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Contents ________________________________________________________ Page No. Preface i Study Team ii List of Tables v List of Annexures vii List of Figures viii 1 Introduction 1 Data Collection and Methodology 7 Objectives of the Study 8 Structure of the Report 9 2 Lucknow : An Outlook 11 Historical 11 Demographic Features 14 Economic Features 24 Infrastructural Profile 36 Crafts 75 3 Rich Urban Heritage - Lucknow 77 Mughal Period 77 Nawabi Period 79 Tomb (Maqbara) 81 Mosque (Masjid) 84 Dargah 85 Karbala 85 Darwaza or Gateways 87 British Period 89 Cemeteries 91 Architecture of Lucknow 92 Preservation 98 4 Housing 100 Housing Gap 106 Typology of Houses 117 Tenure Status 122 Living Pattern of Household 124 Research and Development in Housing 127 5 Slums in Lucknow 130 Formation of Slums 131 Urban Problems 132 Slums in Lucknow 135 Policy for Development 146 Summary 148 6 Trends in Land Prices 150 Land Management 151 Information 153 History of Land Information 154 Planning 155 Land Management Objectives 156 Land Information &Developing World 156 Valuation of Property 159 Methods of Valuation 160 Residential Land Values 162 Commercial Land Values 188 Industrial Land Values 191 7. Summary and Conclusion 198 Summary 201 Conclusion 205 Annexures 211 Preface Hitherto the normal technique for urban development has been for the developer- whether a municipality or private individual – to build on his land following a planning procedure. Land ownership, sometimes after purchases, has been on such a scale and of such a kind as to facilitate separate development, even where this has not been the best alternative. In the modern urban development, however, this has often been proved difficult to follow. Very often nowadays, the task is to transform and redevelop previously developed areas with the present level of technology and requirement of basic level of amenities. Or again, perhaps neither local authorities nor individual owners have the resource for developing the urban structure in step with population growth. This is a common problem not only in developing countries of the world but industrialized nations also. The economic decentralization policies initiated during the initial period of 90’s and the gradual integration of Indian economy with other developing countries of the world not only provide an opportunity for the reduction of poverty but also exclude some sections of the society. It is this section of society, which finds shelter in slums of the cities. For them it is very difficult to purchase land for residential purpose or are even not in a position to think the same. Government of India has initiated various measures to develop the weaker sections of the society. It has a check on the unwarranted rise in the land values in urban areas through its 20 point programme under Para 10 (C). The present report on Lucknow is sixth in series after Delhi, Bangalore, Hyderabad, Pune and Thiruvananthapuram. The report presents an introduction of the study, profile of the city, the rich urban heritage of the city, housing scenario, slums and trends and movements of residential, commercial, and industrial land values in the city of Lucknow. The final chapter is devoted to findings and conclusions. It is hoped that the report would be helpful to administrators, policy makers, researchers, academicians, trade and commerce and people at large. This report on the urban land price scenario of Lucknow is prepared by the Industrial and Economic Planning Division of the Town and Country Planning Organisation under the able guidance of Shri J. S. Negi, Industrial Planner and his fertile working team. (K.T. Gurumukhi) Chief Planner New Delhi February, 2005 Study Team ___________________________________________________________ Head of the Study Team - J. S. Negi. Survey Team - B.K. Bharti, R. S. Batra, R.D. Meena, Rakesh. A. R Research Inputs - Rakesh. A. R, Shashi Sahdev R. D. Meena A. K. Mishra Drafting Assistance - Rakesh. A. R, Shashi Sahdev Table Preparation - Rakesh. A. R A. K .Mishra R. D. Meena Map Preparation - Shashi Kanta Puri Secretarial Assistance - Nita Arora. List of Tables Page No 2.1 Populations India and Uttar Pradesh 17 2.2 Rural and Urban Classification of Population India and Uttar Pradesh 1951-2001 18 2.3 Decadal Growth Rates of Population India & Uttar Pradesh 19 2.4 Rural and Urban Growth Rates of Population India and Uttar Pradesh –Absolute & Decadal 19 2.5 Urban Population of UP & Lucknow (UA) 21 2.6 Growth Rates of Urban Population of UP & Lucknow (UA) 22 2.7 Population of Metros in Uttar Pradesh 23 2.8 Demographic Features of Lucknow (UA) 23 2.9 Population of Lucknow (UA) 1901-2001 24 2.10 Work Participation rate Urban 1991 27 2.11 Employment & Occupational Structure of Urban UP & Lucknow 29 2.12 Industrial Facilities in Lucknow District During 2002-03 33 2.13 Registered Industrial Units, SSIs & Khadi Gram Industrial Units and Workers in Lucknow During2000-03 34 2.14 Working Status of Industrial Units in Lucknow District 36 2.15 Electrified Blocks in Lucknow During 1990-2003 39 2.16 Item-wise Consumption of Electricity in Lucknow District 2000-03 40 2.17 Percentage of Households with Basic Amenities 41 2.18 Information Regarding Water Supply in Lucknow 2001 42 2.19 Communicative Network in Lucknow District 44 2.20 Health Facilities in Lucknow 46 2.21 Educational Facilities in Lucknow 48 2.22 Number of Students in Lucknow 49 2.23 Number of Teachers in Lucknow 50 2.24 Students Teacher Ratio in Lucknow 51 2.25 Technical Educational Facilities in Lucknow 53 2.26 Reported Crimes in Lucknow During 1999-2001 59 2.27 Length of Pucca Roads in Lucknow 2000-03 62 2.28 Vehicle Population in Lucknow 63 2.29 Airport Activity Rate- Lucknow 65 2.30 Banking Facilities in Lucknow 2000-03 66 2.31 Deposits, Credit & Priority Sector Lending in Lucknow by the Commercial Banks During 2000-03 67 2.32 Rural Co-operative Banks in Lucknow During 2000-03 69 2.33 Distance-wise Basic Services in Lucknow 71 2.34 Land Use Pattern Lucknow 2001 73 4.1 Occupied Residential Houses & Households in India & UP 111 4.2 Growth of Population, HHs & Occupied Residential Houses 112 4.3 Urban Housing Shortages in India and UP 1997-01 113 i 4.4 Housing Shortages in Lucknow UA & Metros in India 114 4.5 Houseless Households & Population in Lucknw UA 1991 115 4.6 Population Below Poverty Line in India & UP Urban 116 4.7 Criteria of Typology of Houses by NBO 118 4.8 Houses by Typology in Lucknow UA 1991 119 4.9 Distribution of HHs by Typology & Proportion of Structure in Bad Condition in India and Uttar Pradesh 120 4.10 Houses and the Uses to Which They Put in Lucknow 1991 121 4.11 Tenure Status of Lucknow UA 1991 122 4.12 HHs by Tenure Status & Size in Lucknow UA 1991 123 4.13 HHs by Size and Number of Rooms Occupied in Lucknow UA 124 4.14 HHS Availing Electricity & Toilet Facilities By Tenure of Houses 125 4.15 Average Price of Building Materials in Lucknow 126 4.16 Average Wage Rate of Building Workers in Lucknow 127 5.1 Identified/Estimated Populations & Slum Populations in Urban India and Uttar Pradesh, 1981-2001 138 5.2 Growth Rate of Slum Population in India & UP 1981-2001 139 5.3 Slum Population in UP in 1991 by Class-wise 140 5.4 Estimated Population & Slum Population in Urban UP and Lucknow UA 1981-2001 143 5.5 Distibution of Urban Slum by Basic Services in UP and India 1993 144 5.6 HHs in Slums and Their Proportion in Living Kutcha Houses in Urban UP and India 145 6.1 Zone-wise Distribution of Sample Localities in Lucknow 163 6.2 Market Value of Urban Residential Land and Its Growths in Lucknow (1998-2002) 164 6.3 Zone-wise Urban Residential Land Value in Lucknow 167 6.4 Zone-wise Growth Rate of Urban Residential Land Value In Lucknow During 1998-2002 169 6.5 Growth Rate-wise Distribution of Localities in Lucknow 2001-02 170 6.6 Growth Rate-wise and Zone-wise Distribution of Localities in Lucknow During 2001-02 172 6.7 Growth Rate-wise and Zone-wise Distribution of Localities in Lucknow During 1998-02 173 6.8 Land Price Index of Lucknow During 1999-2002 180 6.9 Zone-wise Land Price Index of Lucknow 181 6.10 Percentage Distribution of Localities by Price Range 182 6.11 Zone-wise Percentage Distribution of Localities by Price Range 183 6.12 Comparison between the Market & Government Value of Residential Land During 1999 and 2002 186 6.13 Market Value of Urban Commercial Land in Lucknow 188 6.14 Growth of Market Value of Commercial Land in Lucknow 190 6.15 Market Value of Urban Industrial Land in Lucknow 192 6.16 Growth of Market Value of Industrial Land in Lucknow 194 ii List of Annexures Page No. 1. Market Value of Urban Residential Land in Lucknow 211 2. Percentage Growth of Market Value of Urban Residential Land 213 in Lucknow 3. Land Price Index of Lucknow 215 4. Comparison between the Market and Government Value of 217 Residential Land in Lucknow, 1999 and 2002 5. Market Value of Commercial Land in Lucknow 218 6. Percentage Growth of Commercial Land Value in Lucknow 219 7. Market Value of Industrial Land in Lucknow 220 8. Percentage Growth of Industrial Land Value in Lucknow 221 iii List of Figures Page No. 2.1 Population of India and Uttar Pradesh 20 2.2 Absolute Growth of Population in India and Uttar Pradesh 20 2.3 Population of Lucknow U.A.
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