framework for SAS Nagar

Local Planning Area of S.A.S Nagar

Proposed Development Strategies

An overview economic activities within the

Preliminary Development Framework for the

Master Plan Report

MASTER PLAN 2006-2031

growth strategy of Greater Mohali Region.

1.0 Regional Framework

environmental science and research, aviation and

The vision for the Greater Mohali Region is to become a

logistics as well as the creative sector.

globally competitive metropolis with a self-built resilience

choices and memorable experiences to the residents and

world and be constantly adapting to the changing global

To create a good variety of housing types and

development is able to keep pace with the rest of the

To preserve and enhance the network of green and

development in Punjab. It will offer unique lifestyle

To encourage creation and expansion of new

1.1 Vision for Regional Development

To promote growth in tourism in accordance to the

To conserve and enhance the Regions historical,

objectives, which being the premier town of the Greater

trends within the region, objectives and strategies have

The primary objective as set forward at the Regional Plan

To build and transfer the Greater Mohali Region

To strengthen the economic, social and cultural

To regulate and optimise urban development so

To prioritize development in areas with existing

To encourage sustained economic growth, there by

Fig. 1.1: Local Planning Area of S.A.S Nagar

Master Plan Report

MASTER PLAN 2006-2031

1.2 Broad Planning Intention for SAS Nagar

The main objective is to ensure that there is sufficient land

Preservation of fertile agriculture

population in 2031. This Section of the report evaluates

It also includes the

proposal of growth nodes and corridors and the key

The Greater Mohali region focuses on seven key primary

Airport / Aviation Hub

Logistics & Manufacturing Hub

Instructional knowledge belt

Business technological Belt

Fig. 1.2: Proposed Development Strategies

The planning intention for S.A.S Nagar is a direct

derivative of the Vision as well as core objectives of the

Public enjoyment of Flora and

Greater Mohali Regional Plan.