DP Report

PART – I
DRAFT DEVELOPMENT PLAN SURVEY AND ANALYSIS REPORT

Table of Contents
1. Introduction .................................................................................................................. 6
1.1 Urbanization in Gujarat ................................................................................................. 7
1.2 Historical Background of Surat ..................................................................................... 8
1.3 Location and Linkages ................................................................................................ 10
1.3.1 Site Surroundings ........................................................................................................................... 13
1.3.2 Approach to Khajod Urban Development Authority Area. ............................................................ 13
1.3.3 Existing On Site Activities ............................................................................................................. 13
1.3.4 Physical Features ............................................................................................................................ 13
1.4 Khajod Urban Development Authority ....................................................................... 14
1.4.1 Constitution of Khajod Urban Development Authority ................................................................. 14
1.4.2 Statutory Functions of Khajod Urban Development Authority ...................................................... 15
1.4.3 Jurisdiction of Khajod Urban Development Authority .................................................................. 16
1.5 Planning Prelude.......................................................................................................... 16
2. Methodology .............................................................................................................. 18
2.1 Introduction ................................................................................................................. 18
2.2 Process ......................................................................................................................... 18
2.3 Detailed Methodology ................................................................................................. 19
2.3.1 Digital Base Map Preparation ........................................................................................................ 19
2.3.2 Field Survey, Data Collection ........................................................................................................ 20
2.3.3 Preparation of Draft Development Plan ......................................................................................... 20
3. Base Map Preparation ................................................................................................. 22
3.1 Introduction ................................................................................................................. 22
3.2 Digital Base Map ......................................................................................................... 22
3.2.1 Input Data ....................................................................................................................................... 22
3.2.2 Preparation of Base Map ................................................................................................................ 23
3.2.3 Stages of Map Preparation ............................................................................................................. 23
4. Review of Development Plan 1986, 2004 & 2035 of SUDA & Draft Development Plan-
2036 of KHUDA ............................................................................................................... 25
4.1 Introduction ................................................................................................................. 25
4.2 Review of Aims and Objectives of the Sanctioned Development Plan of SUDA &
Draft Development Plan-2036 of KHUDA .............................................................................. 25
4.2.1 Development Plan .......................................................................................................................... 25
4.2.2 Proposals in Development Plan-1986, 2004 & 2035 of SUDA & Draft Development Plan-2036 of
KHUDA 26
4.2.3 Outer Ring Road – 90m wide & Regional Ring Road – 120m wide.............................................. 27
5. Physical Features......................................................................................................... 29
5.1 Physiographical Conditions ......................................................................................... 29
5.2 Wind Directions .......................................................................................................... 29
5.3 Climate ........................................................................................................................ 29
5.4 Rainfall ........................................................................................................................ 30
5.5 Geology ....................................................................................................................... 30
5.6 Hydrology .................................................................................................................... 30
6. Existing Land Use......................................................................................................... 32
6.1 Proposals for Khajod Urban Development Authority in SUDA DP 2004 & 2035..... 32
6.2 Existing Land Use ....................................................................................................... 35
6.1.1 Preparation of Land Use Map......................................................................................................... 35
7. Traffic and Transportation ........................................................................................... 38
Draft Development Plan Report-2039
7.1 Introduction ................................................................................................................. 38
7.1.1 Regional Linkages .......................................................................................................................... 38
7.1.2 Existing Road Pattern – Hierarchy and Its Features ....................................................................... 39
7.2 BRTS Connectivity to Khajod Urban Development Authority .................................. 39
8. Physical Infrastructure................................................................................................. 41
8.1 Water Supply ............................................................................................................... 42
8.2 Storm Water Drain ...................................................................................................... 42
8.3 Sewerage System ......................................................................................................... 43
8.4 Solid Waste Management ............................................................................................ 43
9. Social Infrastructure .................................................................................................... 44
10. Trade, Industries and Commerce ............................................................................... 45
10.1 Urban Economy ......................................................................................................... 45
10.2 State Government Initiatives ..................................................................................... 47
11. Stakeholders Consultation ......................................................................................... 48
11.1 Introduction ............................................................................................................... 48
KHAJOD URBAN DEVELOPMENT AUTHORITY 2|Page

List of Figures
Figure 1District Map of Gujarat state ......................................................................................... 7

Figure 2Urbanization in Gujarat from 1961 to 2011 .................................................................. 8
Figure 3 Regional context of Khajod Urban Development Authority within Gujarat .............. 11
Figure 4 Location of Site (a. Gujarat, b. Surat, c. Khajod location, d. Khajod village) .............. 12
Figure 5 Boundary of Khajod Urban Development Authority .................................................. 12
Figure 6 Past Planning Efforts in SUDA Development Plan (a. 1986, b. 2004, c. 2035, d.
KHUDA draft DP-2036) ............................................................................................................. 17
Figure 7Process of Base Map preparation ............................................................................... 23
Figure 8 Base map of KHUDAGG .............................................................................................. 24
Figure 9 Soil Map of Surat District ............................................................................................ 30
Figure 10 Water bodies in Surat Urban Development Authority (SUDA) ................................ 31
Figure 11 Development Plan-2004 ........................................................................................... 32
Figure 12 Sanctioned variation in Revised Development Plan of Surat Urban Development
Authority (SUDA) ...................................................................................................................... 33
Figure 13 Draft Development Plan SUDA-2035........................................................................ 34
Figure 14 Existing Land Use Map .............................................................................................. 36
Figure 15 Existing Land Use of Khajod Urban Development Authority-2019 .......................... 37
Figure 16Existing Road Network in Khajod .............................................................................. 39
Figure 17 Khajod City Bus Depot .............................................................................................. 40
Figure 18 Infrastructure in KHUDA area .................................................................................. 41
Figure 19 Elevated Service Reservoir in Khajod ....................................................................... 42
Figure 20 Process of Solid waste Collection to Final Disposal in Surat .................................... 43
Figure 21Glimpses of Stakeholders Meeting............................................................................ 49
Figure 22 Residential Zone in Khajod Urban Development Authority area ............................. 62
Figure 23 Commercial Zone in Khajod Urban Development Authority area ........................... 63
Figure 24 Mixed Use Zone in Khajod Urban Development Authority area.............................. 64
Figure 25 Agriculture Zone in Khajod Urban Development Authority area ............................. 64
Figure 26 Recreational Zone in Khajod urban Development Authority area ........................... 65
Figure 27 Traffic and Transportation Zone in Khajod Urban Development Authority area .... 67
Figure 28Proposed Draft Development Map of Khajod Urban Development Authority ........ 68
Figure 30Water Supply Network .............................................................................................. 73
Figure 31 Process of Solid Waste Management System .......................................................... 76
Figure 32Central Command Centre .......................................................................................... 77
Figure 33Land Uses in Phase 1 of DREAM City Project area .................................................... 83
Figure 34 Land Uses in Phase 2 of DREAM City Project area ................................................... 84
Figure 35Land Uses in Phase 2A of DREAM City Project area .................................................. 86
Figure 36Land Uses in Phase 3 of DREAM City Project area .................................................... 88

List of Tables
Table 1 Population of 8 cities (Municipal Corporation limit) of Gujarat year 2011 ................... 8
Table 2History of Surat Municipal Corporation ....................................................................... 10
Table 3 Board Members of Khajod Urban Development Authority Board, 2016 .................... 14
Table 4Proposals for Draft Development Plan 2039 ................................................................ 20
Table 5Surat Month wise, Daily Mean Temperature ............................................................... 30
Table 6 Area as per Existing Land Use ...................................................................................... 36
Table 7Population Projection for KHUDA area (Apart from DREAM City area) ....................... 60
Table 8Population projection for DREAM City project area .................................................... 60
Table 9 Proposed Land use break-up for Khajod Urban Development Authority ................... 69
Table 10 ICT based smart utilities ............................................................................................ 78
Table 11 Infrastructure Cost Estimates for DREAM City .......................................................... 79
Table 12 Water Demand Projection ......................................................................................... 79
Table 13 Water supply cost estimates ..................................................................................... 79
Table 14 Sewerage Estimates ................................................................................................... 80
Table 15 Sewerage cost estimates ........................................................................................... 80
Table 16 SWM estimation ........................................................................................................ 80
Table 17 SWM Cost estimates .................................................................................................. 80
Table 18 Total infrastructure estimates ................................................................................... 81
Table 19 DP-2039 Proposed Road cost estimates .................................................................... 81
Table 20 Land Uses in Phase 1 of DREAM City Project area .................................................... 82
Table 21Land Uses in Phase 2 of DREAM City Project area ..................................................... 83

PART – I
DRAFT SURVEY AND ANALYSIS REPORT

1. Introduction
Urbanisation is one of the most glaring realities of the 21st century. All over the world, people
are moving towards the cities. The bright lights of the cities, the perception that cities give
greater opportunities and the desire to be at the heart of a ‘fast life’ is drawing people to
cities. India is home to some of the world’s largest cities.
Urbanisation levels in India are increasing. From 28.1% of the population in 2001, we now
have 31.16% of the population living in urban areas. The Urbanisation in India as elsewhere,
has catapulted cities as the engines of national development, a source of employment.
Urbanisation is unequivocal, hence it is better we accept it as an opportunity. We have to
strike a balance between the urban and non-urban areas that will take nation to further
heights of progress in the 21st century.
The state of Gujarat is not untouched by the phenomena of fast Urbanisation. State is
accelerating towards the process of Urbanisation and modernization due the fast-growing
economy of the State. The rapid pace of industrialization during the past five decades in
Gujarat is one of the prime factors contributing to urban growth. With the total population of
6.03 Crores (10th most populous Indian state), the urban population has risen from 37% in
2001 to 43% in 2011, making it one of the fastest growing urbanized states.
Diamond city Surat's population grew from 2.8 million in 2001 to 4.5 million in 2011 - a
phenomenal rise of 58.68%. Surat is Gujarat's 2nd most popular city, India's 8th most popular
city. It is the 73rdlargest urban area in the world. Surat ranks 4th fastest growing city in a global
study of fastest developing cities conducted by The City Mayors Foundation, an international
think tank on urban affairs. In fact, it is the fastest growing Indian city in terms of economic
prosperity. Surat gained fame and recognition for being the '3rd Cleanest City' in India in 2011,
awarded by INTACH. In 2013 Surat was conferred with two awards 'Best Urban City of India'
and 'Best City to Live in India' constituted by Annual Survey of India's City-Systems (ASICS).
UK-based charity, The Ecological Sequestration Trust (TEST) in 2013, has selected Surat as one
of the three cities in the world, to be developed as 'Global Eco-cities'.
As per the Surat City Development Plan, Diamonds processed in India account for 85% in
volume, 92% in pieces and 60% in value of the total world diamond market. Of total global
diamond supply manufactured in India, around 80% is carried out in Gujarat. Over 90% of total
diamonds in Gujarat are processed by about 10,000 units located in and around Surat.
Diamond cutting and polishing is a labour-intensive industry employing about 250000
workers.
With the vision of establishment of Diamond Hub in Surat, Government of Gujarat Vide G.R.
UDA-102015-358-V dated February 6, 2015 decided to form special purpose vehicle namely
“Diamond Research and Mercantile City Limited” and accordingly, the Diamond Research and
Mercantile City Limited registered with Registrar of Companies on July 10, 2015.

Revenue Department vide resolution no. JAMAN/IND/2014/2230/A.1 dated May 29, 2015,
decided to form separate Development Authority under The Gujarat Town Planning and
Urban Development Act-1976. Accordingly, for the development of Khajod village including
DREAM City project, Urban Development and Urban Housing Department, Government of
Gujarat vide notification no. GH/V/145 of 2016/DVP-142015-2441-L dated July 19, 2016 has
formed separate Development Authority namely “Khajod Urban Development Authority” and
in exercise of powers conferred by sub section (2a) of section 22 of Gujarat Town Planning &
Urban Development Act, 1976, the Government of Gujarat sub-divided the area of Surat
Urban Development Authority and constituted Khajod Urban Development Authority.
In exercise of powers under section 23A of Gujarat Town Planning and Urban Development
Act-1976, Government of Gujarat has entrusted all the powers and functions of Khajod Urban
Development Authority to the Diamond Research and Mercantile City Limited on July 19,
2016.
1.1 Urbanization in Gujarat

Urbanization in Gujarat has been on the rise ever since Gujarat was declared as a separate
state in 1960, about 55 years ago. As per 1961 census, only 25.77% of the population was
living in the urban areas of Gujarat which rose to 42.6% as per the recent census of 2011. Only
two states, Tamilnadu (46%) and Maharashtra (45%) are more urbanized than Gujarat.
Figure 1District Map of Gujarat state
About 75% of the total urban population of the State is living in the 8 Municipal Corporations.
Surat Municipal Corporation (SMC from here on) is the second largest Municipal Corporation
in the State after Ahmadabad.

Figure 2Urbanization in Gujarat from 1961 to 2011
74.23 71.92 68.9 65.6 62.64 57.4
25.77 28.08 31.1 34.4 37.36 42.6
1961 1971 1981 1991 2001 2011

Urban Rural
Source: Draft DP-2035, SUDA submitted u/s 9 and published u/s 13 of GTPUD Act-1976
Table 1 Population of 8 cities (Municipal Corporation limit) of Gujarat year 2011

Sr.No. Municipal Corporation Population
1 Ahmadabad 55,77,940
2 Surat 44,67,797
3 Vadodara 16,70,806
4 Rajkot 12,86,678
5 Bhavnagar 5,93,368
6 Jamnagar 4,79,920
7 Junagadh 3,19,462
8 Gandhinagar 2,06,167
Total 1,46,02,138 (56.7%)
Source: Census 2011, India
Note: Urban Population of Gujrat State is 2,57,45,083
1.2 Historical Background of Surat

Surat - an important industrial hub and commercial centre of the country today boasts of a
great historical and cultural heritage. The city of Surat has glorious history that dates back to
300 BC. The history of Surat takes us back to the epic age of Mahabharata and Ramayana.
According to mythological beliefs, Lord Krishna stopped in the city during his journey from
Mathura to Dwarka. According to The Editors of Encyclopedia Britannica(Last
Updated13.12.2013), the great explorer Hiuen Tsang referred the Surat City as 'Sowrata' and
described it as a business town on the shore of Arabian Sea near Gujarat. The Brahmin Pundits
of the 13th century called the city as 'Suryapur'.
The city is believed to have been founded by a Brahminnamed Gopi, who built the Gopi Tank
(water reservoir) in 1516 and named the area 'Surajpur' or 'Suryapur'. He developed and
improved the city with the establishment of place called 'Gopipura'. During this period Surat
was described as city of great trade. The city was divided into two parts, old and new. The old
city pattern developed with administrative centre at Chowk on bank of river Tapi. Trade and
business were concentrated in Chowk bazaar and Mulla chowk. The inner wall city was mostly
developed as an administrative Centre and as a specialize market.
In 1520, it was named 'Surat'. It was plundered by Muslims in the 12th and 15th centuries. In
16th century, Surat become a victim of various raids. In 1514 the Portuguese traveller Duarte
Barbosa described Surat as a leading port. The Portuguese raided Rander and Surat between
1530 and 1535 and burnt the port. On account of these raids, King Akbar build the fort of
Surat in 1540-46; evidence of which can be found even today. Surat regained its prosperity as
a modern city during the later part of the sixteenth century. The Surat Port was considered
important by the European traders. The British and the Portuguese waged battles against
each other to gain supreme control over the trading route. The French and the Dutch also
arrived in the city with merchandising objectives. In past this was a glorious port with ships of
more than 84 countries anchored in its harbor at any time. Surat thereafter became the
emporium of India, exporting cloth and gold. Its major industries were textile manufacture and
shipbuilding. The British established their first Indian factory (trading post) at Surat (1612).
The city gradually declined throughout the 18th century. The British and Dutch both claimed
control, but in 1800 its administration was passed to the British. It prospered again with the
opening of India’s railways. The ancient art of manufacturing fine muslin was revived, and
Surat’s cottons, silks, brocades, and objects of gold and silver became famous. The Tapi River
grew into a major port for exports and as an important stopover for Muslim pilgrims bound
for Mecca. By the early years of the 18th century, Surat had become a prosperous city with
many weaving and spinning mills, textile and paper factories. Surat was also a flourishing
Centre for ship building activities. The whole coast of Tapi between current locations of
Athwalines and Dumas was specially meant for ship builders. As the British developed
Mumbai into a major port and administrative Centre, Surat faced a severe blow and its ship
building industry also declined. By the mid-19th century Surat was a stagnant city of 80,000
inhabitants. During the post-independence period, Surat has experienced considerable
growth in industrial activities (especially textiles) along with trading activities. Concentration
of these activities combined with residential developments has resulted in considerable
expansion of the city limits. Modern Surat’s main claim to fame is its position as the Centre of
diamond processing for the world diamond industry.
Surat is now considered one of the cleanest city of India and is also known by several other
names like 'The Silk City', 'The Diamond City', 'The Green City', etc. It has the most vibrant
present and an equally varied heritage of the past. Some of the important historical events
related to the present SMC is tabulated below

Table 2History of Surat Municipal Corporation
Year Events
1850 The Government enacted an Act for the development of the city. The Govt.
was empowered to open a department related to Municipality, on the request
of the eminent citizens to effectuate the said Act. The Govt. appointed a
committee called 'The Municipal Committee', which consisted of its officers
and the eminent citizens to run the said Department
1852 The Municipality came into existence, legally, and its first meeting was held on
15.8.1852
1860 Erection of Surat Railway Station
1867 Municipality's Office was shifted to its existing building
1898 Water supply began through Municipal Water Works (1.1.1898)
1901 New Act of Municipality came into force
1946 The Municipality was re-established on 8th February, 1946
1966 Conversion of Municipality into Municipal Corporation on 1st October, 1966
1.3 Location and Linkages

Surat city is located on the southern part of Gujarat state in the western India. It lies near the
mouth of the Tapti River at the Gulf of Khambhat(Cambay). It is one of the most dynamic cities
of India with one of the fastest growth rate due to immigration from various parts of Gujarat
and other states of India. It is major urban Centre on the Ahmadabad-Mumbai regional
corridor. The city has grown on both the sides of river Tapi. Area of Khajod Urban
Development Authority lies on the south - west part of the city and its main approach is the
Outer Ring Road on the bank of Moti-Creek (Khadi).
Surat is well connected by road and rail with major cities and town of the states as well as
neighboring states of Maharashtra and Madhya Pradesh. Surat is well connected to one of
the busiest Delhi – Mumbai National Highway No. 48. It is located on the western side of this
National Highway No. 48. It is approximately 300 km in south from the State capital
Gandhinagar and about 250 km from Ahmadabad. Vadodara is 170 km north of Surat. Mumbai
is 260 km in south. Main railway station in Surat is located near the city Centre, approximately
15 Kilometers from Khajod Urban Development Authority area. For the air linkage there is
domestic/international airport within the Khajod Urban Development Authority. Other nearby
international airports are at Ahmadabad and Mumbai almost equidistant at about 250 km.
Moreover, the Authority area is connected with waterway transportation of ‘ro-ro ferry’ to
Diu and Ghogha.
It is located in southern side of the Surat city between 72.78’E to 21.11’N with an average
altitude of 16 meters above mean sea which covers 4812.11-hectare area. Altitude of Khajod
Urban Development Authority area is 2.5 to 6.5 m above Mean Sea Level.
KHAJOD URBAN DEVELOPMENT AUTHORITY 10 | P a g e

Figure 3 Regional context of Khajod Urban Development Authority within Gujarat
Within a periphery of 25 km from the boundary Of Khajod Urban Development Authority,

there are 2 urban development authorities (namely SUDA in the north part, NUDA (Navsari
Urban Development Authority) in the south- east)
As per Census 2001 Khajod was a census village in Chorasi Taluka which later on has been
incorporated in the Municipal limit and labelled as ward no. 92 under Surat Municipal
Corporation. The Surat airport lies to the West of the site at a distance of about 4 -5 km. The
South of the Khajod is flanked by Mindhola Creek. In the context of immediate surroundings,
the Khajod is flanked by Kankra Khadi to the East, Surat Municipal Corporation to the North
West, NH 53 to the North and Mindhola creek to the South. Udhna Junction. Railway Station,
Bhestan Railway Station are the closest railway stations to Khajod. However, Surat Railway
Station is main railway station 9 km near to Khajod.

Figure 4 Location of Site (a. Gujarat, b. Surat, c. Khajod location, d. Khajod village)
Figure 5 Boundary of Khajod Urban Development Authority
Source: Preliminary Data

1.3.1 Site Surroundings

Site surroundings (Surat municipal Corporation MSW Disposal site) on an urban scale:
 East –Jiav&Budia village adjoining boundary connected with the Moti-creek(Khadi)
which continues further towards the South
 West - Surat Airport western boundary, part of Sultanabad, Dumas,Bhimpore,Gaviyar,
Vanta,Magdalla villages
 North - National Highway 53(Outer ring road of SUDA) and part of Vesu village,
Adjoining boundary of Sarsana village
 South – Abhva and Bhimpore Beach, Mindhola River and Moti Khadi
Immediate surrounding Areas are as follows:

 Surat International Conventional Centre
 Dumas, Gaviyar, Magdalla,Vanta,Vesu villages
 Magdalla Port
 Bhimpore,Jiav&Budia Villages
1.3.2 Approach to Khajod Urban Development Authority Area.

On a broader scale, the Khajod Urban Development Authority is at a location easily
approachable by road though NH-53 from the surrounding:
 From areas around GIDC, Industrial Estates Park, and the National Highway No.228
(Ahmadabad - Dandi) (heritage Highway) from the east.
 From areas from the central core of Surat city, by the Surat-Dumas road, Vesu-Abhava
cross road, Althan – Sarsana-Khajod road from the north.
1.3.3 Existing On Site Activities

 DRAM City Limited infrastructure development
 Saurashtra Biotech Energies – Solid waste
 Ultra mega Waste Disposal Plant of SMC
 Integrated MSW Processing Facility
 Temples
 Prawn Breeding Plants
 Airport operation with domestic and international flights
1.3.4 Physical Features

 Contour: There exist variations in the topography of the KHUDA planning Area.
 Flora: Apart from a few small trees, lotus, and numerous thorny plants, there exists no
much variation in the vegetation available in the Khajod.
 Fauna: There seems to found a few peacocks, Pets, fishes and majorly Prawns.
 Water Body: Numerous water bodies and nallas exist in different areas of the site
 Approach roads/Existing pathways are making the entire area accessible.

1.4 Khajod Urban Development Authority
1.4.1 Constitution of Khajod Urban Development Authority

The Government of Gujarat, in exercise of the powers conferred by sub-section (2A) of section
22 of the Gujarat Town Planning and Urban Development Act, 1976 sub divided the area of
Surat Urban Development Authority (SUDA) and constituted Khajod Urban Development
Authority under sub section (4) of section 22 of the said Act by notification no. GH/V/144 of
2016/ DVP-1420152441-L dated 19/07/2016. Thus, Khajod village of Choryasi Taluka was
deleted from the jurisdiction of Surat Urban Development Authority.
The Khajod Urban Development Authority has been in force since 19/07/2016. The State
Government appointed the following members of Khajod Urban Development Authority as
per the provisions of section 22(4) of the Act as shown in the Table –3 below. Moreover, the
Government of Gujarat, in exercise of the powers conferred by section 23(a) of the Gujarat
Town Planning and Urban Development Act, 1976, has entrusted all the powers and functions
of the Khajod Urban Development Authority to the Diamond Research and Mercantile City
Limited.
The Government of Gujarat, in exercise of the power conferred by sub-section (1) and (4) of
section-22 of the Gujarat Town Planning and Urban Development Act-1976 (President’s Act
no. 27 of 1976) has appointed additional Chief Secretory/Principal Secretory, Urban
Development and Urban Housing Department, Sachivalay, Gandhinagar as the Chairman of
Khajod Urban Development Authority and Municipal Commissioner, Municipal corporation of
Surat as the Member Secretory and Chief Executive Authority of Khajod Urban Development
Authority by notification no GHV/217 of 2016/UDA/10216/3054/v dated 02/12/2016. (GoG-
Notifications ANNEXURE-1)
Table 3 Board Members of Khajod Urban Development Authority Board, 2016

Sr.
Name Position
No.
1 Additional Chief Secretary/Principal Secretary, Urban Chairman
Development and Urban Housing Department, Sachivalay,
Gandhinagar
2 Joint Secretary/Deputy Secretary Urban Development and Ex- Officio Member
Urban Housing Department, Sachivalaya, Gandhinagar
3 Managing Director, DREAM CITY LTD. Member
4 Chief Town Planner or his representative not below the rank Ex-Officio Member
of Senior Town Planner
5 Managing Director, GIDB Member (Invitee)
6 Collector, Surat Member
7 President, Surat District Panchayat Member
8 Chief Executive Authority Member Secretory

(Municipal Commissioner,SMC)
9 Municipal Commissioner, Municipal Member (Invitee)
Corporation Surat
10 Chairman, SUDA Member (Invitee)
Source: GoG, UDD, Notification dated: 19/07/2016
1.4.2 Statutory Functions of Khajod Urban Development Authority

The section – 23(1) of the Gujarat Town Planning and Urban Development Act, 1976
contemplates following powers and functions of the Urban Development Authority:
The power and functions of an urban development authority shall be:
(i) To undertake the preparation and execution of town planning schemes under the
provisions of this Act, for the urban development area;
(ii) To carry out surveys in the urban development area for the preparation of
development plans or town planning schemes;
(iii) To guide, direct and assist the local authority or authorities and other statutory
authorities functioning in the urban development area in matters pertaining to the
planning, development and use of urban land;
(iv) To control the development activities in accordance with the development plan in the
urban development area;
(iv-a) To levy and collect such scrutiny fees for scrutiny of documents submitted to the
appropriate authority for permission for development as may be prescribed by
regulations;
(v) To execute works in connection with supply of water, disposal of sewerage and
provision of other services and amenities;
(v-a) To levy and collect such fees for the execution of works referred to in clause (vi) and
for provision of other services and amenities as may be prescribed by the regulations;
(vi) To acquire, hold, manage and dispose of property, movable or immovable, as it may
deem necessary;
(vii) To enter into contracts, agreements or arrangements, with any local authority, person
or organization as the urban development authority may consider necessary for
performing its functions;
(viii) To carry any development works in the urban development area as may be assigned
to it by the State Government from time to time;

(ix) To exercise such other powers and perform such other functions as are supplemental,
incidental or consequential to any of the foregoing powers and functions or as may be
directed by the State Government.
1.4.3 Jurisdiction of Khajod Urban Development Authority

The jurisdiction of Khajod Urban Development Authority is limited to the 48.12 Sq.Km area
of village/ Part of village Vesu, Khajod, Abhava, Magdalla, Gaviyar, Bhimpore, Vanta,
Sultanabad and Dumas which was earlier within the Surat Urban Development Authority’s
limits.
1.5 Planning Prelude

The modern history of town planning in Gujarat dates back to early part of the twentieth
century, when the erstwhile Bombay Presidency took the lead in enacting the first town
planning legislation in the country viz. The Bombay Town Planning Act, 1915, which came
into force on 6th March 1915. This Act mainly provided for the preparation of town planning
schemes (TP Scheme) for areas in course of development within the jurisdiction of local
authority i.e. within municipal limits. After independence, the recognition of the need for
viewing urban development as one whole integrated development was felt. It was observed
that the TP schemes prepared under the 1915 Act, resulted in the piecemeal planning, having
no relation with the adjoining areas. Thus, to have a planned development of every square
inch of the land within the municipal limits, the need for another enactment was
unavoidable. This lead to the enactment of The Bombay Town Planning Act, 1954. The
concept of 'Development Plan' was introduced for the first time, as the main planning
instrument, retaining the TP Scheme for implementation of the Development Plan. Around
mid-seventies, due to rapid industrial growth, coupled with increasing level of urbanization,
it was observed that even the Act of 1954 had not been adequate for the comprehensive and
meaningful planning of the urban areas. The realization that the preparation of a
Development Plan only for areas confined to the municipal boundaries would not meet the
challenges of urban development, which usually spilled over beyond municipal boundaries,
the Gujarat Town Planning and Urban Development Act, 1976 along with the Rules was
enacted in the state which made the provision for formation of Urban/Area Development
Authorities. This Act came into force from February 1, 1978. Accordingly, Khajod Urban
Development Authority was constituted by the State Government’s notification of July 19,
2016.

Figure 6 Past Planning Efforts in SUDA Development Plan (a. 1986, b. 2004, c. 2035, d. KHUDA draft DP-2036)
a b
d
c
Under the provisions of this 1976 Act, Surat Urban Development Authority prepared its first
development plan which came into force from January 31, 1986. Since as per section 21 of
the Act, the development plan is to be revised once in 10 years, Surat Urban Development
Authority prepared the revised development plan in 1997 which ultimately sanctioned in
2004 and came into force from September 15, 2004. Khajod Urban Development Authority
was constituted vide notification No. GH/V/144 of 2016/ DVP-1420152441-L dated July 19,
2016. The area of jurisdiction as mentioned in above notification was only limited to village
Khajod of Surat. The Draft Development Plan for the Khajod Urban Development Authority
was earlier submitted and published u/s 9 and 13 of Gujarat Town Planning and Urban
Development Act -1976. Thereafter, vide notification no. GH/V/14 of 2019/DVP-142018-
5731-L dated 21/01/2019 (Annexure-4) and corrigendum no. GH/V/29 of 2019/DVP-142018-
5731-L dated 07/02/2019 (Annexure-5) of Government of Gujarat, some part of Surat Urban
Development Authority was removed and added in to the Khajod Urban Development
Authority jurisdiction.

2. Methodology
2.1 Introduction
The Draft Development Plan 2039 is prepared with the objective to formulate a meaningful
physical development plan to regulate and guide the urban growth in the development
authority area in a planned and healthy manner as per the provisions indicated in the Gujarat
Town Planning and Urban Development Act - 1976 and Gujarat Town Planning and Urban
Development Rules - 1979. As per this Act, the Development Plan shall be indicating the
manner in which the use of land shall be regulated and the manner in which the development
therein shall be carried out.
The exercise is taken based on the aim and objectives set out for the development plan for
catering to the projected population and development of next 20 years i.e. up to 2039.
2.2 Process
Process of preparation of draft development plan involves generating the up-to-date land
use map of the development area using revenue maps. The base map and the existing land
use map of the Khajod Urban Development Authority area has been prepared with collection
of data from field survey and digitizing it with GIS software.
The preparation of the Draft Development Plan started with the assessment of the existing
conditions and accounting for the potential resources and constraints. The assessment is
done in terms of urbanization of the State, region and of the Khajod Urban Development
Authority area. Satellite imageries were used to assess the land cover and land use of the
study area for studying the spatial extent of land under agricultural use, forest, water logged,
built-up area / use, open land etc. Assessment of existing housing stock, built area and social
as well as physical infrastructure available to the people was undertaken. The extent of
implementation of the ‘Development Plan-2004 & 2035, SUDA’ in force was also studied to
know how much is achieved as per the plan proposal and where the market force has not
allowed developing as per the proposals.
The assessment was made on the basis of secondary data collected from various agencies,
on-the spot surveys and studying the existing urban development policies of the State. The
stakeholders were taken into confidence by organizing the workshops to know the issues at
the grassroots level during DREAM City Master Plan preparation process. The inputs from
the consultations were studied and reviewed in detail; objectives to fulfill the vision are
formulated based on the inferences from the stake holdings.
Conceptualization for planning the Khajod Urban Development Authority area was based on
the above assessment. Proper distribution of the residential, commercial zone, as well as
open and recreational spaces is to be suggested to evolve overall urban form for entire
Khajod Urban Development Authority area for the year 2039.

The preparation of Draft Development Plan included the planning for the following:
A) Land Management
 Land- use, for proper utilization of land for residential, commercial, recreation,
transportation, agricultural, allied usages and any special purposes.
 Housing, having proposals for supply of housing with infrastructure development and
strategies for overall improvement.
 Traffic and transportation, with long- and short-term strategies to take up
development phase wise.
 Development control regulations, for proposed and anticipated development pattern
considering the holistic and integrated growth.
B) Infrastructure Development
 Water Resources Development and Drainage
 Solid Waste Management
 Utility services for water supply, sewerage, drainage, electricity, Social etc.
C) Economic
 Augmentation of financial resources
 Investment plan
 Estimates of revenue and resources with respect to implementation of different stages
of Draft Development Plan
2.3 Detailed Methodology

Following is the detailed methodology adopted for the preparation of draft development plan.
2.3.1 Digital Base Map Preparation

Preparation of base map is the most important task in preparation of any development plan.
It involves:
1. Latest Khajod, Abhva, Vesu, Vanta, Magdalla, Gaviyar, Dumas, Bhimpore and
Sultanabad Revenue map was procured from District Inspector of Land Record (DILR),
Surat.
2. Digitization and Geo-refrencing using satellite imagery of Khajod, Abhva, Vesu, Vanta,
Magdalla, Gaviyar, Dumas, Bhimpore and Sultanabad Revenue maps on GIS software.
Moreover, data was obtained from Surat Urban Development Authority also.
3. Total Station survey and DGPS survey were held for accurate measurement and
mapping for the entire planning area.
4. Surveys were carried out for existing land use data collection.
5. Interpretation of Google satellite imagery with ground verification to prepare the digital
base map and existing land use map in GIS format.
6. Ground validation by field surveys: Validation to confirm the existing land use
7. Quality checking.

2.3.2 Field Survey, Data Collection

 Review of extent of implementation of Surat Urban Development Authority
Development Plan 1986, 2004 & 2035 was done.
 The micro level study of land use and infrastructure developments within the Khajod
Urban Development Authority Limits
 Existing development control regulations and its implementation was analyzed to
identify the gaps and necessary modifications are suggested.
 Economic base study of industries, commercial, recreational, transportation and
residential activates was done.
 All the data mentioned above were compiled and analyzed to identify the trends,
potentialities and issues of the development area.
2.3.3 Preparation of Draft Development Plan

After studying and analyzing the necessary data, the Draft Development Plan was prepared.
The proposals included:
Table 4Proposals for Draft Development Plan 2039

Sr. No. Proposals
1 Land use Plan
2 Traffic and Transportation
3 Water Resources Development and Drainage
4 Environment
5 Solid waste Management
7 Zoning Regulation
8 Utility Services
9 Economic Plan
All the development proposals are translated over revenue map by adopting sanctioned SUDA
Development Plan 2004 and DREAM City master plan with detail database of land use and
other planning information.
The final stage in preparation of the Draft Development Plan is the formation of the policies
and proposals; this is done by accessing the gaps and deriving the demands for future. This
involves the proposals for land use zoning, urban services both physical and social and policies
in terms of controlling the developmental activities within the Khajod Urban Development
Authority area.
With the completion of the preparation of the Draft Development Plan, a copy is to be sent to
the State Government as per the requirement under section 9 of the Gujarat Town Planning
and Urban Development Act. The next step is the publication of the Draft Development Plan
in the official gazette of the Government of Gujarat under section 13 and inviting objections
and suggestions from the general public.

Earlier the Draft Development Plan-2036 was published for Khajod village area u/s 13 of
Gujarat Urban Development Authority Act -1976. Meanwhile, the area of Khajod Urban
Development Authority was extended vide Government of Gujarat notifications.

3. Base Map Preparation

3.1 Introduction
Base map essentially is a map depicting background reference information such as landforms,
roads, landmarks, and political boundaries, onto which other thematic information is placed.
Preparation of base map is the most important task in preparation of any development plan.
The base map forms the foundation on which the planning proposals are superimposed for
the development of the city.
3.2 Digital Base Map

The base map was prepared with the help of DILR record and as per field studies (existing
land use survey). It was georeferenced and transferred to AutoCAD/GIS for further
delineation. Base map shows existing road network, major milestones and landmarks on
Khajod Urban Development Authority boundary with river on South and Outer Ring Road on
North.
3.2.1 Input Data

1) DILR Map
2) Layout Plans
3) Field Survey Map
Total Planning area of Khajod Urban Development Authority as per Digitized map is 4812.11
Hectare. Khajod Urban Development Authority planning area includes government land as
well as private land and water bodies.
South side of planning area falls under Coastal Regulation Zone which restricts any kind of
development on that land. Area of CRZ land in planning area is 478 hectare which is mostly
encroached by the aqua farming activities.
Khajod Urban Development Authority contains areas of Khajod, Abhava, Bhimpore, Magdalla,
Dumas, Sultanabad, Gaviyar, Vesu and Vanta which are as below.
No. Village Area

(Ha.)
1 Khajod 1639.21
2 Abhava 2114.78
3 Bhimpore 644.07
4 Magdalla 11.46
5 Dumas 150.24
6 Sultanabad 102.93

7 Gaviyar 121.35
8 Vesu 2.08
9 Vanta 25.99
Total 4812.11
Out of 4812.11 Hectare area Diamond Research and Mercantile City planning area is
685 Hectare.
Khajod Urban Development Authority area contains part of Mindhola River and Mithi
Khadi. The area of total water bodies including river, pond and nallah is 679.76 Hectares.
Road network (proposed and existing) is distributed in Gamtal as well as other than
Gamtal area including national highway falling in to Khajod Urban Development Authority
Boundary covering 270.77 Hectare of Land.
3.2.2 Preparation of Base Map

Figure 7Process of Base Map preparation
Source: Preliminary Data

3.2.3 Stages of Map Preparation
1. Collection of latest DILR village map of Khajod, which shows village boundary as
well as adjoining village name and natural features like, river, nallah etc.
2. Adding field data in to village map collected from DILR.
3. Generation of rectified georeferenced village map with all the features shown in
DILR map retained in the map.
4. Quality check with DILR map and census data for area of village
5. Digitization of revenue map of village.
6. Generation of seamless base map of Khajod Urban Development Authority with
all details needed.
Quality check and finalization of base map for further analysis.

The geo map database was generated with layer wise details of features. Following is the
list of data layers attached to the base map:
• Khajod Urban Development Authority boundary

• DREAM City Boundary
• Outer Ring Road proposed in DRAFT DP of Surat Urban Development Authority-2035
• CRZ area
• Government land
• Existing roads other than Outer Ring Road
• River band
• Private land etc.
Figure 8 Base map of KHUDAGG

4. Review of Development Plan 1986, 2004 & 2035 of SUDA & Draft
Development Plan-2036 of KHUDA
4.1 Introduction
Before framing the policies and proposals of the first attempt of preparation of Draft
Development Plan of Khajod Urban Development Authority, it was essential to review the
goals, policies and proposals of the Sanctioned Development Plan of Surat Urban
Development Authority 1986, 2004& 2035 so that achievements made and the shortfalls
observed could be considered while framing the proposals of the Draft Development Plan of
Khajod Urban Development Authority-2039. This chapter discusses in detail the objectives
and policies of Sanctioned Development plan 1986 and 2004. Draft Development Plan-2036
of KHUDA was also taken in to study. It also analyzes in detail, the projects and
implementation of the projects and proposals of Sanctioned Development Plan in the past
decade.
4.2 Review of Aims and Objectives of the Sanctioned Development Plan of

SUDA & Draft Development Plan-2036 of KHUDA
4.2.1 Development Plan

After the constitution of Surat Urban Development Authority in 1978, the first development
Plan; as per the provisions of the Gujarat Town Planning and Urban Development Act, 1976
was sanctioned by the State Government in 1986 which came into force from 3rd March,
1986. As per the provisions of section 21 of the Act, the development plan is to be revised
once in 10 years. Surat Urban Development Authority started the process of revision of this
principal development plan and accordingly published the draft of the first development plan
in 1996 within 10 years. The draft development plan was ultimately sanctioned by the State
Government in 2004 which came into force form 15 th September, 2004. This is the DP which
is under implementation and refereed as DP -2004 hence onward.
The proposals of DP-2004, was based on the following broad principles.
1. To minimize the spread of urbanization in agriculturally rich fertile irrigated area

and to utilize the maximum Salted barren (khar) land for future urbanization.
2. Urban growth along the main corridors.
3. Identify new development areas to ease the pressure on Surat city.
4. Better environmental living condition by maximum utilization of existing
infrastructure.
The main objective of the DP-2004 was to achieve efficient functioning by restructuring the
city, by means of conservation, redevelopment or new development with long term
perspective to guide future development. One of the important considerations while
formulating the DP-2004 proposals was to protect the best of existing character of Surat and

to develop its structure and suggest appropriate measures to overcome remedies obstructing
the healthy growth of city. The DP-2004 had identified following 9 objectives that focused on
various aspects of creating good living environment, providing effective infrastructure,
augmentation of financial resources, coordination of various developmental activities, etc.
1. To create definite urban form.

2. To establish supportive transport network with regards to existing city and
regional network with which effective mass-transportation system can be
developed.
3. To develop residential (hub) nodes with self-sufficient infrastructure and
amenities to ease the pressure on the main city.
4. To aim for evolving poly-nucleated structure for the area as against the present
mono center structure keeping in view development in urban fringe area.
5. To identify and suggest possible water resources and indicate possible drainage
disposal system for over all urban area.
6. To take into consideration the impact of the heavy industrial growth in HADA
area, increasing port activities, development activity like O.N.G.C., KRIBHCO, etc.
in Ichchhapore and to identify the activities in the vicinity of these planned area.
7. To develop environmental balanced planning with provision of open spaces,
recreational areas, amusements parks catering to the regional needs as a whole.
8. To identify and suggest preservation of historical monuments and architectural
heritage.
9. To regulate and control the development in the planned manner.
4.2.2 Proposals in Development Plan-1986, 2004 & 2035 of SUDA & Draft
Development Plan-2036 of KHUDA
The area included in Khajod Urban Development Authority i.e. the village of Khajod was a part
of Surat Urban Development Authority during the proposals of 1986 and 2004.
In the proposals made in 1986, the major part of the village of Khajod was reserved for the
purpose of “Solid Waste and Garbage Disposal for S.M.C.” and the rest of the land apart from
roads was designated for Agricultural use.
In the proposals made in 2004, the major area was included in Reservation and Agricultural
Zone, with small areas designated under Residential Zone and Commercial Zone. The area
distribution is as follows;
Residential zone: 130745 SQ.MT
Commercial zone: 136640 SQ.MT
Agricultural zone: 2526510 SQ.MT.
Reservation area: 9666460 SQ.MT.
Forest zone: 84620 SQ.MT.
Road and Transportation zone: 478180 SQ. MT.

As per the Government notification, Khajod village area was separated from Surat Urban
Development Authority and constituted as Khajod Urban Development Authority in 2016.
Khajod village census area is 16.39 sq.km including part of Mindlola river and Moti khadi.
There was a planning effort of preparation of Draft Development Plan-2036 for the Khajod
area. The salient features of this plan were as listed below,
 DREAM City project area – 685 hectares

 Agriculture zone – 576 hectares
 Commercial zone – 27 hectares
 Khajod Gamtal and extension area – 21 hectares
 Water bodies and roads – 330 hectares
In the proposal made in Draft Development Plan-2035 of Surat Urban Development

Authority, Areas of Khajod, Abhava, Bhimpore, Magdalla, Dumas, Sultanabad, Gaviyar, Vesu
and Vanta has been removed from its area and added into Khajod Urban Development
Authority Area in 2019.
4.2.3 Outer Ring Road – 90m wide & Regional Ring Road – 120m wide
The Development Plan which is in force as of now was based on the census data of 1991 and
population projected for 2011 was only 42 lakh which has now reached to about 45lakh as
per 2011 census. In this revised Development Plan -2004, the ring road was not envisaged
when it was sent to the State Government for sanction in 1996.
The increasing population has generated lot of industrial, commercial, recreational

educational and other activities. The demand for residential areas has also increased to cater
to the fast growing population. Considering the traffic and transportation need of the rapidly
growing Surat city the need for the comprehensive and integrated approach toward traffic
and transportation planning was strongly felt. Keeping the future expansion of the fast-
growing city of Gujarat in mind, Surat Urban Development Authority had planned, a 90 m
wide 66-km long outer ring road on the periphery of the city. This road will provide easy
access to all parts of the mega city and also in the future to the twin city of Surat and Navsari.
The land use along this outer ring road is conceptualized so that the city gives the look of the
mega city with sky line giving competition to the developed cities of India as well as the world.
Out of 66 Km length of this road,37 lakh length of the road is existing with a width of 60 mt.
whereas the remaining 29 lakh, the entire width of the road remains to be implemented. The
alignment of 90 m wide outer ring broad is proposed in such a manner that about 37 km is
proposed on the existing National Highway (20 km) and State Highway (17 km) which are in
fact part of the 60m wide road proposed in revised Development Plan. The rest of the 29 km
north – south stretch on the eastern side of Surat Urban Development Authority area is
proposed as new alignment in the Agricultural Zone. Surat Urban Development Authority
decided to develop the 29 km of the proposed 90 m wide outer ring road which is passing
through the agricultural zone in the First phase so that the ring can be completed with the

37 km of the existing portion of the NH and SH by means of preparing 11 TP Schemes. For

preparing the TP Schemes, 500 m on both the sides of the ring road alignment is converted
to the special residential zone so that the TP schemes can be prepared as per the provisions
of the Act, 1976. The draft TP Schemes have been prepared and submitted to Government
for sanction. The eight draft schemes of Surat Urban Development Authority and three draft
schemes of SMC were sanctioned by the State Government in March, 2016.
Surat Urban Development Authority decided to get the possession of road by virtue of TP
schemes and for developing the world class infrastructure, major portion of the finance to
be generated by charging the developer 40 percent of the prevailing Jantri rate for the F.S.I.
to be used more than 0.6 and up to 4. Some finance could also be generated by selling the
plots allotted to the appropriate authority for the purpose of sale and also by the way of
incremental contribution.
As mentioned in the earlier chapter, the main road which connects Khajod Urban
Development Authority area to the city of Surat is the 60 m (proposed 90.00 m) wide outer
ring road. The same road width abutting to the Abhva village falling in Khajod Urban
Development Authority has been proposed to 120m which falls outside jurisdiction of the
authority.
Keeping in mind, the regional growth of Surat city, Surat Urban Development Authority has;
in its Draft Development Plan-2035 proposed a Regional Ring Road of 120m width outside
the Outer Ring Road. Part of the proposed Regional Ring Road passes through southern
portion of Khajod Urban Development Authority area. The said Regional Ring Road will
connect Hazira, NH-48 & NH-53, DFCC & Bullet train, Kamrej-Palsana corridor, coastal area
of southern SUDA area and Surat-Ubharat bridge.

5. Physical Features
5.1 Physiographical Conditions
The villages included in Khajod Urban Development Authority are located in the south
western part of Surat city in a coastal flood plain and is bordered by the 90 m proposed Outer
Ring Road on the northern side. The area has a natural slope towards Mindhola River. The
area is bordered on the east and south under the Coastal Regulation Zone (CRZ) scheme.
Also, on the eastern side the Solid Waste disposal site for Surat city is located. Surat
Municipal Corporation (SMC) has announced that the site will be closed and relocated, will
be reclaimed and isolated, covered with soil and redeveloped for urban greening purposes.
The land between the mouth of river Tapi and Mindhola is at low elevation. The entire site
is merely flat with elevations ranging between and 2.5 m and 6.5 m above Mean Sea Level
even lower than 13 m MSL of Surat. The present landscape in the area is almost featureless;
it is a coastal flat, a merely derelict area without any large trees, buildings or other elements.
There are some fresh water bodies but they are all manmade as part of the waste disposal
site. The most prominent features on the site are the present water tower, the solid waste
disposal site and the power lines and pylons. Two small religious sites are present.
North of the Outer Ring Road the outskirts of Surat are visible, the only visible skyline seen
from the project site. To the south the landscape is under the regime of the Coastal Zone
Regulations, and is supposed to be a natural zone and is nowadays mainly in use for prawn
farming.
5.2 Wind Directions

The Authority area is experiencing predominant wind direction from south-west to north-
east. The prevailing wind comes from the sea, from the south-west. The city is shielded by the
Gulf of Khambhat against extreme wind velocities.
5.3 Climate
Khajod Urban Development Authority area which was earlier a part of Surat Urban
Development Authority has a tropical savannah climate, moderated strongly by the Sea and
the Gulf of Cambay with a summer dry season. There are three distinct climatic seasons in
this region. March to June is the summer season. May and June are the hottest months. The
highest recorded maximum temperature is 45.6 °C in the months of May and June. The
summers are extremely hot and dry. Scorching heat and hot winds are typical characteristics
of it. It is very uncomfortable to move around in the daytime.
Late June to early October is the rainy season. It is generally breezy during these months. The
scenic quality of the place is greatly enhanced with the onset of monsoon. Most of the areas
remain pleasant and comfortable throughout the day. October and November see the
retreat of the monsoon. November to February is the winter season. The month of January

is the coldest with average minimum temperature of 14.3°C. The lowest recorded
temperature of 4.4 °C is in the month of January. Weather remains pleasant most of the day.
The month wise mean sea temperature is as shown in the Table below.
Table 5Surat Month wise, Daily Mean Temperature
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
22.2 23.6 27.5 30.3 31.3 30.4 28.0 27.8 28.1 28.3 25.8 23.1
°C °C °C °C °C °C °C °C °C °C °C °C
Source: https://en.climate-data.org
5.4 Rainfall
The southwest monsoon normally occurs in the duration of month of June to month of
September. The average annual rainfall of the city has been 1143 mm.
5.5 Geology
The Authority area mainly falls under coastal plains. It has fine mixed and calcareous soils.
Some part of Khajod Urban Development Authority also falls under alluvial plains. Thus, it
mainly consists of fine mixed and montmorillonite type of soil.
Figure 9 Soil Map of Surat District
5.6 Hydrology
The Tapi River runs through the city of Surat, is one of the major rivers of peninsular India with
a length of around 715 km. It is one of only three rivers in peninsular India that run from east
to west. The authority area is bordered by a small portion of Mindhola estuary and arabian

sea on southern part. There are some fresh water bodies but they are all manmade as part of
the waste disposal site. Natural ponds exist nearby the Gamtal part of the village.
Figure 10 Water bodies in Khajod Urban Development Authority
Source: Surat Urban Development Authority (SUDA)

6. Existing Land Use

6.1 Proposals for Khajod Urban Development Authority in SUDA DP 2004 &
2035
This section gives a broad assessment of existing land use distribution. The last revision of
development plans was done in 2004. The land use for the area falling under Khajod Urban
Development Authority as proposed in the first revision of development plan (Surat Urban
Development Authority) is shown below in the. As is evident from the figure, major part of the
area is vested in the reservation provided for aerodrome complex, reservation for township and
forest.
Figure 11 Development Plan-2004
In the Final Revised Development Plan of Surat Urban Development Authoirty, alongnorthen side
of 60 mt wide road. Zoning was changed from Agricultural use to Commercial use as shown in
Fig.11 & Fig.12 and sanctioned the variation vide Government Notification, Urban Development
and Urban Housing Department No:GH/V/52 of 2008/DVP-1406-6603-L, Dated 08/04/2008 and
its corrigendum No. GH/V/60 of 2008/DVP-1406-6603-L, Dated 24/04/2008.
Khajod Urban Development Authority P a g e |32

Figure 12 Sanctioned variation in Revised Development Plan of Surat Urban Development Authority (SUDA)

Figure 13 Draft Development Plan SUDA-2035
Proposed Land use map as submitted u/s 9 and published u/s 13 of the act
Surat Urban Development Authority had proposed DREAM City Zone as shown in above map
(Violet Color). The Development Plan 2035 had been submitted under section 9 and published
under section 13 of Gujarat Town Planning and Urban Development Act-1976 has shown Khajod
village area as DREAM City zone (Figure-13).

6.2 Existing Land Use

Land use is identification of use or activity on a land parcel. Land use classification system
identifies activities taking place on land parcels in various categories such as residential,
commercial, industrial, institutional, utilities, road, open spaces, vacant land etc.
6.1.1 Preparation of Land Use Map

 Need for developing land use map
A land use map is a representation of various uses happening within the land under
subject. Land use map helps to study and analyze trend of land use pattern of the area.
Actual area under various uses and location information is the outcome of the land use
map. It explains qualitative and quantitative aspects of the developed land. By studying
existing level of development, the projected scenario could be visualized and built.
 Methodology for preparing the land use map

Developing existing land use survey which is carried out to the scale of survey numbers
in the revenue areas along with secondary data from various authorities and sources.
The collected data need to be imposed on updated road and plot map along with natural
featured final land use map.
After the commencement of the development plan, one of the important tasks for the
Authority was to undertake the land use survey, for the total16.39sq.km which was
declared as Khajod Urban Development Authority area. A strategy was worked out
summarized below:
 Preparation of formats for Land use survey based on Guidelines.
 Formation of Teams for land use survey by Khajod Urban Development Authority for
their respective areas.
 Allocation of land parcels in terms of maps for filling up of the land use details in
Revenue areas
 Conversion of above-mentioned data on base map
 Generation of final land use maps and preparation of Land use tables.
The existing land use map prepared with the help of AutoCAD/GIS digitized base map which used
to analyze the existing situation of development within Khajod Urban Development Authority
area.

Figure 14 Existing Land Use Map
Source: Existing Land Use Survey-2019
Table 6 Area as per Existing Land Use

SR. NO. EXISTING LANDUSE AREA (SQ.M)
CLASSES
1 AGRICULTURE 3707779.3082
2 AIRPORT 541276.5750
3 AIRPORT OPEN LAND 2895835.0809
4 COMMERCIAL 173055.1111
5 EDUCATIONAL 36800.6046
6 GAMTAL 470912.4567
7 MUDFLATS 10592223.3832
8 PRAWN FARMS 16304258.2736
9 PUBLIC PURPOSE 803231.5112
10 RECREATIONAL 156175.2637
11 RESIDENTIAL 1166047.4137
12 TRASPORTATION 231766.6673
13 VACANT LAND 9328594.6403
14 WATERBODY 1713164.6298437
TOTAL 48121120.9194

Figure 15 Existing Land Use of Khajod Urban Development Authority-2019
Existing Landuse
4% 8% AGRICULTURE
1%
19% 6% AIRPORT
0%
1% AIRPORT OPEN LAND
0%
COMMERCIAL
1%
EDUCATIONAL
2%
0% 22% GAMTAL
MUDFLATS
2%
PRAWN FARMS
PUBLIC PURPOSE
RECREATIONAL
34% RESIDENTIAL
TRASPORTATION
VACANT LAND

7. Traffic and Transportation

7.1 Introduction
A good transportation system is the key to success of development of any city. Surat city, of
which villages in Khajod Urban Development Authority is a part; is well connected by road, rail
and air transport. Several National and State Highways pass through the city. It is also connected
by the sea port. As a result, traffic coming to as well as passing through the city is very high.
7.1.1 Regional Linkages

Railways: Surat is served by the busy north-south line of the Western Railways connecting
Gujarat with Mumbai and other important centers. Branches of the railway line serve areas of
Udhna, Jalgaon and Bhestan. A dedicated goods' line exists between Kosad to Hazira. Being
located midway between Ahmedabad and Mumbai, the city is serviced by express, mail,
passenger and local trains. The main line carries a lot of freight traffic due to the industrial belt
between Ahmedabad and Mumbai and the sea ports in Gujarat and Mumbai. Three railway
stations fall within the city area. The main station (Surat Railway Station) is located just outside
the walled city abutting the ring road. The railway station at Udhna is also an important
transport node within the city. The third railway station located at Utran is not significant as the
development in the area is limited. Sachin and Maroli are located towards south of Surat.
Main vehicular access to Khajod and other villages, within Surat city, from North is through Surat
Dumas road and Outer Ring road, other accesses being via Surat Dumas/Vesu-Piplod road, and
outer Ring road and via Althan-Bhatar road. Form North West it is through Udhna-Navsari road
and outer Ring road and from East it is through outer Ring road.
Airway: The existing airport catering the domestic/international air traffic is part of Khajod
Urban Development Authority area. The details of existing air traffic is as tabulated below,
Year Passenger footprint
2014 5,41,070
2015 35,612
2016 1,67,008
2017 5,56,097
2018 10,24,798
2019 15,90,182
2020 6,11,380
2021 9,41,669
Source: Preliminary data
Waterway: Port of Hazira is located 10 km from the Surat Airport. The Hazira port connects to
Ghogha and Diu through ferry and cruise, once every day.
7.1.2 Existing Road Pattern – Hierarchy and Its Features

The roadway network of Surat is around 1914 km long. Other than the National Highway
Authority, the Roads and Buildings Department, and the two urban local bodies; SMC and Surat
Urban Development Authority have been responsible for developing and maintaining road
infrastructure. Internal roads within Gamtal area are present in KHUDA villages for internal
movement of commuters. Access to Outer Ring Road is available from KHUDA villages.
Figure 16Existing Road Network in Khajod Urban Development Authority
Source: Total Station Survey
7.2 BRTS Connectivity to Khajod Urban Development Authority

An extensive Bus Rapid Transit (BRT) System is developed in the city of Surat and people can
connect to all the villages included KHUDA area by various routes i.e. Surat Dumas road, Abhava
vesu road, Althan- Bhimrad road etc. Frequencies of BRTS buses connection KHUDA area with
Surat city are given below
Origin Destination Frequency
Surat railway Station Khajod Village 12 min

Surat Railway station Abhva Village 10 min
Chowk Bus stand Bhimpore 20 min
Figure 17 Khajod City Bus Depot
Source: Primary Survey-2018
There are total 33 trips of city bus between Surat railway stations to Village Khajod in single day
having frequency after every 45 minutes. Moreover other villages included in Khajod Urban
Development Authority area are also well connected with Surat City.

8. Physical Infrastructure
Basic physical infrastructure facilities, services, and installations needed for the functioning of a
community or society are roads, water supply, sewerage, storm water lines and solid waste
management. Roads have been discussed in the chapter on Traffic and Transport. Hence, this
chapter focuses on all services except roads.
The Specific indicators generated basically present the current situations/status of civic
amenities in Khajod Urban Development Authority Area.
Figure 18 Infrastructure in KHUDA area
In this chapter, the current scenario for the basic physical infrastructure services namely - water
supply system, sewerage system; storm water network and solid waste management are
discussed

8.1 Water Supply

Water Supply is one of the primary infrastructure services a city needs. The sources of water
supply for the entire Khajod Urban Development Authority region are surface water and ground
water. Tapi is a major source of Surface Water. Surface water is drawn by intake wells from
perennial channel throughout the year. Ground water is drawn via bores. The entire water
supply process takes place through various steps and water is received through the source in
the treatment plant where it is treated. The water is stored in Elevated Service Reservoir present
in the villages and then supplied to the villages. It suffices the need of all the villages in KHUDA
area.
Figure 19 Elevated Service Reservoir in Khajod
8.2 Storm Water Drain

Storm water drainage planning is to manage the quantity of surface storm water drained into
the system and monitor its quality to reduce downstream environmental impacts.
Presently KHUDA does not have a designed storm water drainage network except for the project
area of DREAM City Limited. During monsoons, the rain water flows into the nallah or natural
drains or artificial drains and meets with the Mindhola River. Currently about six different creeks
are meeting into Mindhola river thereby disposing storm water of the village and other villages
into Mindhola. Untreated Sewerage water is also disposed into these creeks.

8.3 Sewerage System

All the villages in KHUDA area are covered with direct connection to the sewer network of
households. Entire KHUDA area is having two sewage pumping station. The capacity of Khajod
sewage pumping station (falling in DREAM City area) is 32 MLD which collects sewage from
Khajod, Sarsana and Bhimrad. Sewage generated from the area of Abhva, Vanta, Gaviyar and
surrounding area is collected in Abhava sewage pumping station. The other pumping station is
in Dumas village which is outside the KHUDA boundary; collects sewage from area of Dumas,
Bhimpore, and Sultanabad village. Sewer network is connected to the sewer pumping station
and from pumping station sewer is pumped to the sewerage treatment plant.
8.4 Solid Waste Management

Waste generated is collected by Surat Municipal Corporation throughout the villages from
KHUDA area at the Khajod disposal site.
Figure 20 Process of Solid waste Collection to Final Disposal in Surat
Residential, Domestic, trade, and institutional waste is largely collected through primary
collection. The door-to door waste collection system has been introduced in Village households
and establishments. In the conventional style, waste is collected from the doorstep and the
community bins. In certain commercial areas, the shops have a dedicated dustbin for collecting
the waste.

9. Social Infrastructure
To enhance the monetary growth and quality of life, improvement of social infrastructure
inclusive of education and health is considered vital. It covers a facilities and services that are
provided to communities for their wellbeing. The assessment of social infrastructure is broadly
based on secondary data and examines in particular the issue of municipal service provision in
each sector. Educational and healthcare facilities within/nearby the Khajod Urban Development
Authority area are as follow,
No. Schools Collages Health Care
1 C.K. Pithawala global C.K. Pithawala College of Green Leaf Hospital

school Engineering and Technology
2 Dumas Primary school- Bhagwan Mahavir college Sunshine Global

325 hospital
3 Delhi Public School Sardar Vallabhbhai National Niyati Hospital and

Institute of Technology prasuti gruh
4 Scholar English academy Veer Narmad south Gujarat Florance Hospital

school university
5 J.H. Ambani Vidyamandir DRB college Piplod Multispeciality

Hospital
6 S.D. Jain modern school Sarvajanik University Sanjeevani

Multispeciality Hospital
7 Kendriya Vidyalaya no.3 Vesu urban health

center
8 P.R. Khatiwala Pavan Hospital

vidyasankul
9 Lancers Army school
10 Ryan international
school

10. Trade, Industries and Commerce

10.1 Urban Economy
Surat city has been an important hub for economic activities since ages. In early times, the city
was well known as a 'Port town' and dealings for import and export were through Surat.
Portuguese, British and other European countries had establishments in Surat. Today, Surat
urban agglomeration accounts for 8% of the State’s total population. Industrial development in
Surat district is attributed to the presence of a large number of diamond processing, textiles and
chemical and petrochemical industries. It processes 10 out of out of 12 varieties of diamonds in
the world contributing to Rs. 45,000 crore, which is approximately 65% of the total diamond
exports from India.
Surat is also known as 'Synthetic Capital of India', hosts over 65,000 power looms and provides
over seven lakh jobs in the district. Surat has been very successful in attracting a sizable amount
of Foreign Direct Investment in various sectors like energy, oil and petroleum. A significant
investment of Rs. 3,000 crore (726 million USD) in Hazira terminal project is one of the largest
Greenfield FDI in India.
There are over 41,300 small and medium industries functioning in the district. Some of the main
industries are Textiles, Chemicals, Dying and Printing, Diamond Processing, Zari (silver) making,
and; engineering and related activities (including manufacturing machines and equipment).
Maximum number of (nearly 24,000 units) in small and medium enterprises is related to textile
industry in the district followed by repairing and service industry with more than 11,000 units.
Most of the small-scale industries are located in Choryasi (Western Surat), Mangrol and Olpad
(Northern Surat), Mandvi (Eastern Surat) and Palsana (Southern Surat) tehsils of the district.
Surat has a domestic airport which is well connected to different metros. It has daily flights to
Delhi, Jaipur and Ahmedabad. Government of Gujarat has also undertaken an aviation master
plan for the state which prioritizes development as well as upgradation of Surat airport. The
other nearest airports are Mumbai, Vadodara and Ahmedabad. The upgraded Surat airport is
envisaged to offer direct air connectivity to important destinations in India and abroad. This is
expected to boost commercial activities in the city as well as in the district, leading to upsurge
in the demand in hospitality sector, which is primarily driven by the corporate tourism.
Emergence of a petrochemical complex, gems and jewelry Park and the centrally promoted
Surat SEZ are expected to further fuel the industrial and economic growth of the city. The
expansion plans of Hazira port is envisaged in two phases. The first phase the development of
port infrastructure to handle Liquefied Natural Gas (LNG) imports, and the second phase would
offer port facilities for handling dry bulk and containerized cargo. The port facility would help in
attracting sizeable investments in the coming future. Magdalla and Hazira ports in Surat have
good rail and road connectivity. Magdalla port is only 2 km away from the state highway and 15

km away from NH-8. Hazira port in Surat has close proximity to the high speed dual carriageway
which is under construction. The port is well connected with main Mumbai-Delhi Freight
Corridor is expected to be a major driver for the industrial growth Hazira port.
Hazira is known as the 'Gateway Port' to serve the hinterlands of North, West and Central India
as it is situated in the midst of one of the most industrialized area in the country. It is deep water,
all weather and direct berthing port in Surat. The existing industrial portfolio of Hazira includes
industrial activities such as petrochemicals, fertilizers, heavy engineering, steel, energy and port
related activities. More than 20 large and medium companies are located in Hazira, including
Bharat Petroleum Corporation, Cairn Energy, Essar Power, Hindustan Petroleum and Larsen &
Toubro, Reliance, NTPC among others. Shell has established an LNG Terminal at Hazira in 2004.
Magdalla port situated on the western coast of India in Southern Gujarat about 16 km upstream
of Tapi river is a lighter age port. Magdalla port is only 2 km away from the state highway and
15 km away from NH-8. The nearby broad gauge railway line and Surat railway station are 15
and 16 km respectively away from the port. The port is well connected by road with Rajasthan,
Madhya Pradesh, and North Maharashtra which are hinterland area to the port.
The urbanisation trends in India are a direct reflection of the structural changes that are taking
place in the economy. The combined contribution of industry and services to GDP is significantly
higher than that of agriculture. The urban areas are likely to play an increasingly important role
with the continuing liberalisation of the economy. Much of the growth of the economy will come
from economic activities that are likely to be concentrated in and around existing cities and
towns, particularly large cities. Cities with transport and telecom linkages with global economy
are the preferred destinations for investments. However, there is inadequate recognition of the
role that cities play in economic development. The cities need to be supported with improved
planning and infrastructure to accommodate growth, better governance and management.
Surat ranked 9th in India with GDP of $40 billion in the Financial Year 2011-12, which was $14
billion in 2010. The per capita GDP which was $8000 in 2010. Surat is known for diamonds,
textiles and recently for diamond-studded gold jewelry manufacturing. Surat registered GDP of
11.5% for seven fiscal years from 2001-2008 which was the fastest growing GDP in India. The
city accounts for:
1. 90% of the world’s total rough diamond cutting and polishing,
2. 99.99% of the nation’s total rough diamond cutting and polishing,
3. 90% of the nation’s total diamond exports,
4. 40% of the nation’s total man-made fabric production,
5. 28% of the nation’s total manmade fiber production
6. 06. 18% of the nation’s total manmade fiber export, and
7. 12% of the nation’s total fabric production

10.2 State Government Initiatives

The Government of Gujarat has initiated a planning process for the realization of Diamond
Research and Mercantile (DREAM) City at Surat with an aim to provide this Smart City. This project
is projected on around 685-hectare sites in the southern part of Surat, adjacent to the village of
Khajod, the Outer Ring Road and close to the Surat airport.
Being a nodal agency of DREAM City project, Gujarat Infrastructure Development Board (GIDB)
has appointed the consultant Royal HaskoningDHV Consulting Pvt. Ltd in consortium with Royal
HaskoningDHV, Nederland BV and Knight & Frank India Pvt. Ltd which has commenced their
services in preparation of Master Plan of the project.
A Special Purpose Vehicle, Diamond Research and Mercantile (DREAM) City Limited has been
formed for the implementation. Khajod Urban Development Authority has been constituted to
act as the relevant authority for the project. The Steering Committee of DREAM City project is
the decision-making authority for preparation of Master Planning assignment, DREAM City
Project.

11. Stakeholders Consultation

11.1 Introduction
The public participation process and stakeholder consultation for DP-2039 Khajod Urban
Development Authority has been conducted. The level of participation and involvement of
different stake holders has been detailed in this chapter. Different discussions and various
meeting were held to understand the view and opinion of stakeholders for revision of
development plan.
The stakeholders’ participation included experts’ consultation, in which the stakeholders were
involved through focus group discussions to review and assess the existing situation and needs
for the future. The consultation was more participatory and collaborative, as series of working
group meetings were held and stakeholders were involved in making more specific suggestions
for improving the existing conditions.
DREAM City Ltd. master plan area is covering almost 42% of Khajod Urban Development
Authority area. And as, Khajod Urban Development Authority's powers were given to DREAM
City Ltd., stakeholders consultation done for DREAM City Ltd. is directly considered for Khajod
Urban Development Authority Area. Minutes of the meeting with stakeholders is as annexed
ANNEXURE-2.

Figure 21Glimpses of Stakeholders Meeting
Source: Stakeholder’s Workshop at Science Centre, Surat
DREAM City Project explained by Governments officials and consultant (DREAM City) and
suggestions were given by all the participants.

PART – II
DRAFT PLAN PROPOSALS REPORT
PART – II
DRAFT DEVELOPMENT PLAN PROPOSALS REPORT
Table of Contents
1. Introduction ................................................................................................................ 53
1.1 Development Plan Objectives ..................................................................................... 53
1.2 Development Plan Area .............................................................................................. 54
1.3 Methodology Adopted ................................................................................................ 54
1.4 Development Plan Period............................................................................................ 55
1.5 Existing Condition and Government Policies ............................................................. 55
1.6 Suggestions from Stakeholders ................................................................................... 55
1.7 Vision and the Principles of Growth Management ..................................................... 55
1.7.1 Planning Concept............................................................................................................................ 56
1.7.2 Principles ........................................................................................................................................ 56
1.8. Locational Challenges ................................................................................................ 57
1.9 Other Major Considerations ........................................................................................ 58
2. Population ................................................................................................................... 59
2.1. Population Projection for Khajod Urban Development Authority ............................ 59
2.1.1 Population projection for apart from DREAM City area................................................................ 59
2.1.2 Population projection for DREAM City Project area ..................................................................... 60
3. Proposed Land Use ...................................................................................................... 61
3.1 Zoning ......................................................................................................................... 61
3.1.1 Residential Zone ............................................................................................................................. 61
3.1.2 Commercial Zone ........................................................................................................................... 62
3.1.3 Mixed Use Zone ............................................................................................................................. 63
3.1.4 Agriculture Zone ............................................................................................................................ 63
3.1.5 Recreational Zone........................................................................................................................... 65
3.1.6 Public Amenities and Utilities ........................................................................................................ 65
3.1.7 Institutional Zone............................................................................................................................ 66
3.1.8 Traffic and Transportation Zone..................................................................................................... 66
4. Proposed Transportation System ................................................................................. 70
4.1 Transportation framework........................................................................................... 70
4.2 Future Planning ........................................................................................................... 70
5. Utilities........................................................................................................................ 72
5.1 Power .......................................................................................................................... 72
5.2. Water Supply.............................................................................................................. 72
5.3. Sewerage System ....................................................................................................... 74
5.4. Storm Water Drainage System................................................................................... 74
5.5 Solid Waste Management System............................................................................... 75
5.6 Information Communication Technology (ICT)......................................................... 76
6. Cost Estimates ............................................................................................................. 79
6.1 Infrastructure Estimates for DREAM City ................................................................. 79
6.2 Infrastructure Estimates for Rest Part of KHUDA Area............................................. 79
6.2.1 Water Supply Cost Estimates For year 2039 .................................................................................. 79
6.2.2 Sewerage Estimates For year 2039 ................................................................................................. 79
6.2.3 Solid Waste Management Estimates For year 2039 ....................................................................... 80
6.3.1 Cost Estimates for Roads for Rest Part of KHUDA area ............................................................... 81
6.4 Phasing ........................................................................................................................ 82
6.4.1 Phasing for Dream City Project area .............................................................................................. 82
6.3.2 Phasing for Rest Part of Khajod Urban Development Authority Area ........................................... 92
6.4 Finance & Resource Mobilisation............................................................................... 93

7. Reservations ................................................................................................................ 95
8 General Development Control Regulations.................................................................... 96
Annexure 1: GoG Notifications ........................................................................................ 98
Annexure 2: MoM of Stakeholder’s Meeting .................................................................. 107
Annexure 3: NOC from Airport Authority ....................................................................... 110
Annexure-4 Government Notification of Extention ........................................................ 113
Annexure-5 Corrigendum dated 07/02/2019.................................................................. 138
Annexure-6 Corrigendum dated 07/02/2019.................................................................. 139
Annexure-7 Public Utility and Public Amenity Zone ........................................................ 140
Annexure-8 Institution Zone .......................................................................................... 141

1. Introduction
Draft Development Plan, 2039 is prepared considering the demand of projected population
including DREAM City Project area of next two decades for the entire area of 4812.11 hectares
of Khajod Urban Development Authority. This total area consists of CRZ area, DREAM City project
area, and Revenue Survey number area of Khajod, Abhava, Bhimpore, Magdalla, Dumas,
Sultanabad, Gaviyar, Vesu, Vanta village under Khajod Urban Development Authority. The
Government of Gujarat has initiated realization of a Smart City project named Diamond Research
and Mercantile (DREAM) City in Surat. A Special Purpose Vehicle, DREAM City Limited has been
formed for the implementation. Khajod Urban Development Authority is created to act as the
relevant authority.
Surat has a strong economic basis with textile and diamond industry along with a booming
industrial port area, and is growing very fast, resulting in a large demand for commercial and
residential space. It is expected that offices, retail and leisure functions will look for new areas
to settle outside the congested city centre. The transportation planning is a part of proposal
looking for excellent accessibility, excellent amenities and utilities, which are very crucial factor
for draft development plan such as road proposal and designing, traffic congestion, metro line
proposal and connectivity to airport. In addition, high cost of housing and real estate, parking
issues, lack of public transport, increased demand for amenities, gardens, open spaces and much
more. For the Authority area to grow as a sustainable planning area with inclusive development,
an important industrial hub and commercial Centre of the country; it must organize its land
resources carefully. Following are some of the major considerations taken into account for
deriving and formulating proposals of the Draft Development Plan 2039.
1.1 Development Plan Objectives

The first step in preparation of development plan is the identification of the land use
characteristics and existing planning area situation. Detailed survey of existing situation has been
made withal length in part one of the report.
DREAM City Project is the part of Khajod Urban Development Authority. DREAM City has major
objectives as below.
 To set up a Diamond Research and Mercantile City (Smart City) at Surat;
 To provide a common platform for the Diamond Traders of Surat in the form of Diamond
Bourse (exchange) at Surat;
 To provide one-stop solution to the Diamond Traders by providing Custom House, banks
and other service providers who cater to the gem and jewelry trade;
 To provide offices for the diamond traders, walk-in vaults, safe deposit boxes, trading
floor, strong rooms, lockers, customs clearance facilities with all the modern facilities
required to carry their day-to-day business;
 To provide ancillary services required for the Project along with the driving forces for the
Project;

 To provide world class design and standards for sustainable development with low
carbon policy and Zero waste discharge policy to attract Foreign Direct Investments;
 To provide world class safety and security standards to the diamond traders;
 To act as a DREAM City and Diamond Export Centre of Gujarat;
While formulating the proposals of development plan of Khajod Urban Development Authority,
the following broad principles have been kept in view.
 To have optimum utilization of urban land and to minimize the spread of urbanization in
rich agricultural irrigated area
 To develop strong connectivity with various transportation mode considering high
growth of planning area and upcoming regional projects such as Surat Diamond Bourse,
Metro, Regional ring road, outer ring road, DREAM City, etc. and creating transportation
corridor by way of ring roads, DP Roads and radial conduit roads
 To decongest the planning area by locating new development areas to ease the pressure
on planning area providing balanced development with environmental protection and
adequate green spaces
 Diversification of economic activities
 To prepare Special Development Control Regulations & Zoning Regulations.
 To prepare sector wise policy framework for implementation
Thus, the main objectives of the development plan would be to achieve efficient functioning by
restructuring the planning area, by means of conservation, new development and to serve as a
policy framework with long term perspective to guide future developments. One of the
important considerations while formulating the Draft development plan proposals has been the
need to protect the best of existing character of Khajod and other coastal villages partially
included in KHUDA area to develop its structure and suggest appropriate measures to overcome
remedies obstructing the healthy growth of the planning area.
1.2 Development Plan Area

The present area of Khajod Urban Development Authority is admeasured 4812.11 Hectares. This
includes the Gamtal area, Agricultural land, Mudflats, Airport, Prawn farms, and Water bodies.
1.3 Methodology Adopted

The methodology adopted for the formulation of development plan was to prepare a base map
using Total Station Survey and DGPS Survey techniques and develop digital database. The data
from various surveys and studies available with SUDA, SMC and other agencies was collected.
Since comprehensive data for the entire plan area was not available, the information regarding
existing land use, infrastructure facilities, housing, environment were collected from the area of
all the villages falling into Khajod Urban Development Authority jurisdiction. For the preparation
of the Development Plan, a number of studies were conducted and also considered master plan
of DREAM City project for arriving at the proposals of the Development Plan. All this data was

used to work out integrated proposals in the light of the present state of development and future
vision of DREAM City with the assessment of the existing conditions and accounting for the
potential resources and constraints for future development and trends on the basis of known
parameters.
1.4 Development Plan Period

The process of urbanization is a continuous phenomenon and the process of planning depends
upon a number of variables such as population growth, economic activities, development of
counter magnets, and the nature of development. To deal with these factors, it requires
reviewing the development process at moderate time intervals. Khajod Urban Development
Authority has thus taken up the study of the preparing the first development plan to stream line
the development to achieve the long-term requirements. For preparation of development plan,
plan period up to 2039 has been considered. This development plan also requires to be reviewed
at an interval of 10 years with a view to accommodate and to review the programme of
implementation and also to assess requirements and needs created by new technology and new
development.
1.5 Existing Condition and Government Policies

A detailed study and analysis of existing conditions was carried out. This included a land use
study and analysis, master Plan of DREAM City project, master plan of Surat international Airport
and studying the existing government policies applicable to the concepts considered. Analytical
study of the zones and areas developed and requirements were carried out.
1.6 Suggestions from Stakeholders

Extensive public consultations and stakeholder meetings were carried out for preparation of
Master Plan of DREAM City under Khajod Urban Development Authority jurisdiction which
included experts from several Government, Semi Government, Private Institutes, Gram
Panchayats, NGOs, educational, research and professional institutes such as SVNIT and eminent
citizens of Surat. The inputs from the consultations were studied and reviewed, detailed analysis
of existing situation was conducted and proposals for the Master Plan were formulated based
on the inferences.
1.7 Vision and the Principles of Growth Management

The vision, objectives and the principles were identified after multiple discussions and
deliberations played a crucial role in formulating the proposals of this Development Plan. The
major principles that shaped the proposals include optimum utilization of urban land, multi
modular public transport, creation of green network, encouraging sustainable and affordable
development. The vision and principles are further detailed out in the following chapters.

1.7.1 Planning Concept
Vision
In this Development Plan Proposals, efforts have been made to protect the best existing
character of Authority area. Earlier development plan was prepared considering the DREAM City
as a key player. After extension of jurisdiction of Khajod Urban Development Authority; Propose
Surat international airport and Dream city both will be the players for the future growth of the
authority area as well as south Gujarat region. The vision envisaged for further development of
Khajod Urban Development Authority is to promote the growth according to the 'Work-Live-
Enjoy' concept with a mixed-use program with all urban functions including a Large Share of
Residential and Urban Amenities"
Aim
Khajod Urban Development Authority is preparing first Development Plan for 2039. The aim of
this development plan is to:
"Formulate an efficient, sustainable and inclusive development plan of the Khajod Urban
Development Authority area as to regulate and guide the planned and balanced urban growth
in the area by 2039, resulting in better quality of life of people under the provision of Gujarat
Town Planning and Urban Development Act-1976 & Gujarat Town Planning and Urban
Development Rules-1979".
 To act as a growth engine of South Gujarat Region/ Surat Region.

 Efficient, Safe, Sustainable, Affordable and Multi modular public transport.
 Promotion of Smart City, Green City and environment friendly development.
 The area will be attractive for various sectors such as Diamond, Gems and Jewelry
certified testing and also Textile.
 To facilitate equitable supply of land and resources.
1.7.2 Principles
A set of strategic principles have been envisioned. Khajod Urban Development Authority area
will be a top-quality Urban Development measured to Indian Standards. These principles are
translated in nine main strategic objectives for the area. These principles are drafted to create
and sustain the best character for Khajod Urban Development Authority area without losing the
original cultural balance. A prosperous and secure future for the city is encapsulated in these
principles.
Regional Development
 The authority area will be appreciated as one of the new urban cores around the present
city of Surat to cope with the expected massive growth.
 This new city will have distinctive profile as a mixed-use high quality new urban centre.

Regional Transportation
 The authority area will be strongly connected with the city of Surat.
 A minimum of two metro lines will be required to integrate the authority area with the
Surat city.
 The existing road network needs expansion too.
Guided and balanced inclusive development
 To have a clear implementation strategy for development that guides development
towards the final vision
 To support all scales of development so that holistic inclusive development for the
benefit of population can take place.
Facilitating diversification of economy
 To promote economic development beyond diamond, textile and Jari Industries for
diversification into various fields like IT, medical, tourism, etc.
 Support economic activity of various scales at various levels of economic ladder
 Encourage commercial development to increase employment.
Emphasis on green development
 Connect the gardens and open spaces and roads with a network of “Green Streets”
 Provide adequate gardens, parks and public open spaces
 Promote green development through Development Control Regulations
Preserving water channels/ water bodies/ natural drains
 To preserve the water bodies and natural drains by discouraging development around
water bodies
 To promote agricultural activities surrounding water bodies
Improved safety and security environment
 To create an environment where safety and security of the population shall be of utmost
importance
Providing adequate space for recreational activities
 There is a lack of recreational activities in Surat. Adequate spaces shall be provided to
promote and develop regional level recreational activities in the area
 To have spaces for public interactions and informal gatherings for recreation
Providing balanced development with environmental protection and adequate green spaces
 Promote development that is based on principles and best practices of sustainability
 Protect and enhance environmental assets to create development that is environment
friendly
1.8. Locational Challenges
Khajod Urban Development Authority area is located on the southwest of Surat city; bordered
by the NH-53 (going to be developed as 90 m wide Outer Ring Road) on the north, Arabian sea

on southern area and CRZ on south eastern area. The site is flat with elevation ranging between
2.5 to 6.6 m above mean sea level.
Constraints for urban development are:
 Airport Air Funnel: The site is falling under Air Funnel Zone of Surat Airport. Buildings heights
for the entire project area is restricted to less than 53.84 mt above mean sea level (subject
to actual clearance from AAI). Every individual plot holders will have to take NOC from
Airport Authority of India (AAI) before getting development permission (NOC from AAI-
ANNEXURE-3)
 Solid Waste Disposal Site: Eastern side of the Dream city project the Surat Solid Waste
disposal site is located. Closing and replacing of the site has been announced.
 Prawn farming: Unauthorized prawn farming can be seen in southern and eastern part of
the authority area. Currently prawn farming activity in majority of the ponds is closed and
demolition of it has also been started.
1.9 Other Major Considerations

In regional context, there are other urban development authorities present in South Gujarat.
SUDA, Navasari Urban Development Authority, Bardoli Urban Development Authority and
Bharuch Urban Development Authority cover almost entire region between Navsari and Bharuch
excluding only few villages.
In this sense, the entire authority area could be considered as a highly potential area and
therefore, the Development Plan 2039 of Khajod Urban Development Authority should be
prepared considering infrastructural needs of this High potential region.
Based on the Existing land use, upcoming DREAM City project and inclusion of Hazira Industrial
Area in the development area of SUDA, major 10 growth nodes could be easily identified. These
10 nodes must be considered while framing the land use proposals for the requirement of almost
5 lakhs population by 2039. The ten nodes identified are Olpad, Kathor, Kamrej, Kadodara,
Palsana, Sachin, Surat City, DREAM City, Hazira and Tena.
It is pertinent to note that in this Draft Development Plan-2039, out of total 48.12 Sq.km area,
around 62.45% land is proposed to be urbanizable land and the rest is put under non-
urbanizable/CRZ area.
Total 685 Hectare of land covers DREAM City project area out of total developable land of the
authority area. In view of this, the board of Khajod Urban Development Authority has passed the
resolution no.23 of fifth Board Meeting (held on 6th day of January 2022) to consider main
proposals as suggested in master plan of DREAM City project with minor changes for preparation
of Development Plan-2039.

2. Population
In the process of Development Plan, the trend of population growth is an important indicator
for the assessment of development needs. In order to assess development needs, it is essential
to forecast population of the area for the plan period. The population structure will enable to
make projection for housing, employment, commercial, recreational and all types of socio-
economic needs and therefore an assessment of the quantum of land required to accommodate
this population is essential.
2.1. Population Projection for Khajod Urban Development Authority
2.1.1 Population projection for apart from DREAM City area

The concepts of population estimates and population projections often are confused even
though the distinction between the two is relatively simple and straightforward. Both concepts
involve the generation of a number that is intended to indicate the size of the population of a
given geographic area at a specific point in time. Both techniques make use of the basic
demographic equation:
P2 = P1 + B - D + I - O
It indicates that the population at any given point in time (P2) is a function of the population at a
previous point in time (P1) plus the amount of natural increase (births minus deaths) and the net
migration (in-migration minus out-migration) during the interim. As per Census of India, basically
there are two types of population projection methods:
1. Component and Non-component methods
2. Mathematical methods
Both methods have different characteristics so that they are used at large scale and small scale
respectively. For projecting the population of Villages, different type of methods have been used,
they are:
1. Arithmetical increase method (AIM)
2. Geometrical increase method (GIM)
All the above methods are applied to villages population for past six decades.
Arithmetical Increase Method

 Arithmetic increase method
Pn= P + n.C
Where, Pn= population after n decades
n = decades
C = average increment

Geometrical increase method

 Geometrical increase method
Pn= P (1+Ig) n
Table 7Population Projection for KHUDA area (Apart from DREAM City area)
Methods Population Projection-2039

Arithmetic Increase Method 22799
Geometrical Increase Method 37409
Average of Two Methods 30104 (Approx. 30200)
Source: Preliminary data source
Some villages are included partially in Khajod Urban Development Authority area. Census
population for the villages partially included in Authority area has been projected
proportionately to the area included.
2.1.2 Population projection for DREAM City Project area

Around 6.18 lakhs of population have been projected in Master Plan for DREAM City project
for year 2040 including floating population of around 3.21 lakh.
Table 8Population projection for DREAM City project area
Area (ha.) Total Population Floating Population Residing Population

685.00 618513 321392 297121
Source: DREAM City Master Plan Report
Population of Khajod Urban Development Authority area including projected population of

DREAM City area will be 6.48 lac by 2039-40.

3. Proposed Land Use

3.1 Zoning
The Zoning Plan is based on the idea that DREAM City will be a new urban core in Surat South
West. In the future the city will grow all around DREAM City. DREAM City will contain its urban
central precinct and some first residential quarters around it. To control the development in the
newly planned area of Khajod Urban Development Authority comprising of village Khajod,
Abhava, Bhimpore, Magdalla, Dumas, Sultanabad, Gaviyar, Vesu, Vanta; which is not part of the
Surat Urban Development Authority (DP-2035 SUDA) and Surat Municipal Corporation. Board of
Khajod Urban Development Authority has resolved in its 5th board meeting (held on 6th day of
January 2022) that for DP-2039, land use proposed in master plan of DREAM City project area
shall be applicable for DP-2039 with. And for the area outside DREAM City Masterplan, the land
use, reservations (except the land to be reserved as T1 for Aerodrome complex (Civil aviation
department)) shall be proposed as per the sanctioned DP-2004 of SUDA (at the time the area
was therein falling under the jurisdiction of SUDA) and the modifications approved by State
Government through notifications from time to times shall be adopted. The reservation (T-28)
for Surat airport in sanctioned DP-2004 of SUDA shall be modified to match the proposal of Surat
Airport to accommodate the proposed Masterplan of Surat Airport.
3.1.1 Residential Zone

In development plan, 13.94 Ha of area adjacent to Gamtal area has been proposed as residential
zone as suggested in the sanctioned DP of SUDA 2004, under section 17 of Gujarat Town Planning
and Urban Development Act-1976.
According to census 2011, total population of villages included in Khajod Urban Development
Authority Area is around 30200 including master plan area of DREAM City. The population
projected for the year 2040 (20 years span) is around 6.18 lakhs in master plan of DREAM City.
While planning for the residential areas, residential zone suggested in master plan of DREAM City
has been adopted with some changes.
Total area proposed under Residential zone for authority area is 486.99 hectare which is 10.12%
of the total urbanized area proposed in DP-2039, Khajod Urban Development Authority.

Figure 22 Residential Zone in Khajod Urban Development Authority area
3.1.2 Commercial Zone

More than 90% diamonds are manufactured/ processed in the form of cutting, polishing at Surat
along with Navsari, Bhavnagar and Amreli. Therefore, the establishment of DREAM City at Surat
would provide a global trading platform to the Surat Diamond traders as well as the international
trading community. The DREAM City will be developed as a smart city which would help in
developing skills in the diamond sector and the city may be developed as an International
Diamond Manufacturing and Trading Hub in an integrated manner. The vast expertise in the
sector is already latent in Surat which the State Government needs to take advantage of.
Considering the vision of preparing smart city for Khajod Urban Development Authority to be
growth engine of trading industry dedicated commercial zone has been proposed as suggested
in sanctioned DP-2004 of SUDA, under section 17 of Gujarat Town Planning and Urban
Development Act-1976.
Total area proposed under Commercial zone (including master plan of DREAM City Proposal) is
126.93 hectare which is 2.64% of total urbanized area proposed in Khajod Urban Development
Authority DP-2039 including commercial area of DREAM City Master Plan.

Figure 23 Commercial Zone in Khajod Urban Development Authority area
3.1.3 Mixed Use Zone

Mixed use zone is proposed to promote inclusive development and having multipurpose zone.
The purpose of this zone is to establish urban scale and character high-density mixed-use
buildings along the main pedestrian and shopping streets of DREAM City. The intention is to
create vibrant 24-hour activity streets which provide a diversity of activity in close proximity to
residential areas and employment zones.
Total area of mixed zone is 29.33 Hectare, which is 0.61% of Khajod Urban Development
Authority Development Plan area.
3.1.4 Agriculture Zone

Agriculture zone has been proposed mostly as proposed in sanctioned DP-2004 of SUDA. Total
area of agriculture zone is 875.80 Hectare, which is 18.20% of Khajod Urban Development
Authority Development Plan area.

Figure 24 Mixed Use Zone in Khajod Urban Development Authority area
Figure 25 Agriculture Zone in Khajod Urban Development Authority area

3.1.5 Recreational Zone

Large area of green is planned which includes the neighborhood parks/playgrounds and other
open green area. Apart from Two Large City Level Recreational Spaces Area are designed i.e. The
Surat Park and Sport Park. These green elements area formally outside the planned area and
should be seen as regional or even metropolitan amenities.
Recreational spaces are indispensable part of any urban area. The most livable places to live are
those where there are equal opportunities to live, work and play. Open spaces, Parks and
Gardens play a very significant role in the landscape of the city. They are important input for
generating quality of life that people value and enjoy in the city. Garden and open spaces at the
neighborhood level can be obtained. Considering the large area and future population of Khajod
Urban Development Authority, total 149.09 hectares of recreational spaces are proposed in DP-
2039. Which is 3.10% of Khajod Urban Development Authority Development Plan area. The
major portion of recreational spaces is proposed on eastern part of Khajod Urban Development
Authority.
Figure 26 Recreational Zone in Khajod urban Development Authority area
3.1.6 Public Amenities and Utilities

The Public amenities and utilities zone proposed in master plan of DREAM City has been
continued in Khajod Urban Development Authority DP-2039. It includes around 46 Hectare of
area for Metro yard which is located southern side of DREAM City Mater Plan area.

About 81.56 hectare of land proposed in public amenities and utilities in the DP-2039. Which is
1.74% of the total Khajod Urban Development Authority area proposed in DP-2039.
3.1.7 Institutional Zone

DREAM City project is being developed in the Khajod Urban Development Authority area. To
supplement this Development Plan as well as DREAM City project, it is important to have
institutional zone in the DREAM City project and having access from the Metro line and proposed
arterial road in DREAM City Master plan. Total area of Institutional zone is 5.22 Hectare.
3.1.8 Traffic and Transportation Zone

DREAM City Project is proposed in Khajod area having access from 90 m ORR. The activities
proposed in the DREAM city will generate huge traffic volume. Moreover, the construction of
Ubharat Bridge in future will also add traffic volume on the 90 m ORR. Hazira now being included
in the SUDA area having huge volume of goods movement, there is a need to increase road width
between the Khajod and Ichchhapore junctions. The design of these two junctions needs to be
prepared by the traffic and transportation experts. Accordingly, the part of 90 m ORRT between
these two junctions has been widened to 120 m width in DP-2035 SUDA. Total area of traffic and
transportation zone including D.P. Road and DREAM City roads is 402.10 Hectare which is 8.36%
of Khajod Urban Development Authority Development Plan area.
Lack of efficient public transportation system, parking issues, etc. has been taken care of while
framing the proposals. Hierarchy of road system has been properly established for the efficient,
safe, sustainable, affordable and multi- modal public transportation system.
A high quality well connected and integrated transportation network is essential to ensure
healthy growth, thriving economy and high livability standard for a city. To avoid traffic
congestion problems in future and allow easy movement of goods and people, a comprehensive
road network comprising of Rings and Radials has been proposed in the Khajod Development
Plan 2039.

Figure 27 Traffic and Transportation Zone in Khajod Urban Development Authority area

Figure 28Proposed Draft Development Map of Khajod Urban Development Authority

Table 9 Proposed Land use break-up for Khajod Urban Development Authority
Sr.No Proposed Landuse Area (Sq.m) Percentage

1 Residential 2874604 5.97
2 R1-Premeter Residential 1815008 3.77
3 R2- Villa 56905 0.12
4 R3-Afforadable Housing 123391 0.26
5 Water Body 6090615 12.66
6 Recreation Zone 350539 0.73
7 Transport and Road 4021070 8.36
8 Gamtal 432680 0.90
9 Commercial zone 274128 0.57
10 Graveyard 24675 0.05
11 Agriculture zone 8758025 18.20
12 Reservations 17172322 35.69
13 C1-Commercial 948083 1.97
14 C2-Commercial 18925 0.04
15 C3-Commercial 28166 0.06
16 Forest Zone 2659767 5.53
17 Future Development zone 51752 0.11
18 G1-Playgrounds Parks & Open Plazas 336120 0.70
19 G2-Open Greens ROW Part 117302 0.24
20 G3-Surat Park 304075 0.63
21 G4-Sports Park 295258 0.61
22 G5-Creak 87647 0.18
23 P1-Public Amenities 110920 0.23
24 P2-Public Utilities 244701 0.51
25 I- Institutional 52241 0.11
26 M1-Mixed use 76831 0.16
27 M2-Mixed use Retail 116708 0.24
28 M3-Mixed use 99789 0.21
29 Metro Yard 480213 1.00
30 Village extension zone 98660 0.21
Total 48121120 100.00

4. Proposed Transportation System

4.1 Transportation framework
Two Metro Lines
Consist of the two metro lines and the road system. The location of the metro lines is chosen in
such a way that they optimally serve the city centre. The lines are deliberately designed parallel
to the main arterial roads to prevent traffic congestion around the stations and problems with
pedestrians crossing these wide roads. The north south metro line connects Khajod Urban
Development Authority area with the centre of Surat, the railway station and the future high-
speed rail station east of Surat. The east west metro line connects southern part of Surat with
Authority area, airport and possibly the port area. Four metro stations will be served in the
Authority area. The two metro lines cross in the heart of the Authority area where a transfer
station is planned for optimal accessibility.
Road Network
The road network is composed of three types of roads:
 The Main Corridors: The north-south and east-west corridor, connect authority area with
the present and future highways in the north and west. Beyond that, they will connect with
the airport, Surat city and future urban expansions around authority area. These corridors
will 60 m wide, will have 2 x 4 lanes with service roads, bicycle tracks and sidewalks.
 The Avenues: the avenues are urban access roads, typically 40 m wide with 2 x 2 lanes,
bicycle paths and sidewalks. Some of these avenues have the metro line in the median or a
reservation for a bus line.
 Local roads, Residential roads: these are the roads that create the finest grid and give access
to buildings blocks. They are typically 16 m wide, will have two lanes, parallel parking and
sidewalks.
4.2 Future Planning

Traffic generation
In the year 2040, as per Master Plan of DREAM City and with the implementation of the DREAM
city in Khajod, around 6.18 lakh employees and residents generating 7.18 lakh trips from
employees, residents and visitors. The assumptions on inhabitants/staff and visitors have been
estimated on the basis of empirical studies. An average modal distribution of public to private
vehicles (60%:40%).
Road Layout
Considering that the capacity of existing road-based transportation system to reach Khajod is
very limited about 11,000 – 15,000 passengers per hour per direction (phpd), a Metro based
transportation is essential for the city to cater to the required demand of passengers generated
from DREAM City (75-80,000 passengers per hour per direction). A Metro system is to be
supported with an adequate Road based system to support the bus based, vehicular and non-
motorized traffic. An adequate and safe transportation system for internal circulation is also
essential within Khajod Urban Development Authority area. The proposed transport plan as per
Master Plan of DREAM City is as follows:
 Metro Line: Two Metro Lines (a) connecting Surat Rail station and Khajod Urban
Development Authority area passing through the district city Centre and (b) connecting
Airport are proposed with 5 stations (including one transfer station in Khajod Urban
Development Authority area and one transfer station on ORR with proposed BRT system)
are proposed. A six coach Standard Gauge Metro system is proposed; it can carry up to
45,000 passengers per hour per direction.
 BRT: Outer Ring Road is planned to be widened to 90 m and existing BRT system with NMT
facilities is proposed to be extended on the outer Ring road from Surat Dumas Road to
Udhna Navsari Road. An interchange is to be provided at the junction of Althan-Bhatar road
and outer Ring road for transferring the passengers. The BRT extensions through DREAM
City area are also proposed in the short term. BRTS connectivity to other villages included
in Authority area is also very versatile.
 Roads: It is proposed that outer Ring Road is widened to include 2X4 lane with service lanes
on both sides. This is required as it is a major road to carry freight traffic to Magdalla Port
and truck traffic on this road is significant.
 Internal Roads: The internal circulation is planned through a Central Back Bone Road which
is 60 m wide. The Back Bone Road will provide smooth access from both Eastern and
Western side of the city. It has two interchange (a) one with Outer Ring Road and the other
with DP Road. A 60 m north -south road from the outer ring road is also proposed. Internal
circulation is proposed through other roads of varying cross section.
 Pedestrian and Bicycle Path: Authority area will have an extraordinary complete network
of bicycle paths and footpaths. All streets will have sidewalks of sufficient width for a
comfortable walk and free of obstacles. This network creates a fine maze over the entire
area and will encourage people to walk over short distances to work, to school, to the shops
or just for fun in the evening. Dedicated Bicycle paths are integrated in the cross sections of
all arterial roads and avenues at both sides of the road.
Special attention is required for the intersections of bicycle and pedestrians paths with arterial
roads and avenues. Regulated intersections will be designed in such a way that crossing will be
safe and comfortable. Enforcement of traffic regulations, especially running the red lights will be
strict and will be supported by modern ICT facilities such as cameras and fining by mail. With
these measures Authority area will include the conditions for a really green mobility; when
implemented well the number of trips by foot or bicycle could grow up to 20% and even 30 % of
the total number of trips in the Authority area.

5. Utilities
5.1 Power
Power Demand Forecasting
Power demand for various consumers i.e., residential, commercial and other urbanizable area is
estimated to be 274.40 mega volt amp (MVA). The assessment of this power demand was made
for the design period of 22 years (2041) and based on diversified load distribution The power
demand was proportionated as per the projected population of DREAM City and rest of DREAM
City.
Power Supply
As per the statistics of Gujarat, nearly 95% of the households in urban areas have access to
electricity. Simultaneously, power distribution network operator is facing growing number of
challenges and demands to maintain the power quality and reliability. Authority area needs to
have universal access to electricity 24x7. For that the existing network needs upgrading to cater
for the growing demand.
Smart technologies
However, new technologies enable a decrease in power demand; ‘Green’ buildings can generate
a considerable share of energy demand by solar energy or other renewable sources and reduce
the energy consumption in the same time by smart lighting and air conditioning techniques. For
the implementation of these new technologies authority area will establish a ‘Smart Grid’ and
‘Smart Metering’ which will also enable a ‘Smart Billing’ system.
Renewable Energy Resources

The use of natural resources such as solar power generation shall be promoted to achieve 24x7
power sustainability, to reduce power grid energy stresses and to reduce CO2emission.A
minimum of 20% of roofs should be reserved for solar energy units on all residential, commercial
and institutional buildings. These solar energy units shall be stand alone, thus ‘Off Grid’ and shall
back up the power consumption in the buildings during the power outage and peak demand of
the grid.
5.2. Water Supply

Water Supply and Water Demand Estimation The development within the project area will be
laid down based on the Gujarat Water supply system and the Manual on Water supply and
Treatment by CPHEEO, Ministry of Urban Development, 1999 and the National Building Code
(NBC) 2016. The quality of treated water shall meet the standard set out in the manual on “Water
Supply and Treatment” based on the Central Public Health and Environmental Engineering
Organization (CPHEEO). Water demand for the authority area for next 22 year will around 70.74
MLD (million liters per day). This demand has been proportionated from the projected demand
in DREAM City area to the rest area of Khajod Urban Development Authority.

Proposed Water Supply Schemes

Authority area is majorly a high-rise development with a minimum storey height of 2.5 envisaged
for villas and rest all development hovering over 5 storey heights to 18 stories. Thus it is
envisaged that potable and recycled/ reclaimed water will be supplied at ground level to the end
users from a centralized reservoir and there on the end user will pump it to overhead tanks
placed over buildings. Horticultural and Non-potable demand within the buildings will be met
through recycled/ reclaimed /rooftop rain harvested water whereas potable demand will be met
from Fresh water supply.
Fresh water saving of the order of 16-25 MLD can be achieved by adopting rooftop rainwater
harvesting and recycle/re-use of treated sewage for non-potable uses. Rooftop water captured
will be supplied to the recycle water storage thus releasing load on the recycle water supply and
thus promoting on source utilization of thus captured rainwater reducing distribution and
centralized storage costs. The Surplus recycle water thus obtained possess a certain opportunity
in form of utilization as make up water for cooling towers and can also be sold as industrial
process water, which is presently in practice at existing sewage treatment plant at Khajod.
Recycle /Reuse of treated sewage results in freeing up fresh water demand in tune of 20-31 MLD
per day and also contributing surplus recycled water for industrial usage in tune of 5-11 MLD.
Figure 29Water Supply Network
Source: Master Plan of DREAM City
24/7 Water Supply Strategy Approach

24x7 supply is achieved when water is delivered continuously to every consumer of the city
service 24 hours a day, every day of the year, through a transmission and distribution system
that is continuously full and under positive pressure.
A four-step approach is proposed for a 24/7 water supply

Step 1: Involves - collection of data, defining service levels, preparing hydraulic models, choosing
pilot zones, preparing and estimating the costs, preparing tariff plan, carry out customer
awareness programme and training the staff in operating the new system.
Step 2: Involves legitimizing unauthorized connections, convert and operate the system for 12
months, introduce volumetric charging, collect collection and operation data and monitor the
changes in customer’s attitude and behavior.
Step 3: Involves using pilot trial data to refine designs and strategy, re-visit key decisions in the
strategy and check costs and financing plan based on tested consumption patterns and
willingness-to-pay.
Step 4: Involves rolling out full-scale 24/7 conversion program
5.3. Sewerage System

The sewerage network is planned to collect the waste water from the farthest locations of the
project area and transport it to the Sewage Treatment Plant (STP) which is proposed in the area
occupied for the landfill site. The transport of waste water is planned either by gravity or by
making use of pumps in the network. The sewage flow has been generated based upon a return
factor of 80% of the water supply. The sewerage network is divided into various zones based on
the best utilization of topography, natural boundaries and highways and economics of operation
and maintenance.
Sewage Treatment Scheme

One major STP is proposed to treat the waste water generated from different user groups at a
centralized location so as to best utilize the treated effluent. The Plant is based on Sequential
Batch Reactor (SBR) Technology based on popularity. Unlike various processes of treatments,
the raw sewage as obtained for the treatment undergoes Physio-Chemical & Biological
treatments. The plant is designed in accordance with the characteristics of influent and effluent
as provided and according to the guidelines set up by the ‘Manual on Sewerage and Sewage
Treatment Systems’, 2013, CPHEEO, published by the Govt. of India. A number of intermediate
sewages pumping stations will be required to boost the wastewater flows because of the
topography of the area and the high-water table. Each intermediate pumping station would
require an approximate area of 0.5 ha of land.
5.4. Storm Water Drainage System

Storm water drainage planning is to manage the quantity of surface storm water drained into
the system on account of urbanization, and monitor its quality to reduce downstream
environmental impacts. The proposed drainage strategy takes into account the size of the
project area, drainage behavior, rainfall and flood patterns and the volume of water entering in
the project area. The proposed storm water drainage system is conceptualized to cater for
surface runoff within the project area by gravity flow. Trunk storm water drains are proposed on

both the sides of the roads and laterals and main drains are proposed on one side of the roads
for reasons of economy.
The surface runoff collected from the catchment areas would be discharged by major outfalls
into the natural streams, rivers and open land/low lying areas. This approach will help to
minimize the length of drains and to reduce the depth of the water channels. To avoid flooding
in the area, sluice gates and boosting system will be provided at the outlets of the drains. When
the natural streams and nallas are full and cannot flow by gravity from drains, the water then
need to be pumped out.
5.5 Solid Waste Management System

As per the CPHEEO norms, the waste generation rate in commercial areas is estimated on 200
grams per capita per day. However waste generation rate in the residential areas in year 2019 is
estimated on the same as in SMC area at present (350 grams per capita per day). Waste
generation for year 2041 was calculated assuming 1.4 % increment per annum in the waste
generation rate. Thus, total waste generation in DREAM City is estimated to be 299.83 TPD in
2039.
Proposed Plan for SWM

The proposed SWM system in its entirety is in accordance with the Municipal Solid Waste Rules,
2016. Central to this plan is the concept of segregation thus, maximizing the resource potential
of waste generated and integration of 4R’s (reduce, recycle, reuse and recover materials) at all
stages of the waste management system.

Figure 30 Process of Solid Waste Management System
5.6 Information Communication Technology (ICT)

Authority area will incorporate several smart technologies and services. The performance of
these smart facilities will mainly rely on the ICT/ Telecommunication systems that will continue
to evolve rapidly in the years to come. It is therefore important to integrate the Information
Communication Technology and Telecommunication lines into the Development plan of Khajod
Urban Development Authority.
Examples of useful ICT technology which will be integrated into DREAM City planning are:
Mobile & Wireless Internet Services:

With substantial encouragement and support from Government policies, it is reasonable to
assume that economical fibre optic network will be developed in the project area. The network
will carry all the signals for telephone, broadband internet, Video on demand, entertainment
channels, etc. More technical possibilities emerge very fast with 5G wireless services coming up.
The following assumptions have been made to project the ICT requirements for DREAM City:
 Every building/plot to have a fiber optic connection
 Cellular phone tele-density of 100%
CCTV system or Closed-Circuit Television System:

Smart cities tend to deploy integrated public safety and security solutions, resulting in safe and
secure settings for their citizen. A security policy needs to be developed to determine the level
of CCTV and access control required in authority area. Connected with a central control room,

CCTV can be a very effective instrument to manage high level of security in the city. CCTV is also
often used to survey private properties, which can also be connected to the central control room
by means of alarm systems. The level of surveillance needs to be first established through a
policy.
Integrated Management and command centre:

A holistic and integrated Command Control Centre will include Video surveillance system, Video
Management Software, Video Analytics and Operation Command Control Center. Geographic
Information System (GIS) based Command & Control Decision Support System plays a vital role
in assisting Public Safety and Law Enforcement organizations to monitor, manage, plan and
execute the real-time management tasks effectively. This system offers sustainable solutions to
Departments for planning safe areas. The GIS based Decision Support System solves the
functional requirements to build the end-to-end solutions and enhances the operational
efficiency.
Figure 31Central Command Centre
Smart
Buildings
Smart Smart Urban

Landscape Infrastructure
Central
Control Centre
Smart Street Smart Desk
Smart
Smart
Security and
Transport
Surveillance

Smart utilities:
ICT plays an increasingly important role in planning, management and use of urban physical
infrastructure like power supply, water supply, sewerage and waste treatment. There are several
underground facilities management systems that are ICT based. The following Smart
technologies are proposed for physical infrastructure of Khajod Urban Development Authority
area.
Table 10 ICT based smart utilities
Utility Smart Technology

Power Smart Grid that includes a variety of operational and
energy measures including smart meters, smart
appliances, renewable energy resources, and energy
efficient resources. By the use of ICT enabled
switchgears, smart monitoring and controlling, the
fault can be quickly identified and power supply is
restored with self-healing configurations and
schemes.
Smart metering that enables a two-way
communication between meter and central power
system. It is an integral part of the electrical smart
grid.
Water Supply Smart Water Management System based on ICT to
operate the water infrastructure more efficiently.
The water supply network is integrated with a set of
products and systems that enable to monitor
remotely and continuously, diagnose problems and
manage maintenance issues in all aspects of water
distribution.
Smart Water Metering enables measuring water
consumption or abstraction and communicates that
information in an automated fashion for monitoring
and billing purposes
Waste management Smart waste management system would include
monitoring and controlling the waste collection in
efficient ways and speedy transportation of waste to
recycling units via optimised routes using ICT.
Maintenance and facility management of recycling
units to maintain hygiene and prevent spread of
epidemics

6. Cost Estimates
6.1 Infrastructure Estimates for DREAM City
The cost estimates for the area encompassed within the Master Plan of DREAM City have been
calculated assuming construction period of 20 years up to 2039 with an escalation of 5% per
annum. All the infrastructure cost estimation is listed in the table below. The estimation shown
below is directly adopted from the DREAM City Master Plan.
Table 11 Infrastructure Cost Estimates for DREAM City
Particulars INR (Cr)

Road Network 721.51
Water Supply and distribution 201.61
Strom Water Management 164.39
Sewerage 86.85
Solid Waste Management 24.81
Landscaping & Signage 130.27
Gas Grid 74.44
Telecommunication 18.61
Power Infrastructure 155.09
Source: DREAM City Master Plan
6.2 Infrastructure Estimates for Rest Part of KHUDA Area
6.2.1 Water Supply Cost Estimates For year 2039

Water demand for urban area under Khajod Urban Development Authority (apart from DREAM
City) is estimated under different heads using CPHEEO norms.
Table 12 Water Demand Projection
Category Demand for

2039 (MLD)
Household 3.29
(Source: CPHEEO manual)
Total capital cost of additional water supply infrastructure during (2019-2039) are given below.
Table 13 Water supply cost estimates
Category Unit Cost 2019-2039 (Cr. INR)

Network costs 12 Cr/sq.km. 377.52
6.2.2 Sewerage Estimates For year 2039

Four major components of any drainage system are Sewage Treatment Plant, Sewage Pumping
Stations, Underground Network and Rising Mains. To estimate the future cost requirements,
cost for unit area for each of these four components is considered. The unit costs for these
components are provided in table given below.

Table 14 Sewerage Estimates

Sr. No. Component Unit Cost (Cr. INR/ km2)
1 Sewage Treatment Plant 2.98
2 Pumping Stations 2.91
3 Network 3.98
4 Rising Mains 1.38
Total 11.25
The total area to be covered with sewerage by 2039 comes out to be 31.46 sq.km.
Table 15 Sewerage cost estimates
Investment Area to be Covered (excluding CRZ) Investment at present value (Cr.

Year INR)
2039 31.46 sq.km 353.92
6.2.3 Solid Waste Management Estimates For year 2039

Door-to-door collection of waste is done from households, commercial users by Surat Municipal
Corporation for rest part. Collected waste is then taken to transfer stations, from where it is
transported to the dumping site. For more efficient37 solid waste management system, the
‘segregation of waste at source’ is essential. Collection of segregated (dry and wet) will be done
for the amount projected in the table below.
Table 16 SWM estimation
Category 2039
Projected population within rest part of KHUDA area 30200
(Apart from DREAM City Project area)
Per capita of waste generation estimated 450 gm
Total waste generation estimated 299.83 TPD
Dry component of total waste generated ~104.94 TPD
Wet component of total waste generated ~ 194.89 TPD
The collected waste will be processed at decentralized facilities. Decentralized processing is

recommended for saving fuel costs and avoiding unnecessary transportation of waste over long
distances. Overall processing cost of waste is around 400 Rs. / per capita/ year for large cities.
The investment estimates are given in the table below.
Table 17 SWM Cost estimates
Category Unit cost (Present value) 2019-2039(Cr. INR)

Door-to-door collection of waste and - Outsourcing
transportation of waste
Processing of dry + wet waste and INR 1000/ capita/ 2-3 years 18.12
treatment
Cost of secondary collection bins - -
Cost of engineered landfill INR 176.5/ ton 3.20

Total 21.32
Table 18 Total infrastructure estimates
Sector Total Investment Requirements For 2039 (Cr. INR)

Water Supply 377.52
Sewerage 353.92
Solid Waste Management 21.32
Total 752.76 Cr.
6.3.1 Cost Estimates for Roads for Rest Part of KHUDA area
Table 19 DP-2039 Proposed Road cost estimates
Sr. Road Width Unit Cost of Road Road Total Cost

No. (m) Development (Rs. in crore/ km) Length (crore)
1 120 3.00 6.228 18.7
2 90 2.00 11.348 22.7
3 45 1.00 14.342 14.3
Total 8.5 55.7
Thus, total cost for development of road will be around Rs. 56 crore.
6.3.2 Cost of Infrastructure and Road development
There will be no cost required for acquisition of the lands, as no reservation is made for KHUDA.
Sr.No. Category Total Cost (Rs. Crore)

1 Infrastructure Cost 753
2 Road Development Cost 56
Total 809
6.3.3 Cost of Acquisition for Reservation
SR.N RESERVATION Survey VILLAGE RESERVATION AREA

O. PURPOSE/AUTHOR Number/Block NAMES REFERENCE (SQ.M.)
ITY number NUMBER DP-
2039 OF
KHUDA
1 Aerodrome Area within BHIMPOR, T-1 10816312
Complex – Civil shape formed VANT,
Aviation by connecting GAVIYAR,
points, A-B-C- AABHAVA,
D-E-F-G-H-I-J-K- SULTANABAD
L
2 Town Ship- SUDA 506/P AABHAVA H-1 5417325
3 Town Ship - SUDA 506/P AABHAVA H-2 547440

4 Open Space & 506/P AABHAVA O-1 490339

Garden- SUDA
5 Open Space & 506/P AABHAVA O-2 7340
Garden - SUDA
Note: The final cost for acquisition of reserved plots will be determined by Land Acquisition
Officer appointed by state Government for the same.
6.4 Phasing
6.4.1 Phasing for Dream City Project area

The project will be developed in phases to optimize infrastructure cost. Phasing is also an
important instrument in creating flexibility; the phasing proposal will leave space on the ground
to be able to react properly on changes in the market situation in the future.
Phase 1
The ambition is to start on short term with developing DREAM City with the development will
cover Diamond Bourse and related Infrastructure.
Table 20 Land Uses in Phase 1 of DREAM City Project area

Legend Use Land Area (sqm) Percentage
Commercial Business
C1- Commercial (Diamond Bourse) 148419 48.74%
Transportation
Transportation 156065 51.26%

Figure 32Land Uses in Phase 1 of DREAM City Project area
Phase 2
The Second Phase will be located in the north eastern corner of the DREAM City roughly between
the Outer Ring Road and Diamond Bourse. This area will be visible from the Outer Ring and will
be easily accessible from it. The main concentration of commercial retail and leisure
development is located in this area generating profits in early stages. It will produce massive
employment which will generate the demand for residential in close proximity. The first metro
line will open up this area effectively. This first phase constitutes 15.7% of the total project area.
Table 21Land Uses in Phase 2 of DREAM City Project area

Commercial Business
C1- Commercial (Offices/Hospitality) 229265 26.65%
Mixed Uses
M1- Mixed offices 15270 1.77%
Residential
R1- Perimeter residential blocks 112733 13.10%
R2- Villas 56905 6.60%

R3- Affordable Housing 24940 2.90%

Public Amenities and Utilities
Public Amenities
73880 8.59%
Public Utilities
Recreational
G1- Gardens and playgrounds/open plazas 73131 8.50%
G5- Creeks and Buffer 52191 6.07%
Transportation
Figure 33 Land Uses in Phase 2 of DREAM City Project area

Phase 2A
The Phase-2A development will take place on south eastern area of the project area. Major focus
will be on residential development.

Commercial Business
C2- Commercial (Retail) 5652 0.41%
Residential
R1- Residential Blocks- Sellable 214056 15.37%
R1- Residential Blocks-PAP 742320 53.32%
Public Amenities
25382 1.82%
Public Utilities
Recreational
Transportation

Figure 34Land Uses in Phase 2A of DREAM City Project area

Phase 3
The third phase development will take place in the western part of the project area. It will require
connectivity from the western boundary of the project area. This commercial and other
functions in the programme accordingly; commercial can be converted in residential or vice
versa.
legend Use Land Area (sqm) Percentage

Commercial Business
Residential
R1- Residential Blocks- Sellable 286722 35.93%
Public Amenities 39758 4.98%
Public Utilities
Recreational
Transportation
Transportation 176890 23.16

Figure 35Land Uses in Phase 3 of DREAM City Project area

Phase 4
The fourth phase of development is proposed on the south- western side of the project area.
There are many issues which need to be settled down before Implementation of any
development activity. This includes encroachment on land by prawn farmers, presence of high
tension line which bisects project area on the southern side

Commercial
C2- Commercial (Retail) 13273 1.02
C3- Peripheral Commercial 28166 2.16%
Residential
R1- Residential Blocks – Sellable 297614 22.83%
Public Amenities
81460 6.25%
Public Utilities
Recreational
G3- Surat Park 165369 -
Transportation


Phase 5
The fifth phase of development is proposed on the south- western side of the project area. There
are many issues which need to be settled down before Implementation of any development
activity. This includes encroachment on land by prawn farmers, presence of high-tension line
which bisects project area on the southern side

Commercial
Residential
R1- Residential Blocks – Sellable 171294 19.82%
R3- Affordable Housing 50317 5.82%
Public Amenities
201248 23.28%
Public Utilities
Recreational
G3- Surat Park 153474 -
G4- Sports Park 320999 -
Transportation

6.3.2 Phasing for Rest Part of Khajod Urban Development Authority Area
It is expected that the development projects envisaged in the development plan shall
commence after the development plan gets sanctioned. Therefore, it is anticipated that the
plan implementation programs can be worked out by 2022. The phasing of all individual
proposals included and proposed in this report will be spread over 20 years with some buffer
period for time over runs. The authority has considered advance actions in the direction to
undertake specific projects which of primary importance to achieve the objectives of the

development plan, which includes for the town planning schemes and other development
projects, however it is hoped that the implementation of the development plan shall gather
momentum with the progress of the time and shall continue to accelerate further.
6.4 Finance & Resource Mobilisation

The implementation of the development plan calls for long term fiscal planning. In the
development plan standard urban facilities and services are proposed. It is proposed to
stimulate a rapid rate of economic growth, improvement of the areas presently undergoing
development, better utilization of the existing facilities, with preparation of town planning
schemes to achieve planned development and create the land resource which may generate
finance. It is realized that the development plan proposals remain on paper in the absence of
proper resource mobilization. Properly structured sources of funds for the authority are limited,
which includes, the contribution of local authorities with urban development area (under
section 24 of the act), development charges for the development of lands and buildings (under
section 99 and 100), various fees, contribution, user charges for services such as roads, drainage
water supply etc. (under section 23 of the act). As brought out in the development plan
proposals the primary tool to implement the plan shall be through the town planning schemes
and accordingly the entire developable area shall be covered in the town planning scheme area.
The lands available in the town planning scheme through the plots allotted to the authority
shall be the primary base of resource for funding the projects. The direct sources of funds
available through the various charges, contributions are inadequate for the major projects
envisaged in the development plan. For funding the various schemes, the authority will have to
seek and rely on loans, grants from the government and other financial institutions as buffer.
However, the authority shall have to mobilize financial resources and utilize land as resource to
gear up various development activities. For the purpose of rising of the resources for the
development, a concept of charging the fees for the services and amenities is proposed in the
development control regulations. It is proposed to implement the Development Plan by means
of Town Planning schemes. The lands available to the authority by means of vesting as part of
TP scheme mechanism, if used efficiently and in a proper time frame can yield sufficient
financial resources for providing the infrastructure facilities
It is also proposed to finance the infrastructure projects by imposing additional infrastructure

charges for consuming additional F.S.I. than the base F.S.I. In commercial projects for more floor
height, the developer has to pay additional infrastructure charges.
Total 17.28 Sq.km of land has been proposed to be reservations for the purpose of various
agencies u/s-12 of the GTPUD act-1976. Considering average Jantri rate for the area included in
the reservations of each village, the cost of land acquisition for reservation land is estimated to
be approximately Rs. 6302 crores. No land is proposed to be reserve for the purpose of Khajod
Urban Development Authority. As per the provision of section-20 (1) of the GTPUD Act-1976,
the area development authority or any other authority for whose purpose land is designated in
the final development plan for any purpose shall acquire the land by the way mentioned

therein. The actual cost of acquisition will be determined at the time of acquisition of land by
concerned authority.
The amount available from the sale of F.S.I. in urbanizable zone admeasuring 4.38 sq.km
(Private land included in DREAM City Masterplan and other urbanizable zone proposed outside
DREAM City project area). Assuming 60% of the said land being developed with use of such paid
FSI and assuming average utilisation of paid FSI as 1.5, about 3.94 Sq.km * 40% of the Jantri rate
shall be the amount generated from the sale of FSI. Assuming the average Jantri rate for the
area, authority will augment revenue. The estimated road development and infrastructure cost
will be around Rs. 809 crores.
It is expected that the government shall also help the authority in accelerating the rate of
development in the urban areas by readily responding to the needs of the authority by way of
grants and loans.
Revenue realized from the different commercial projects can be dovetailed in the revolving fund
which can be recycled to meet the cost of the schemes in the subsequent stages. Commercial
projects will assist to generate funds for extending the areas of operation of the development
authority. Overall, the major resources will be generated through Sale of Plots, Incremental
Contribution, Other Fees and Grants from the Government. Apart from State and Central
Government financial assistance, the Authority has to explore the potential for getting finance
from institutions like HUDCO, World Bank, ADB, etc. Even private sector can be involved in the
management, implementation and financing of infrastructure projects through joint ventures
or by way of public private partnership.

7. Reservations
Major reservations area in Khajod Urban Development Authority are listed below,
SR. RESERVATION Authori Survey VILLAGE RESERVATION Reservatio AREA

NO. PURPOSE ty Number/Bloc NAMES REFERENCE n number (SQ.M.)
k number NUMBER DP- in SUDA
2039 OF DP-2004
KHUDA
1 Aerodrome Civil Area within BHIMPOR, T-1 T-28 10816312
Complex aviation shape formed VANT,
by connecting GAVIYAR,
points, A-B-C- AABHAVA,
D-E-F-G-H-I-J- SULTANAB
K-L AD
2 Town Ship SUDA 506/P AABHAVA H-1 H-21 5417325
3 Town Ship SUDA 506/P AABHAVA H-2 H-21 547440
4 Open Space & SUDA 506/P AABHAVA O-1 O-62 490339
Garden
5 Open Space & SUDA 506/P AABHAVA O-2 O-62 7340
Garden
TOTAL 17278758
Note: The spatial extent of the reservation shall be as demarcated in the map of Draft Development
Plan-2039 and the final area shall be as per revenue record for the complete city survey numbers,
revenue survey numbers or block numbers. In case of part lands, the area shall be as obtained from the
computer aided system. In case of any dispute in this regard, decision of Chief Executive Authority of
Khajod Urban Development Authority shall be binding. The area of total reservation is inclusive of
proposed DP Road area and water body area within the reservation boundary.

8 General Development Control Regulations

The Comprehensive Development Control Regulations-2017 published by the Government of
Gujarat vide notification No. GH/V/269 of 2017/EDP-102016629-L, dated 12/10/2017
(applicable to area under the jurisdiction of Surat Urban Development Authority) and
subsequent government resolutions/revisions/corrigendum shall be applicable to area under
the jurisdiction of Khajod Urban Development Authority subject to the following exceptions.
1. For the purpose of decisions regarding zoning, permissible/ not permissible use, FSI,
building height restrictions, on lands within the DREAM City Project, the regulations
proposed in the DREAM City Master plan within the limit of CGDCR-2017 (D1- SUDA
bylaws)
2. For the purpose of issuing Development Permission on lands within DREAM City project
area, a Planning Committee shall be constituted as below. The committee is authorized
to give development permission.
Sr. Member Designation

No.
1 Managing Director, DREAM City Ltd. Member
2 CEO, Khajod Urban Development Authority Member
3 Dy. Commissioner, Town Development Department, Member
Surat Municipal Corporation
4 Senior Town Planner, Surat Urban Development Member
Authority
5 General Manager, DREAM City Ltd. Member Secretary
3. For all the lands falling under DREAM City project, the Planning Committee may reason
to be recorded in writing, clarify or interpret or relax provisions of the DREAM City Master
Plan. Notwithstanding anything contained in the regulations, in case where these
regulations cause hardship to the leasers/ owners, the Planning Committee after
considering the merits of each individual case may relax or waive, for reasons to be
recorded in writing, without causing any adverse effects on the safety requirement of
the buildings. The clarification or interpretation or decision for relaxation of the Planning
Committee shall be final and binding.
4. For all the lands falling under DREAM City project, the Planning Committee may reason
to be recorded in writing, clarify or interpret or relax provisions of the DREAM City Master
Plan in the following matters.
 wherein there is an alleged error, decision, requirement or determination by
Planning Committee.

 wherein there is a need to grant relaxation, grant permission to deviate from a

specific regulation, and/or need to relax or waive any regulations in interest of
the company.
The clarification or interpretation or decision for relaxation of the Planning Committee

shall be final and binding. Notwithstanding anything contained in the regulations, in case
where these regulations cause hardship to the leasers/ owners, the Planning Committee
after considering the merits of each individual case may relax or waive, for reasons to be
recorded in writing, without causing any adverse effects on the safety requirement of
the buildings.

Annexure 1: GoG Notifications









Annexure 2: MoM of Stakeholder’s Meeting



Annexure 3: NOC from Airport Authority



Annexure-4 Government Notification of Extention

























Annexure-5 Corrigendum dated 07/02/2019

Annexure-6 Corrigendum dated 07/02/2019

Annexure-7 Public Utility and Public Amenity Zone

Annexure-8 Institution Zone

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PART – I

DRAFT DEVELOPMENT PLAN SURVEY AND ANALYSIS REPORT

KHAJOD URBAN DEVELOPMENT AUTHORITY 2|Page

Figure 1District Map of Gujarat state ......................................................................................... 7

KHAJOD URBAN DEVELOPMENT AUTHORITY 3|Page

KHAJOD URBAN DEVELOPMENT AUTHORITY 4|Page

KHAJOD URBAN DEVELOPMENT AUTHORITY 5|Page

KHAJOD URBAN DEVELOPMENT AUTHORITY 6|Page

1.1 Urbanization in Gujarat

Figure 1District Map of Gujarat state

KHAJOD URBAN DEVELOPMENT AUTHORITY 7|Page

Figure 2Urbanization in Gujarat from 1961 to 2011

74.23 71.92 68.9 65.6 62.64 57.4

25.77 28.08 31.1 34.4 37.36 42.6

1961 1971 1981 1991 2001 2011

Table 1 Population of 8 cities (Municipal Corporation limit) of Gujarat year 2011

1.2 Historical Background of Surat

KHAJOD URBAN DEVELOPMENT AUTHORITY 9|Page

Table 2History of Surat Municipal Corporation

1.3 Location and Linkages

KHAJOD URBAN DEVELOPMENT AUTHORITY 10 | P a g e

Figure 3 Regional context of Khajod Urban Development Authority within Gujarat

Within a periphery of 25 km from the boundary Of Khajod Urban Development Authority,

KHAJOD URBAN DEVELOPMENT AUTHORITY 11 | P a g e

Figure 5 Boundary of Khajod Urban Development Authority

Source: Preliminary Data

KHAJOD URBAN DEVELOPMENT AUTHORITY 12 | P a g e

1.3.1 Site Surroundings

Immediate surrounding Areas are as follows:

1.3.2 Approach to Khajod Urban Development Authority Area.

1.3.3 Existing On Site Activities

1.3.4 Physical Features

KHAJOD URBAN DEVELOPMENT AUTHORITY 13 | P a g e

1.4 Khajod Urban Development Authority

1.4.1 Constitution of Khajod Urban Development Authority

Table 3 Board Members of Khajod Urban Development Authority Board, 2016

KHAJOD URBAN DEVELOPMENT AUTHORITY 14 | P a g e

1.4.2 Statutory Functions of Khajod Urban Development Authority

The power and functions of an urban development authority shall be:

KHAJOD URBAN DEVELOPMENT AUTHORITY 15 | P a g e

1.4.3 Jurisdiction of Khajod Urban Development Authority

1.5 Planning Prelude

KHAJOD URBAN DEVELOPMENT AUTHORITY 16 | P a g e

KHAJOD URBAN DEVELOPMENT AUTHORITY 17 | P a g e

KHAJOD URBAN DEVELOPMENT AUTHORITY 18 | P a g e

2.3 Detailed Methodology

2.3.1 Digital Base Map Preparation

KHAJOD URBAN DEVELOPMENT AUTHORITY 19 | P a g e

2.3.2 Field Survey, Data Collection

2.3.3 Preparation of Draft Development Plan

The proposals included:

Table 4Proposals for Draft Development Plan 2039

KHAJOD URBAN DEVELOPMENT AUTHORITY 20 | P a g e

KHAJOD URBAN DEVELOPMENT AUTHORITY 21 | P a g e

3. Base Map Preparation

3.2 Digital Base Map

3.2.1 Input Data

No. Village Area