Draft ZDP - Zone 4
Draft ZDP - Zone 4
Draft ZDP - Zone 4
CONSULTANT
Zonal Development Plan- Zone 4 Draft Report
Contents
1. INTRODUCTION ................................................................................................................. 6
1.1 Introduction:.................................................................................................................................. 6
3. INFRASTRUCTURE .......................................................................................................... 18
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5.2 Land use pattern- Master Plan 2025 and Zone-4 ........................................................................ 25
5.5 Proposed Land Use as per Master Plan 2025 Vs ZDP-4 ............................................................ 33
6.3.1 Residential............................................................................................................................ 45
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List of Tables
Table 2 : List of Urban areas and population in Master Plan area ........................................... 11
Table 9 : Table shows population projections of MDDA Master plan zones .......................... 16
Table 13 : Existing Land use as per 2025 Master Plan and Zone-4 ........................................ 25
Table 14 : Proposed Land use as per Master Plan 2025 & ZDP Zone-4 ................................. 31
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List of Figures
Figure 10 : Map showing the Traffic Junction Improved & Proposed .................................... 41
Note:
Zonal Development plan is a broad land use document. Due to small scale of map
only important land use are proposed in the plan. The classification of land uses are in
details when compare to master plan.
Proposal of reconsidered land use are based on policy, it is not based on individual
land ownership and “Sajra maps”.
Classified land use are kept into important land use classes as per the guidelines of
UDPFI in accepted Dehradun Master plan -2025
Proposed Zonal Development plan is prepared based on latest high resolution satellite
image and GIS maps retaining originality to the maximum possible extent.
It is natural to exists difference in the diagram of different land uses, size of sites,
dimension of features; routes etc. between map and GIS based recent base maps in the
master plan 2025
The boundaries have been modified for different sites of large size represented in the
GIS based map. Existing sites of small size whose clear drafting is not possible on the
level of zonal development plan has not been marked on the map. On the field site‟s
boundary will be assumed as per original ground position.
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Keeping in view those parameters of base maps and records of forest land obtained
from the forest department are of same type so forest boundary has been drawn
correctly to the possible extent.
In any important land use class, in the case reserved forest are found on the ground
then related place will be considered under forest area. In the case boundary of any
forest area shared by the private land or vice versa land use will be fixed after the
confirmation of the forest department as per the need
Because of unavailability of map related to the boundary of cantonment, the boundary
of cantonment has been shown as it is in the Master plan 2025.
Proposed commercial region on important routes have been discussed along with their
considered average depth, route name and proposed route rights and have been listed
in the appendix of the report of the Master Plan.
The alignments of the proposed routes /expressway have been kept as it is to the
possible extent but existing routes have been kept as per their alignment in the GIS
based maps.
The described river-drainage in the Master plan report where both side 10-10 meter
land has to be kept aside for afforestation not been shown in the Master Plan map this
provision will be ensured through bylaws.
If any error is found in the map as per above described provision then it will be
interpreted as drafting error and a modification in the Master Plan.
All those episodes of land use change which has been depicted in the master plan map
in the expectation of issuance of notice will be assumed under corresponding use only
after the completion of the process of the act.
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1. INTRODUCTION
1.1 Introduction:
Mussoorie Dehradun Development Authority (MDDA) area includes Dehradun Urban
Agglomeration, Mussoorie Municipal area, Dehradun Cantonment, FRI, Census Towns and
surrounding 185 Revenue Villages in Dehradun District. The limits of this development area
coincide with the Dehradun District Boundary in the north, forest area in the south and west,
and river Song in the east.
Mussoorie Dehradun Development Authority (MDDA) has timely initiated the exercise for
the preparation of Zonal Development Plans for 9 Zones as defined in the approved Dehradun
Master Plan 2025 (amended). Master Plan area spread over an area of about 360 Sq.km.
having a population of 9.37 lakhs as per 2011 census and the Master Plan was prepared for
Dehradun City only.
Dehradun lies at 30.3180° N, 78.0290° E, foothills of the Himalayas which makes its climate
moderate i.e., neither too hot nor too cold. The scenic beauty all around makes Dehradun
location more attractive. This zone is situated between Lat Long values at-
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The MDDA Master Plan region comprises major urban centers in it besides Dehradun
Municipal Corporation. Other important urban centers are Dehradun Cantonment Board,
Raipur, Clement town, Forest Research Institute, Balawala and Raipur etc. This entire region
developed as multi-functional as clusters of this region are around the institutions and along
the major state and national highways.
The attributes of each feature will be collected by maintaining a unique ID, where the
corresponding feature is represented by the same ID in the digital data. Finally, existing land
use map was prepared based on the UDPFI guidelines and data will be analyzed for report.
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Detailed proposed land use map was prepared at the zonal level without changing the
approved Master Plan proposals. Comprehensive analysis of existing land use and Master
Plan proposal, identifying the deviation from the ground to be analyzed and the proposals
have been drawn up for the perspective period of 2025.
Proposals for conservation of forest and hill area, scenic spots have also been included.
Outlook of various uses encompassing residential, commercial, industrial, educational and
public and semi-public uses has been indicated in the form of a land use map both for
existing and proposed development scenarios.
Dehradun is facing a many problems like housing shortage; tremendous pressure on the
existing urban infrastructure and, problem of traffic congestion. In the changed scenario,
MDDA has taken up various planning proposals-both short term and long term, to mitigate
the existing problems and to adequately cope with future requirements of the Master Plan
area. The Authority is entrusted with the responsibility of promoting and securing the
development of all of the areas included in the development area according to a plan and,
dispose of land and other properties to carry out development and other operations, to execute
work in services and amenities and, generally, to do anything necessary or expedient for the
purpose incidental thereto.
To carry out the civic survey and prepare a comprehensive development plan for the
development area under the jurisdiction of the Authority.
To prepare zonal development plan for each of the zones into which the development
area is divided.
To promote and secure the development of areas situated in this urban region
according to the Master Plans and zonal development plans.
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To control the use of land for various purposes by acquisition, development and
disposal of land.
To carry out development works such as roads, buildings, water supply, sewerage and
other schemes within the development areas so as to provide infrastructure facilities
within it, and
To co-ordinate and regulate the activities of various agencies of the State, Central and
Local authorities within its jurisdiction.
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While calculating the density zone wise, zone 1 having high density followed by zone-6
because these two zones having municipal area and zone 4, 8, 9 having low density due forest
and hilly areas.
1 3 Jakhan 2180 2001 1730 3731 1662 1314 2976 966 309 1275
2 28 Adhoiwala North 6754 3858 3754 7612 3163 2867 6030 2009 783 2792
TOTAL 8934 5859 5484 11343 4825 4181 9006 2975 1092 4067
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Population of Zone-4
Sl. Population-2011 Literacy-2011 Work_Force-2011
Village/City POP_2001
No M F T M F T M F T
1 Amwala Karanpur 10 7 4 11 7 3 10 3 0 3
2 Amwala Manjhala 296 222 226 448 195 184 379 98 24 122
3 Amwala Tarala 2232 3365 3011 6376 2836 2319 5155 1702 487 2189
4 Amwala Uparla 0 0 0 0 0 0 0 0 0 0
5 Asthal 245 143 108 251 120 68 188 71 6 77
6 Bagradhauran 124 72 70 142 54 44 98 36 36 72
7 Bajhet 237 135 125 260 121 85 206 79 6 85
8 Bandawali 222 161 148 309 137 97 234 85 5 90
9 Banvtha 232 140 112 252 100 59 159 72 62 134
10 Bhaiswargaon 279 172 161 333 121 86 207 76 13 89
11 Bhandariwala 38 15 20 35 14 18 32 8 1 9
12 Danda Dhoran 243 320 318 638 252 222 474 176 28 204
13 Danda Khudanewala 480 298 293 591 252 240 492 122 30 152
14 Danda Lakhaur 609 864 761 1625 688 562 1250 434 99 533
15 Danda Nooriwala 27 176 327 503 153 296 449 81 15 96
16 Gujrami 45 24 24 48 22 18 40 14 1 15
17 Gujrara Mansingh 418 446 414 860 401 353 754 206 52 258
18 Haryawala 190 95 90 185 78 68 146 51 8 59
19 Jagatkhana 7 8 5 13 6 4 10 3 1 4
20 Kalagaon 122 79 76 155 63 60 123 44 9 53
21 Kheri Mansingh 347 197 184 381 170 125 295 110 5 115
22 Kirsali 1772 1158 1436 2594 779 980 1759 449 361 810
23 Kulhan Karanpur 117 90 74 164 77 58 135 44 6 50
24 Kulhan Mansingh 169 162 71 233 151 55 206 51 7 58
25 Mangaluwala 363 635 610 1245 485 387 872 323 67 390
26 Marautha 93 69 68 137 54 44 98 37 3 40
27 Nanur Khera 1355 1269 1129 2398 986 790 1776 621 169 790
28 Pustari 94 62 49 111 45 25 70 27 3 30
29 Hatwalgaon 21 17 9 26 17 8 25 5 1 6
30 Reniwala 143 102 96 198 19 31 50 49 53 102
31 Sarkhet 324 77 64 141 58 34 92 48 27 75
32 Saundhauwali Mansingh 343 210 203 413 187 172 359 92 17 109
33 Seraki 371 226 194 420 183 122 305 114 30 144
34 Sunderwala 3430 2239 1861 4100 1888 1415 3303 1152 127 1279
35 Thewa 598 429 372 801 341 249 590 239 138 377
36 Tibbanala Pani 10 7 7 14 7 6 13 4 2 6
37 Timilimansingh 40 20 28 48 13 13 26 13 0 13
38 Raipur (CT) 7476 5106 4764 9870 4363 3775 8138 2481 518 2999
TOTAL 23122 18817 17512 36329 15443 13075 28518 9220 2417 11637
GRAND TOTAL 32056 24676 22996 47672 20268 17256 37524 12195 3509 15704
Profile Sex Ratio 932 Literacy Rate 79% Work Force 33%
Source: Census of India 2011 and 2001
2.4.3 Density
The density of Zone-4 is 987 persons per sq.km, which is very less because this zone having
more than half percentage of forest areas or hilly areas.
2.4.4 Literacy Rate
Literacy rate for zone-4 is 79% which is greater than Master plan area. Work force
participation rate for this zone is also similar to Master Plan area i.e., 33%.
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Based on the above population growth for each individual zone, below table explains the
projected population for all zones.
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Zone-4 area is having mostly agriculture lands and forest areas. Master plan proposals also
not made full area development proposals due to the zone having eco-sensitive areas. So
considering these factors, the population growth rate is for this zone based on the trend, zone
functions and land availability. 35% growth rate is expected basis of natural growth and
additional proposed residential development. Below is the expected 2025 population for
zone-4.
0.00
1991 2001 2011 2021 2031
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3. INFRASTRUCTURE
Infrastructure is the term used for the basic services and facilities which are integral part of
urban development. It is the backbone of any settlement. So the quality of infrastructure is a
good indicator of quality of life of people. It has also got a strong relation with the growth
and development of the region.
Physical infrastructure is very important for growth and development of a city. Some of the
major aspects that are covered under this are water supply system, drainage and sewerage
network.
waste from industries also needs attention. The sewerage is estimated at the rate of 80% of
the water supply in any area.
3.3 Drainage
Figure 5 : Map showing the drains location in Zone-4
Major portion of the city is having open drainage, where the sides of the roads and planned
drainage facilities in some parts of the city. There is no drainage facility in the surrounding
villages of the Dehradun city which comes under the planning area.
Although the natural topography of the city helps in gravity drainage, there are pockets of
water logging; besides, natural drainage courses require rehabilitation, as they are choked
with disposed solid waste and encroached upon, particularly by the urban poor.
Due to hilly terrain, Dehradun City has a natural drainage pattern with sufficient gradients to
drain off storm water easily in to the two main natural drainage channels passing north to
south i.e. Bindal River and Rispana River.
Zone-4 has surrounded by these two rivers. This zone drainage is fully depends on these
rivers only. Due to high density in this zone, roads become very narrow, disturbing the water
flow. Some of the areas, sewage lines merging the drainage resulted the pollution of rivers.
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Municipal solid waste (MSW), also called urban solid waste, is a waste type that includes
predominantly household waste (domestic waste) with sometimes, addition of commercial
wastes collected by a municipality within a given area. Recent study shows that composition
of waste by Dehradun.
Existing solid waste collection system mainly comprises of (i) collection from the doorstep
by means of hand-carts/cycle-rickshaw and (ii) collection through community
bins/containers. Municipal Corporation sweepers and sanitary workers engaged by the
Mohalla Swachhata Samities sweep solid wastes from the streets. They accumulate the
collected waste into small heaps and subsequently loaded manually or mechanically on to the
solid waste transportation vehicles for onward transportation to the disposal site.
The existing solid waste disposal site is located at Dateda Lakhond on Sahashradhara Road
and at a distance of about 7 km from the town. The site (area approx. 4 ha) is being used for
last 3 years. DNN has identified 15 acres of land at Selaqui, located at a distance of about 22
km from the city for future solid waste disposal.
3.5 Social Infrastructure:
Development of Social Infrastructure facilities play an important role in the community
development and are expected to provide a cohesive living condition for the population in
Zone 4 area. Social Infrastructure facilities are essential to satisfy the immediate requirement
of inhabitants and provide community needs such as education, health facilities etc.
considering the development of the town. Social Infrastructure facilities include Education,
Public Health, Recreational, Market and Other facilities.
Social Infrastructure facilities support many welfare activities especially for the urban poor
and economically weaker sections. Therefore strengthening this function so as to provide
satisfactory level of services becomes top priority for the municipal authority.
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Dehradun is state capital and hub of many national level institutions and centre for trade and
commerce of surrounding region. Being the gateway to the Himalayan region of the State,
Dehradun attracts large number of tourists on their onward journeys to different hill
destinations as well city level tourist spots. Thus, a large volume of traffic is generated/
attracted from/to the city. Dehradun is well connected by rail, road and air.
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The traffic carrying capacities are low due to limited widths, intense land use and
encroachments.
Lanes 178.50
Total 245.30 Road Category - Zone 4
Source: Existing Master Plan and ZDP- 2015
Total roads by category wise in Zone-4 are divided into National Highway, Major district
roads, Residential streets and Lanes. 73% portion of the roads is small lanes, 23% of the
roads are residential streets, 4% covers major district roads and 0% is under National
Highway.
WBM
Category Length in km 0%
Mud
Bitumen/Tar 101.20 15%
Bitumen/Tar
41%
Cement Concrete 107.30
Cement
Concrete
Mud 36.80 44%
WBM 0
Total 245.30 Road Surface - Zone 4
Source: Existing Land use map-2015
Zone-4 roads are almost covered with bituminous topped (BT). At present the total length of
roads in Zone-4 is about 245.3 km of which 41% of roads are bituminous topped (BT), 44%
of roads are cement concrete roads, 15% of roads are mud roads and 0% are WBM roads.
Parade Ground, near Clock Tower. Long distance private buses do not have any authorized
off- Street parking or terminals. So they are seen to occupy the carriageway of roads causing
problems to traffic movements.
In addition to this, more than 300 tourist buses also come to the city daily during the peak
tourist season. About 300 City Buses operate all around the city on 15 routes.
Mini buses and Tempos / Vikrams are permitted on fixed routes and fixed fare basis (fixed by
RTO) for intra- city trips within the city, while auto rickshaws are permitted within 25 km of
radius in the city without any fixed rate. Mini buses and tempos do not have proper terminal
facilities or amenities for passengers.
Uttarakhand Transport Corporation (UTC) has bus terminal and Inter State Bus Terminal
(ISBT) located on Saharanpur-Haridwar Road junction and another one at near the Railway
Station. Apart from UTC terminals, a private bus terminal for medium and long distance
buses is also operating from Parade Grounds. There are about 800-850 bus schedules that
originate daily from these terminals. These terminals are inadequate to handle the bus traffic
and over the years, the terminals had witnessed growth in buses as well as passenger traffic
resulting in congestion and inefficient operation. In addition, about 300 tourist buses also
come to the City daily during the peak tourist season.
Dehradun City is an important centre of trade and a transshipment node for goods exported to
the hill areas of the State. The trade in the City has followed two main channels; one between
the valley and the plains and, the other between valley and hills. Lime is the main export of
the Dehradun District. Being a major transportation head, the exchange of agricultural and
industrial products in the region is controlled by the City.
The major wholesale and retail markets are located in the centre of the city. The major
commercial activities take place along Saharanpur Road, Chakrata Road, Haridwar Road and
Rajpur Road. The commercial activities have developed in a ribbon form along the roads
resulting in various traffic and transportation problems. Ashlay Hall, Gandhi Road and Pipal
Mandi are among other important commercial areas.
As Dehradun has commercial and industrial importance though the city lacks any planned
transport terminal due to which trucks are parked along the roads. Therefore, the loading and
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unloading activities and transportation of goods in trucks and handcarts often create traffic
jams. A Transport Nagar has been planned along Saharanpur Road near the New Bypass
Road Junction with provision for truck terminal.
Dehradun is the last station for Northern railways in this region. Planning area covers around
20 Km of broad gauge lines which connect Dehraun city to Haridwar, Udham Singh Nagar,
Ram Nagar and Haldwani etc. cities of the state. According to MDDA survey, per day around
15000 passengers travel through the train and around 1/3rd of the goods transportation are
done through goods trains from Dehradun city.
The only airport of the state capital is located 26 Km from the City at Jolly Grant. This
airport connects the city to all metropolitan cities i.e. Bangalore, New Delhi, Mumbai and
Chennai and also to other major cities like Jammu, Ranchi, Coimbatore, Ahmedabad etc. in
India through air services.
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5. LAND USE
Existing land use map has prepared based on satellite image and ground survey. Digitized all
buildings, roads, railway lines, water bodies, culverts, bridges, high/low tension lines
drainage lines, layouts, parks, playgrounds, wetlands, etc. on geo-referenced satellite image
and same updated with ground survey details such as usage of building, landmarks, heritage
buildings, road widths, road material, condition of buildings, vacant lands.
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Commercial
3%
Industrial
0%
Special
Area(Forests and Agriculture
Hills) 37%
48%
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Residential Commercial
Water Bodies &
11% 1%
Courses Industrial
Undefined land 3% 1%
uses Public & Semi
8% public
2%
Recreation
5%
Master Plan
Residential
21% Public & Semi
public
2%
Recreation
0%
Agriculture
11%
Special Area(Forests Traffic and
and Hills) Transport
51% 2%
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The above pie-charts shows the land use distribution for whole MDDA Master Plan Region
and in specifically with Rural and urban land uses. Land use segregation of rural and urban
area is considered separately for comparing and analyzing each zone on the basis of major
portion coming under urban or rural areas.
According to different characteristics of rural and urban areas, much area difference in
different types of land use can be seen. In urban areas major part of land is occupied by
Residential with 31% and undefined land uses with 31.54% of Urban area whereas in rural
areas major use of land comes under Hills and forest with 48 % and Agriculture land use with
37% of rural area.
Combination of both the areas gives a different overall picture of the Master Plan region so
the analysis is being done considering the local characteristics of a particular zone.
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The quality of urban life and functional efficiency of a city is dependent on proper disposition
of activities, inter-relationship it establishes between the work centers, living areas,
community facilities and recreational areas. In order to conduct a systematic analysis of the
problems regarding disposition of various activities expressed as land use, analysis has been
done for various zones.
The predominant use across the zone is residential. For a comfortable living environment, a
time tested use composition as evolved in the UDPFI guidelines is desirable. For otherwise,
though the impact by way of psychological stress and strains may be invisible, overtime, it
will affect physical and mental health of a human being and more so of those occupied in
economic activities like commercial, services, industrial, institutional and the like. For stress
relief and relaxation, recreational options, parks and playgrounds do play the crucial role.
As discussed previous, this zone is the rather more intensively developed high density area
forming the core of the city where from the city grew over decades.
In order to arrive at a rationale for future spatial structure and Land use pattern, it is necessary
to study the existing Land use to identifying the existing spatial structure. The existing
developed area is substantially low in comparison to the planning area.
The land use planning for Zone-4 is based on the optimum land required for development to
support economic and population growth. Sustainable land use principles are adopted and the
objectives of the Master Plan are translated onto the land use plan that will chart the future
growth for this zone. Overall, the main land use of this zone is forests and hills with 51.34%
and residential with 20.66% of the total land and agriculture of 10.49%.
Residential: As mentioned in the above table it is clear that about 20.66% of total area is
under Residential area by which we can determine that most of the area in zone 1 is under
residential area and which is concluded as a grown urban center.
Residential Land use occupies 998.15 Hectares of area, which covers slum areas, apartments,
residential colonies, Layout Areas and Plotted residential areas. Open spaces category are
vacant plots and will be developed as residential purpose only.
Commercial: Commercial Land use occupies 26.19 Hectares constitutes 0.54 % of zone
area. Commercial zone is mostly along the National Highway, Raipur road, Saharanpur road,
Chakrata road and Gandhi road. Most of the district commercial centers are formed in central
part of this zone and maximum percentage of market area (bazars) exists alongside of road.
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Due to high percentage of commercial centers present in this zone, it can be called as
commercial hub for entire region.
Industries: There are no industries existences in this zone. Industrial Land use occupies 3.67
Hectares which constitutes 0.08 % of zone area with only two small scale industries are
located in this zone.
Public and semi-public: One of the important categories of land uses in this zone is Public
& semi Public and it excludes the education category. Public & Semi-public Land use
occupies 119.42 Hectares, which constitutes 2.47% of zone area in which Historical includes
religious places like Temple, Ashram, Dharmashala and Dharbar.
Major educational centers such as Institutes and colleges at regional importance are located in
this zone.
Traffic and Transportation: Transportation Land use occupies 100.73 Ha which constitutes
2.08% of zone area which is indicated in 3 subcategories.
1. Bus terminals/Parking Places
2. Existing Roads
3. Rail line/Railway Premises
Transport (Roads) is one of the important components, which comes under major land use
category.
Roads are occupying major share in transportation & communication land use followed by
railway line/railway premises and Bus terminals/parking.
With 2.08% land under the use of traffic & transportation, the zone provides easy
accessibility with in the zones as this is zone is abutting by two major roads- Saharanpur road
and National Highway. The connectivity of the zone with other major centers such as Raipur
in the east, Chakrata and Kaonli in the west are good.
Recreation: In this category, separate land use details calculated for open spaces, parks and
playgrounds. Open spaces (vacant plots) between buildings are merged into open spaces
category. Vacant plots in planned residential zones also considered in open spaces
Core part of zone has some beautiful parks for recreation purpose of pilgrims and local
residents. Recreation Land use occupies 2.14 Hectares which constitutes 0.04% of zone area.
The Major developed Parks in this zone are Gandhi Park, pavilion ground, parade ground etc.
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Water Bodies: In this zone two rivers are flowing namely Rispana River and Bindal River.
The amount of land use under this category occupies 285.75 Hectares which constitutes
5.91% of the land in this zone.
Undefined Land uses: Vacant lands which are not into any specific zone are considered into
undefined land uses. This area is about 308.49 Hectares comprising of 6.38%.
Special area (Forest & Hills): In this zone, Forest and Hill areas are covered. This area is
about 2480.91 Hectares comprising of 51.34%.
Agriculture: Agriculture land use occupies 506.75 Hectares which constitutes 10.49%.
In this proposed land use structure Public and semi-public use having major weightage. Being
a capital city and hub for national level institutions, this land use plays key role in future
development.
Table 14 : Proposed Land use as per Master Plan 2025 & ZDP Zone-4
MASTER PLAN ZDP Zone-4
Sl.no Land use component
Area (Ha) Percentage Area (Ha) Percentage
1 Residential 8887.07 24.68 832.40 17.23
2 Commercial 638.93 1.77 25.23 0.52
3 Industrial 310.47 0.86 1.13 0.02
4 Public & Semi public 2229.19 6.19 127.77 2.64
5 Recreation 470.58 1.31 32.07 0.66
6 Traffic and Transport 1027.53 2.85 122.84 2.54
7 Agriculture 9589.42 26.64 3389.39 70.14
8 Special Area 12849.05 35.69 301.38 6.24
TOTAL 36002.24 100 4832.21 100
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Residential
25% Commercial
Special
2%
Area(Forests, Hills &
Water bodies)
36% Industrial
1%
Traffic and
Transport
MDDA Master Plan -Proposed Land Use 3%
ZDP - Proposed
Traffic and
Transport
3%
Agriculture
70%
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B) Commercial use:
In the Master Plan-2025 about 638.93 Ha (1.77%)
has been proposed for commercial use, Where as
in ZDP-4 of the complete Zone area of 4832.21
Ha, Commercial area comprises of 25.23 Ha
(0.52%).
C) Industrial Use:
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E) Recreation Use:
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G) Agriculture Use:
H) Special Use:
With a view to translate all the planning policies into development strategies, the Zonal
Development Plan focuses on the following salient features.
(i) A land use plan showing the Zonal Plan level uses.
(ii) The plan indicates subdivision of entire urban area under into sectors / sub zones for the
purpose of development. Each sector / sub zone contains multiple land use categories.
(iii) The zone plan would be further subdivided into various residential pockets containing
neighborhood level recreational and community facilities.
(v) As per Master Plan-2025, the identification of mixed uses area shall be done by the local
body as per Mixed Use Regulations. The mixed use would be permissible on streets/stretches
already notified by the competent authority. The mixed use areas will be shown in the local
area plans.
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A) Residential Use:
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B) Commercial use:
Commercial Area
C) Industrial use:
Service &
Commercial use, which is for Service &
light light Industry landuse.
Industry,
100%
Industrial Area
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E) Recreation Use:
Recreation Area
Transportation &
Communication Area
G) Agriculture Use:
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H) Special Area
Cantonment Area
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Below table shows the proposals on widening roads and new roads proposed in this zone.
5.7 Deviations
It is observed that below are the deviations found while preparing the ZDP existing land use
maps when compare with approved Master Plan-2025. Below table shows the deviations on
land uses.
Road Deviations
Slno Master plan _2025 ZDP 2015 Remarks
Z4-C1 24m Road 9m Road Alignment Changed
MMP
Slno Master Plan 2013 ELU 2015 ZDP 2015
Open space,
Z4-E1 Agriculture Public & Semi Public
Residential, Defense
Z4-E2 Agriculture Open space, Forest Public & Semi Public
Z4-E3 Agriculture Open space, Forest Public & Semi Public
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6. ZONING REGULATIONS
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Along with above described provision in different zone regulation land uses have been
classified in generally permitted use (with relevant use) and those uses which are allowed
after the permission of the authority only. After the permission of authority, different uses
will be considered under zonal regulation on the basis of optimum use on minimum land after
fulfilling the parameters means there won‟t be any provision for relaxation. Hence, under
zone regulation construction and development activities will be allowed according to the
permissible described land use only.
Different described activities proposed under different land uses in the Master Plan has been
classified in, “permissible”, “permissible after acceptance of authority board”, “restricted”.
Below said landuse class and their described provisions have been prepared on the basis of
UDPFI guidelines.
6.3.1 Residential
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In residential building professional office will be in maximum 20 square meter floor area
(such as doctor‟s clinic, architect, chartered accountant, technical services advisor or land
lord‟s own office etc.) Professional office in residential building will be in maximum 100
square meter or 25 percent of FAR whichever is less and should be on 12 meter wide road in
plain area and on 7.5 meter wide road in mountainous area.
Retail shops (maximum in 50 square meter floor area), bakeries and confectionaries, medical
clinic and dispensaries, Nursing home up to 20 beds or health centre, yoga centre, health
clinic, pathology collection centre.
Educational building (up to inter college), library, research centre.
Inspection building , hotel, commercial institute, club, technical training centre, exhibition,
art gallery, should be on minimum on 18 meter wide road and in maximum 1500 square
meter land area or permissible land coverage FAR in residential area whichever is less .
Weekly market, hawkers/vendors/thela market, nursery, police chowki, taxi stand, tricycle
auto stand, bus stop, community services and utilities related building ( except services and
storage yards) fire brigades, water supply, electricity ,sewer management , telephone, ATM,
post office etc. infrastructural facilities and corresponding building.
Impact fee will be 5 percent of the land use change fees of the plot area and imposed on
Guest House, petrol-diesel filling station, commercial complex/multy-storeyed commercial
building, Hotel with minimum plot area 1500 Sq.m.
On 18 meter wide road ,land piece having 24 meter frontage and more than 1500 square
meter hotel, mall, lodge, physiotherapy centre, gymnasium / exercise work shop, yoga centre,
primary clinic, bank, cinema hall, up to the limit as per considered land coverage or FAR or
permissible land coverage in residential area or FAR whichever is less.
The market of retail things ,printing press, repair shop of house hold instruments, local
bodies, state and central govt. and public sector offices, bus stand , sewage treatment plant /
drainage, water treatment plant , cemeteries. Corresponding utilization for residential use
which is essential for the development of the area and is equivalent to any of the above use.
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Restricted use
The Building height in these zones is restricted to 12 mts as it is a hilly area. Harmful, Heavy,
big and largely extended industries ware housing, godown of perishable items, inflammable
items, harmful objects, godown pertaining to turnkey yard, bus trucks repairing related
workshop.
Slaughter house, dairy farm, mini dairy, hatcheries, animal husbandries, solid waste disposal
sites, whole sale market/mandi.
Sports training center, stadium, shooting range, zoo, botanical garden, birds sanctuary, picnic
spot; conference center, addiction eradication center, jail, child improvement home , hospital
of infectious and mental disease, office and site of paramilitary force ,court, police line,
forensic science laboratory , mortuary, post mortem house, crematorium, and other uses
which is not equivalent to above described use.
Permissible use
Retail shop, bakery and confectionaries, shopping center mall, multiplexes, local shopping
center, weekly market, hawkers, vendors, thela market, whole sale trade/mandi and retails
shops are allowed along the road side with 20m depth from right of way or upto
Single/Amalgamated Plot depth abutting the Master Plan roads.
In cases where portion of such Single/Amalgamated plot is falling outside the earmarked
commercial zone but forms an integral part of a commercial building proposal, such non-
commercial areas can be considered for commercial use after approval from Authority Board
and payment of impact fee.
Commercial office , offices, bank and financial institution , trade and commerce center,
cinema hall, theatre, indoor stadium, auditorium, banquet hall, restaurant, hotel, guest house,
residential building, group housing, boarding house, hostel; Information technology building,
college, nursing home, medical clinic, diagnostic center, pathology lab, research / training
center; Reception house, night house, library, religious site, art gallery, exhibition site,
printing press, stock exchange, museum, police station, post office, bus stop, taxi stand,
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parking site, multi-level parking, park and open area, playground, recreation center, Post
office, center/state/local bodies‟ and public undertaking offices, telephone exchange, gas
booking agencies, porting and down loading and uploading sites, weighing sites, cold storage.
Fire brigade, water supply, electricity supply sewer management, telephone, ATM,
infrastructural facilities and corresponding building; Filling and service station, godown and
storage house/service center/garage/workshop.
Restricted use
Heavy, harmful, polluting, industries with odor, extractive industries etc.; Poultry farm,
animal husbandry, animal slaughter house, sewage treatment , dumping site, agricultural use,
sand- gravel- stone quarrying activities, zoo, botanical garden, bird sanctuary, picnic spot;
Game training center, court, addiction eradication center, jail, child improvement home,
infectious disease hospital/research laboratory; Office of paramilitary force, forensic science
laboratory and all other activities which are not equivalent to the above described use.
Permissible use
Industrial building, all the industries and information technology building / sites under
permissible class, work related to public utilities, filing and service stations, parking , porting
downloading and uploading sites, storage house, imperishable goods, nonflammable item‟s
storage/depot, storage site and its corresponding use , cold storage, ice industries, gas
godown, bus depot and work shop, cinema hall, park, health center, restaurant. Impact fee on
Cinema hall, hotel, convention center, commercial center, academic institution.
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In public and semi-public land use zone (PS) govt. / semi govt. /public office, Govt. land
(whose use is not defined) academic and research, health and medication, social cultural and
religious utilities and services, crematory sites, cemeteries, and other such related use are
considered and allowed.
Permissible use
Government office, center, state, local and semi Govt., public undertaking offices, essential
use for government offices; Middle Schools, college, universities and special academic
institution, information technology building/site, research and development center/institute,
library; hospital, nursing home / health center, medical store, clinic; social and cultural
institution, social and welfare center, religious building/site, building related to public use,
community center, habitat Centre, convention Centre, community center, reception house;
inn, museum, art gallery, exhibition Centre, urban art, hawkers thela market; police station/
post, police line, jail, addiction eradication center, child/women improvement house, court,
fire brigade, and the related and subsidiary uses; Defense related site , bus /rail traveller
terminal memorial, radio, radio wireless station , telecommunication Centre, telephone
Centre, post office filling and service station; mortuary, post mortem house (dead body
dissection house),cremation site/cemetery, solid waste dumping site (marked places in the
Master Plan);
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Restricted use
Heavy and large and harmful industries, junk yard, whole sale trade market, servicing and
repair workshop, agricultural production‟s processing and its sale related work, milk and
poultry farm and all other activities which is not equivalent to above described use.
Permissible use
Local park, city park, playground, children park, botanical garden, zoo, aquarium, bird
sanctuary, picnic spot, multipurpose special park, water park, amusement park, golf course,
swimming pool, special entertainment and academic park, gymnasium, skating ring,
planetarium, club, indoor stadium, outdoor stadium, shooting range, sports training centre,
rope way terminal, library, public utilities and services such as police post, fire post, health
centers for players/ worker.
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activities. Scooter / taxi parking, center for temporary commercial purpose such as trade fair,
theatre, circus and other exhibition center. Public meeting hall, restaurant, Caravan Park,
sports stadium, open air theatre. Other corresponding uses which is according to
entertainment use and is essential for the development of the area and is equivalent to any of
the above described use.
Restricted use
Any other construction in open area, which is not corresponding to the entertainment
purpose. All other activities which is not equivalent to the above described entertainment use.
Under transport and communication use road, rail, airport/ strip/helipad, bus depot ropeways
, bus and truck terminal, transmission and communication services will be classified into ,
“permissible”, “permissible after acceptance of authority/board”, “restricted”.
Permissible use:
Road transport terminal (bus terminal and depot), goods terminal, rope way (along with
terminal), parking area, necessary open area for circulation of vehicles, railway station,
railway yard, ware housing, godown, airport/air strip/ helipad and corresponding
establishment /building. Truck terminal, motor garage, workshop, filling and service station,
denting and repairing shop and related services such as night house, boarding house,
restaurant, booking office , construction related to transmission and communication, high
tension line, wireless center, radio and television center, microwave station, weather station
and related offices.
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Restricted use
All other activities under transport and communication which is not equivalent to the any of
the above described use.
Under the agriculture and green zone use cultivable area, orchard – garden, forest covered,
poultry and dairy farm, rural population, brick kiln, quarry region, water body, river/drainage,
and below said use will be classified under , “permissible”, “permissible after acceptance of
authority / board”, “ Restricted”.
Permissible use:
Single residential building inside habitation area boundary mentioned in the revenue records
and daily use shops. Farm house and related buildings, agriculture, gardening, orchard,
nursery, open picnic spot, wild life park/reserved forest, forest area, social forestry, dairy and
poultry farm, animal husbandry , in house industries, storage , refining and selling center,
buildings related to public utilities and services, veterinary hospital. Impact fee on Eco-
Resort, Motel.
All other use which is according to agriculture and green zone use, is essential for the
development of the area, and is equivalent to any of the above described use.
Restricted Use:
Residential building heavy and harmful industries except agriculture and related use and
those activities which is of objectionable and all other activities under agricultural use which
is not equivalent to all of the above described permissible use.
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a) Tourism Zone
According to the specialties‟ of the hypothesized planning area in the Master Plan, special
marked area under different use zone can be classified as conservation area, legacies, area of
scenic importance. Building /sites of historical, legacy and archeological importance and
natural sites of visual and scenic importance needs to be conserved maximum possible
without any disturbance. At the same time, encouragement of tourism activities in this region
needs to be kept in mind.
Permissible use
Tourist residence, Cottages, lodges, rest house, camping, hamlet huts, youth hostel, motel,
hotel, mall, multiplexes, shopping area , spa, urban art, craft art center, tourist village, sell
and exhibition site, planetarium, aquarium, community building, cultural building, park,
playground, science and adventure park, amusement park, museum, golf club, club house,
gymnasium, skating ring, boating club, theatre, tracking institute, art gallery, yoga and health
center, bank, primary health center, taxi stand, bus depot, rope way, parking, music center,
tourist office, transport booking center, travelling agency‟s office, artificial water body.
Impact fees on Hotel, Mall and Multiplexes.
Restricted Use:
All other use under tourism use which is not equivalent to the above described permissible
use.
b) Tea Garden:
Permissible Use:
Tea garden, garden, nursery, gardening, afforestation.
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Restricted Use:
All such activities under tea garden use which is not equivalent to any of the above described
permissible use.
c) Forest
Permissible Use:
Retaining wall, breast wall, Plantation, nursery, social forestry, park, garden, Green buffer
along patches of forest for permitting passive activity.
Before taking the permission of the above said work no objection from forest department will
be mandatory.
Restricted Use:
All other activities under the forest which is not equivalent to any of the above described use.
a) Cantonment:
Permissible Uses/Activities
Cantonment area precincts it is necessary to obtain specific clearance from cantonment board,
after consultation be cantonment committee before undertaking certain kinds of development
and re development as specified in zoning regulation, or issued as specific guidelines. The
Regulations allow special exemption from land use controls in the interest of cantonment.
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Restricted Use:
All the developmental activities are prohibited in this zone.
b) Water Bodies
Water bodies Zone generally indicates all existing water rivers, lakes, tanks and kuntas as
indicated in the topographical sheets published by the Survey of India, the State Irrigation
Department or revenue or other competent authorities. The boundary of the water bodies
relate to the Full Tank Level as indicated in relevant maps, covering both perennial and non-
perennial parts when such distinction exists. In Water Body zone no constructions is
permitted in the water-spread and the buffer belt of minimum 30 meter around the FTL and
maintain the 5 m green area of either side of the Major river/stream/canals and 3 m Green are
of either side of minor river/stream/canals for permitting passive activity. The only exception
is fishing, boating, and picnics along the banks. The only construction allowed is open to sky
jetties for boating, platforms for fishing and rain shelters and snack bars each not exceeding
10 sqm in area not exceeding four in numbers around one water body.
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