Draft MASTER PLAN FOR GANDERBAL -2032 Master Plan January 2013 FEEDBACK INFRA PRIVATE LIMITED & B E TOWN PLANNING ORGANISATION, KASHMIR CONSULTANT Government of Jammu and Kashmir
Ganderbal Master Plan - 2032
Preface
Cities have become concentrates of intelligence and demand large investments for their development. Large resources are spent on the development of various urban settlements but the condition of these towns continues to deteriorate because of piecemeal nature of expenditure and lack of definitive development schemes. Adhoc efforts neither result in better environment nor strengthen the economic base. In view of this, Town Planning Organisation, Kashmir has undertaken the preparation of the Master Plans for various towns, which envisages all encompassing development of these towns. Master Plans are expected to give impetus to the development and economic potential of the towns. In the first phase, the Master Plans of district headquarters have been taken up which will be followed up by Master Plans of other small and medium towns. The Government has also decided to outsource few Master Plans; however, the Master Plan for Ganderbal, which is on the threshold of becoming Class I town, has been outsourced to M/S Feedback Infra Private Limited, Gurgaon. The Master Plan-Ganderbal (2012-32) is the first planning effort in Kashmir region that has been outsourced to any private consultant by Town Planning Organisation, Kashmir.
The studies involved in the preparation of Master Plan for Ganderbal (2012-32) concerns with the areas crucial to planning and development of the region. It has been a great privilege for M/S Feedback Infra Private Limited, Gurgaon to undertake the assignment of formulating the Master Plan of Ganderbal (2012-32). In this Draft Master Plan, the development proposals have been framed after a detailed study and analysis of the crucial issues related to economic development, infrastructure, transportation, housing, environment and urban sustainability. This comprehensive effort has established a framework for physical and socio-economic development and upliftment of the town– its constituent elements and the development policy mechanism by which these goals can be achieved.
At this juncture, the main purpose for Feedback Infra Private Limited, Gurgaon. in putting this document is to solicit critical comments and suggestions to achieve greater participation, meaningfulness and make the Master Plan for Ganderbal (2012-32) acceptable to stakeholders who have a role to play in its development and implementable for the Local Authority. The Draft Master Plan Ganderbal (2012-32) is being submitted to the government and the Local Authority for publication under the provision of “J & K Development Act 1970” and the rules framed thereof. The Local Area constituted needs to be modified to include all the villages of the planning area as per the Annexure-I of this draft report.
(Iftikhar A. Hakim) Chief Town Planner Town Planning Organisation, Kashmir
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Ganderbal Master Plan - 2032
Team Members
Advisory Team (Client) Town Planning Organisation, Kashmir
Iftikhar A. Hakim Chief Town Planner, Kashmir Fayaz A. Khan Town Planner Gulzar A. Dar Assistant Town Planner
Working Team (Consultant) Feedback Infra Private Limited & B.E. Consultants
Core Team Virendra Kumar Vice President Dr. Alok Nath Bansal Traffic Expert P. N. Bhargava Consultant Gajendra Kumar Singh Manager Sanando Bhattacharjee Assistant Manager Nirajbhan Mahajan Assistant Manager
Drafting & Digitization Team Dhirendra Singh Draftsman Surender Dagar (CAD/ GIS) Draftsman Seema Tanwar Draftsman Amit Sharma (CAD/ GIS) Draftsman
Data Collection/ Survey Team Gajendra Kumar Singh Manager Sanando Bhattacharjee Assistant Manager Nirajbhan Mahajan Assistant Manager Narendra K. Anandkar Draftsman
Report Compilation Deepa Ramakrishnan Senior Executive
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TABLE OF CONTENT 1. INTRODUCTION ...... 10 1.1 BACKGROUND ...... 10 1.2 WHAT IS A MASTER PLAN ...... 10 1.3 NEED FOR THE MASTER PLAN ...... 10 1.4 OBJECTIVES OF THE MASTER PLAN ...... 11 1.5 APPROACH TO PLAN PREPARATION ...... 11 1.6 PLANNING AREA ...... 11 1.7 VISION ...... 12 1.8 DEVELOPMENT CONCEPT ...... 13 1.8.1 PLANNING PRINCIPLES ...... 13 1.9 PLANNING UNITS: ...... 14 2. REGIONAL SETTING & RESOURCE BASE ...... 15
2.1 INTRODUCTION ...... 15 2.2 HISTORICAL BACKGROUND...... 15 2.3 LOCATION AND REGIONAL SETTING ...... 16 2.3.1 Linkages and Connectivity ...... 16 2.3.2 Topography and SOIL ...... 17 2.3.3 Climate and Rainfall ...... 17 2.3.4 NATURAL FEATURES ...... 17 2.3.5 Seismic Zones ...... 18 2.4 ECONOMY AND RESOURCE BASE ...... 18 2.4.1 Resource Base of Ganderbal ...... 18 2.4.2 Agriculture Production ...... 18 2.4.3 Industrial Base ...... 18 2.4.4 Industrial Infrastructure ...... 18 3. DEMOGRAPHY ...... 19 3.1 INTRODUCTION ...... 19 3.2 POPULATION DISTRIBUTION ...... 19 3.2.1 Population distribution in ganderbal municipal committee area ...... 19 3.2.2 POPULATION GROWTH TRENDS ...... 19 3.2.3 Population Density ...... 20 3.2.4 SEX RATIO ...... 20 3.2.5 LITERACY RATE ...... 21 3.3 WORK FORCE PARTICIPATION RATE (WFPR) ...... 21 3.3.1 OccupationAL Structure ...... 21 3.4 POPULATION PROJECTION ...... 21 3.4.1 Projected Population – Ganderbal (mC + OG)...... 21 3.4.2 Projected Population – Rural Area within Planning Area...... 22 3.4.3 Projected Population – Planning Area ...... 22 3.4.4 Residential density ...... 23 3.5 PROJECTED WORK FORCE ...... 23 3.5.1 Projected Workforce ...... 23 3.5.2 Distribution of Workers over Planning Units...... 25 4. LAND USE AND DEVELOPMENT CONCEPT ...... 26
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4.1 CONTEXTUAL ...... 26 4.2 PHYSICAL PATTERN AND GROWTH ...... 26 4.3 EXISTING LANDUSE ...... 26 4.3.1 RESIDENTIAL AREA ...... 28 4.3.2 COMMERCIAL AREA ...... 28 4.3.3 INDUSTRIAL AREA ...... 28 4.3.4 TRANSPORT AND COMMUNICATION ...... 28 4.3.5 PUBLIC AND SEMI-PUBLIC ...... 28 4.3.6 RECREATIONAL ...... 28 4.3.7 UN-DEVELOPED LANDUSE ...... 29 4.4 EXISTING LANDUSE INCONSISTENCY ...... 29 4.5 PROPOSED DEVELOPMENT CONCEPT ...... 29 4.5.1 Identification of Land Parcels for Development:...... 29 4.5.2 LAND SUITABILITY ANALYSIS ...... 30 4.5.3 Identified Land Parcels for future expansion ...... 31 4.5.4 Land PARCELS ...... 31 4.5.5 Development Options for Activity Mix...... 32 4.6 PROPOSED DEVELOPMENT STRUCTURE ...... 34 4.6.1 CITY Structure ...... 34 4.6.2 PLANNING MODULE ...... 34 4.7 PROPOSED LAND - 2032 ...... 36 4.7.1 Residential Use ...... 36 4.7.2 Commercial Use ...... 37 4.7.3 Industrial Zone...... 37 4.7.4 Recreation Zone ...... 37 4.7.5 Public and Semi-Public Zone ...... 38 4.7.6 Transportation ...... 38 4.7.7 Agriculture and orchards ...... 38 5. ECONOMIC BASE AND WORK AREAS ...... 39 5.1 CONTEXTUAL ...... 39 5.2 MAJOR WORK AREAS –TRADE AND COMMERCE ...... 39 5.2.1 EXISTING WORK AREAS ...... 39 5.3 RETAIL TRADE ...... 42 5.3.1 RETAIL TRADE HIERARCHY...... 42 5.3.2 Components of commercial center ...... 43 5.4 INDUSTRY ...... 44 5.4.1 Industrial Estate, Duderhama ...... 44 5.4.2 Household Industry ...... 45 5.4.3 Potential for Eco-friendly Industrial Units ...... 45 5.4.4 Industrial Area ...... 45 6. PHYSICAL INFRASTRUCTURE ...... 46
6.1 CONTEXTUAL ...... 46 6.2 WATER SUPPLY ...... 46 6.2.1 Existing Water Supply Scenario...... 46 6.2.2 Water Supply System ...... 46 6.2.3 Water Supply Connection ...... 46 6.2.4 Distribution Network System ...... 47
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6.2.5 Storage Capacity ...... 47 6.2.6 Quality of Water ...... 47 6.2.7 Level of Service ...... 47 6.2.8 Water Supply Waste & Losses ...... 47 6.2.9 Norms & Standards For Water Supply ...... 47 6.2.10 Future Water Supply Requirement In The Town ...... 48 6.2.11 Service Reservoir ...... 48 6.3 SEWERAGE AND SANITATION ...... 49 6.3.1 Existing Sewerage System ...... 49 6.3.2 Low Cost Sanitation and Community Latrines ...... 50 6.4 DRAINAGE SYSTEM ...... 50 6.4.1 Existing Drainage System ...... 51 6.4.2 Major Water Bodies and drains in the town ...... 51 6.4.3 Flood Prone / Low lying Areas in the Town ...... 51 6.4.4 Proposals and recommendation ...... 51 6.5 MUNICIPAL SOLID WASTE MANAGEMENT ...... 52 6.5.1 Sanitary Landfill Site ...... 53 6.6 POWER SUPPLY ...... 53 6.6.1 Existing Status of Power Supply in Ganderbal ...... 53 6.6.2 Electric Sub stations and their Capacity ...... 53 6.6.3 Present and Future Demand and Supply of Power ...... 54 7. SOCIAL INFRASTRUCTURE ...... 55
7.1 CONTEXTUAL ...... 55 7.2 EDUCATION ...... 55 7.2.1 Basic Education and Literacy Indicators ...... 55 7.2.2 Proposed Educational Facilities ...... 55 7.3 HEALTH FACILITIES ...... 56 7.3.1 Medical Facilities in the Town ...... 56 7.3.2 Proposed Distribution of Health Facilities-2032 ...... 57 7.4 RECREATIONAL FACILITIES ...... 57 7.4.1 Existing Situation...... 57 7.4.2 Proposed recreational Facility for the horizon year 2032 ...... 58 7.5 COMMUNITY FACILITIES ...... 60 8. TRAFFIC AND TRANSPORTATION ...... 62
8.1 INTRODUCTION ...... 62 8.2 EXISTING TRAFFIC AND TRANSPORT SCENARIO ...... 62 8.2.1 Road Network characteristics ...... 63 8.2.2 Traffic characteristics ...... 64 8.3 PROPOSED TRANSPORTATION NETWORK PLAN ...... 67 8.3.1 Grade Separator and Bridges ...... 70 8.3.2 Improvement of Intersections ...... 70 8.3.3 Proposed Logistic Hub/ Truck Terminal ...... 70 8.3.4 Movement of Goods Modes ...... 71 8.3.5 Bus Terminals ...... 71 8.3.6 Bus Bays/Pick-up Stations ...... 71 8.3.7 Pedestrian Facilities ...... 72 8.3.8 Proposed Parking Policy ...... 72
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9. HOUSING AND SLUMS ...... 73 9.1 INTRODUCTION ...... 73 9.2 HOUSEHOLD SIZE ...... 73 9.3 RESIDENTIAL DENSITY ...... 73 9.4 INCOME DISTRIBUTION ...... 74 9.5 HOUSING CONDITION AND OBSOLESCENCE FACTOR ...... 74 9.6 HOUSEHOLDS PER ROOM AND CONGESTION FACTOR ...... 74 9.7 SLUMS ...... 75 9.8 HOUSING SHORTAGE AND NEED ...... 75 9.9 PROPOSED HOUSING POLICY ...... 75 9.9.1 PRIVATE SECTOR PARTICIPATION ...... 76 9.9.2 ROLE OF GOVERNMENTAL ...... 76 9.9.3 HOUSES OF DIFFERENT INCOME CATEGORIES ...... 76 9.9.4 GROUP HOUSING SCHEMES ...... 76 9.9.5 URBAN VILLAGES...... 76 9.10 CONCEPT OF CITY WITHOUT SLUMS ...... 77 9.11 URBAN RENEWAL ...... 77 9.11.1 Area for renewal ...... 77 9.11.2 Guidelines for urban renewal ...... 77 10. ECOLOGY AND ENVIRONMENT ...... 79
10.1 INTRODUCTION ...... 79 10.2 WATER POLLUTION IN TOWN ...... 79 10.3 AMBIENT AIR QUALITY IN TOWN ...... 79 10.4 NATURAL AND MAN-MADE DISASTERS ...... 79 10.4.1 Hill Cutting and removal of Forest ...... 79 10.4.2 Seismicity ...... 79 10.5 NATURAL RESERVES ...... 79 10.5.1 Anchar Lake ...... 79 10.5.2 Manasbal Lake ...... 80 10.6 FLORA AND FAUNA ...... 81 10.6.1 Flora ...... 81 10.6.2 Fauna ...... 81 10.7 ENVIRONMENTAL ISSUES ...... 82 10.8 ENVIRONMENT CONSERVATION – ACTION ENVISAGED ...... 82 10.8.1 Preservation of Orchards ...... 83 10.8.2 AGRICULTURE/GREEN BUFFER ...... 83 10.8.3 RURAL AREA ...... 83 10.8.4 Riverfront Development ...... 83 10.8.5 Solid Waste Management ...... 83 10.8.6 Industrial Area Management ...... 84 10.8.7 Disaster Management ...... 84 11. LANDUSE ZONING AND DEVELOPMENT CONTROL REGULATION ...... 85
11.1 PLANNING UNITS ...... 85 11.2 ZONING REGULATIONS ...... 85 11.3 LANDUSE CONVERSIONS ...... 87 11.4 SPACE STANDARDS & DEVELOPMENT AND DESIGN CONTROLS ...... 89 11.4.1 Density Control ...... 90
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Ganderbal Master Plan - 2032
11.4.2 Development and Design Controls...... 92 11.4.3 Group Housing (Flatted a Housing Colonies): ...... 93 11.5 GENERAL PARKING NORMS...... 95 11.6 DISASTER MANAGEMENT ...... 95 11.7 URBAN DESIGN CONCEPT ...... 96 11.7.1 Urban Design Objectives ...... 96 11.7.2 Vision ...... 96 11.7.3 Urban Design Guidelines ...... 96 12. INSTITUTIONAL FRAMEWORK & IMPLEMENTATION STRATEGY...... 102
12.1 IMPLEMENTATION STRATEGY ...... 102 12.1.1 Division of the city for Development / Redevelopment ...... 102 12.2 URBAN LAND POLICY ...... 103 12.2.1 Policy Directives ...... 104 12.3 INSTITUTIONAL FRAMEWORK ...... 104 12.4 PHASING OF DEVELOPMENT ...... 105 12.5 RESOURCE MOBILIZATION ...... 105 12.6 REVIEW AND MONITORING OF MASTER PLAN ...... 107
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LIST OF TABLES
Table 1.1: Ganderbal Planning Area ...... 11 Table 1.2: Details of Villages Notified under Ganderbal Planning Area ...... 12 Table 1.3: Planning Units ...... 14 Table 3.1: Population and Growth in Ganderbal Municipal Committee Area ...... 19 Table 3.2: Distribution of Population in Ganderbal Master Plan Area ...... 19 Table 3.3: Existing gross population density in Planning Area ...... 20 Table 3.4: Workforce Participation Rate of the Planning Area ...... 21 Table 3.5: Occupational Structure of the Planning Area (Urban + Rural) ...... 21 Table 3.6: Population in Ganderbal (MC + Outgrowth) ...... 22 Table 3.7: Estimated Population of Rural Area ...... 22 Table 3.8: Population in Ganderbal Planning Area...... 23 Table 3.9: Proposed Residential Neighbourhood ...... 23 Table 3.10: Estimated Workers for Ganderbal Master Plan Area ...... 24 Table 4.1: Existing Landuse of Planning Area, Ganderbal (Town+MC) and Rural Villages within Planning Area .. 27 Table 4.2: Inconsistence and over utilized landuse of the town ...... 29 Table 4.3: Land use Distribution of Planning Area-2032...... 36 Table 4.4: Proposed Number of Neighbourhoods ...... 37 Table 5.1: Location and number of vendors in the town...... 40 Table 5.2: Five-Tier Hierarchy of Commercial Activities ...... 42 Table 5.3: List of Propose Neighborhood Center and Local Shopping Area ...... 43 Table 5.4: Components of Commercial Centre ...... 43 Table 5.5: Numbers & types of units in Industrial Estate, Duderhama ...... 44 Table 6.1: Summary of Water Supply System...... 46 Table 6.2: Water Connections in the Town ...... 47 Table 6.3: Details of Water Storage facility in the town ...... 47 Table 6.4: Water demand in Ganderbal Planning Area - 2032 ...... 48 Table 6.5: Phasing of Water Demand and Capacities of Service Reservoirs in Ganderbal Planning Area-2032 ... 48 Table 6.6: Planning Unit/Neighbourhood level Sewerage Generation in Ganderbal urbanisable area -2032 ...... 49 Table 6.7: Major Drain, Nallah and River in the town ...... 51 Table 6.8: Phasing of Domestic Solid Waste Generation in Ganderbal Planning Area-2032 ...... 53 Table 6.9: Category wise electricity connections in the town ...... 53 Table 6.10: Details of Sub Stations in the Town ...... 53 Table 7.1: Proposed Educational Infrastructure (2012-2032) 2 ...... 55 Table 7.2: Health Facility in the Town ...... 56 Table 7.3: Town Level Health Facility (2023) ...... 57 Table 7.4: Playgrounds, Parks, Gardens, Stadium in the town ...... 57 Table 8.1: Detail of Road Inventory ...... 63 Table 8.2: List of Zone Number ...... 66 Table 8.3: Proposed Major Road Network ...... 68 Table 8.4: Proposed right of ways and building line of road networks...... 68 Table 8.5: Proposed Grade Separator ...... 70 Table 8.6: Improvement of Intersections...... 70 Table 9.1: Household Size of District, Tehsil, Revenue Villages and Ganderbal Town, 2001-2011 ...... 73 Table 9.2: Existing Residential Density in Planning Area, 2011-12 ...... 73 Table 12-1: Details of Neighbourhood Centre ...... 102
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Ganderbal Master Plan - 2032
LIST OF FIGURES
Figure 2-1: Location of Ganderbal Town ...... 16 Figure 2-2: Linkages and Connectivity of Ganderbal Town...... 16 Figure 2-3: Topography of Ganderbal Town ...... 17 Figure 3-1: Decadal Growth Trend (%) ...... 20 Figure 3-2: Estimated Primary Sector Workers within Planning Area ...... 24 Figure 3-3: Estimated Secondary Sector Workers within Planning Area ...... 24 Figure 3-4: Estimated Tertiary Sector Workers within Planning Area ...... 25 Figure 4-1: Physical Pattern & Growth ...... 26 Figure 4-2: Available major land parcels for future city expansion ...... 31 Figure 5-2: Pictorial view of Vegetable vendors near Bheema Chowk...... 40 Figure 5-1: Pictorial view of Cloths vendors on road from Beehama Chowk to Duderhama Chawk ...... 40 Figure 5-3: Pictorial view of shoe vendors on road ...... 41 Figure 5-4: View of Footwear vendors near Duderhama More at Ganderbal ...... 41 Figure 5-5: Pictorial view of Sweets and Ice Cream Vendors ...... 41 Figure 5-6: Location of Industrial Estate at Ganderbal ...... 44 Figure 6-1: Map showing the levels of Ganderbal Town...... 51 Figure 6-2: Low lying areas in Ganderbal ...... 52 Figure 8-1: Regional Connectivity, Ganderbal ...... 63
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Introduction 1
Ganderbal Master Plan - 2032
1. INTRODUCTION
1.1 BACKGROUND Any area whether urban or rural, with sound economic base and congenial physio-social environment is bound to grow both in its population content and area extension. Mainly economic factors exert pull and push forces in the evolution and growth dynamics of any settlement. Cities, towns and rural areas endowed with rich natural resources including human resources, coupled with availability of entrepreneurship, relatively attract more immigrants, which largely account for their haphazard physical growth. These unplanned haphazard additions result in causing of various problems in terms of incompatible landuses, inadequate infrastructure services and facilities and chaotic developments rendering mainly the urban environment to live in. Thus, the development authorities and local bodies are confronted with unmanageable situation in their efforts to contain such growing developments into a tolerable and harmonious whole. In this context, to mitigate the severity of the problems confronted in such unplanned and disorderly developments for the overall well being of the society, the administrative and local bodies and development authorities regularly undertake measures in the form of plans such as Master Plans, Development Plans, Zonal Plans, Sectoral Plans, Comprehensive Development Plans, City Corporate Plans and the like, and revision when warranted.
Ganderbal is located in the vicinity of Srinagar Metropolitan city. The trends of growth and development of Srinagar City are such that in near future Srinagar will merge with Ganderbal and other surrounding towns to form a single urban entity/conurbation. Excessive concentration of population and unprecedented increase in the demand for infrastructure / facilities and amenities has led to problems of land shortage, housing shortfall, inadequate transportation etc. At the same time, there has been growing realization that there is a need for decentralization of activities in immediate region. Therefore, a systematic development process featuring all required physical and social infrastructure is required.
1.2 WHAT IS A MASTER PLAN A Master Plan, as the very name suggests is a comprehensive physio-socio economic and environmental plan integrating all the necessary facilities, services and amenities over a defined space in a socially, economically, environmentally conforming and compatible placements in terms of uses, for ensuring a sustainable growth- oriented development over a foreseeable future for a projected population.
1.3 NEED FOR THE MASTER PLAN The town is bounded by upland with beautiful lush green background and by Anchar Lake (Wetland) in south and in the west by flood plains of River Sindh. The uplands in East and flood prone areas in west act as the physical threshold for the development of the town. This has resulted into concentrated agglomeration of town activities on the lower slopes of the uplands along the major corridors.
The existing development of the town along the transportation corridor and around existing settlement areas (e.g. the area near the Town Hall) is the resultant of available infrastructure, existing markets and availability of the developable lands. In addition, this development has caused a growth, which is not synchronized to the holistic development of the town. Hence, a master plan is required to join these loose ends and create a systematic development process featuring all required physical and social infrastructure.
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Ganderbal Master Plan - 2032
1.4 OBJECTIVES OF THE MASTER PLAN The main objectives for preparation of the Master Plan for the town are: To provide adequate infrastructure for giving impetus to development; To make local bodies vibrant and self-sustaining through generation of resources; To create growth centers for the betterment of urban and rural hinterland; To create meaningful employment opportunities; To regulate all physical and spatial developments; To tap the potential of tourism and trade
1.5 APPROACH TO PLAN PREPARATION The master plan prepared for the town will incorporate a holistic development for its urban and rural hinterland with a definite vision. The vision will be developed by understanding the existing situation and projecting its requirements. The suitability of this vision will depend on the following basis: Population & its characteristics Urban Sprawl & Morphology Infrastructure Economy & its feature Opportunities Sustainability Environment & Ecology
1.6 PLANNING AREA Ganderbal Planning Area Constitutes, Ganderbal Municipal Area, 6-outgrowths and 12-villages adjoining the Ganderbal Municipal Council area have been taken into account as Ganderbal Master Planning/Local Area. Thus, the total Ganderbal Planning Area is 51.95 Sq. km.
Table 1.1: Ganderbal Planning Area Area (HA) Population (as per census 2011) Municipal Committee 1434.22 27,816 GMC, Outgrowth (6) namely;- New Area + Out Growth colony Bande bagh, Shahpora, Malpora, Kujar, Malshahibagh, Darend Area of 12 Villages 3761.07 19,069 Badhra Kund, Sarich Chodri Bagh, Arch, Rangil, Tulmulla, Nag Bal, Seh Pora, Harran, Rakh Harran, Saloora, Rakh Kujjar and Wahid Pora Total Planning Area 5195.29 46,885
As per 2011, Ganderbal Municipal Council area is spread into an area of 14.34 sq. km, having 11 wards and 6 out-growths with a population of 27,816. Thus, Ganderbal Planning Area had a population of 46,885, which constitute 59.3 % of urban population including 6 outgrowths and 40.7 % of rural population.
In the process of planning area notification, 12-villages adjoining the Ganderbal Municipal Committee area have been taken into account as Ganderbal Master Planning Area. (Refer Map. 1.1). These villages in the fringe are in the direct influence zone of the town, which will tend to grow as the town starts evolving with time. To control this situation of the fringe development, these villages need to have a controlled development process. The following table shows the villages notified with area and population.
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Ganderbal Master Plan - 2032
Table 1.2: Details of Villages Notified under Ganderbal Planning Area S. No. Name of Villages Area (HA) *Population (2011) 1 Badhra Kund 162.97 1,934 2 Sarich Chodri Bagh 127.72 1,418 3 Arch 169.04 1,581 4 Rangil 257.15 1,926 5 Tulmulla 1113.06 7,199 6 Nag Bal 24.63 106 7 Seh Pora 416.07 2,249 8 Harran 100.91 1,874 9 Rakh Harran 269.89 782 10 Saloora (Partial) 646.48 - 11 Rakh Kujjar (Partial) 291.35 - 12 Wahid Pora (Partial) 181.80 - Total 3761.07 19,069 Note: *Estimated Note: In case of villages – Saloora, Rakh Kujjar and Wahid Pora, the developed in-habitated areas of all three villages are falls in Ganderbal Municipal Committee limit
1.7 VISION The vision for the development of Ganderbal town is dominated by it’s projected population (74,039) for horizon year 2032, proximity to Srinagar city as well as its own identity on the map.
Vision Statement “To develop Ganderbal as a Knowledge City generating employment and standard of living with a unique image of its own”
Aim The master plan of Ganderbal aims to develop Ganderbal as vibrant and inclusive livable city with Vision Goal Actions exclusive knowledge city. The role of the city would be to cater for specialized and higher technical Vision needs Action to make a positive excellence, vocational training, research and difference development led academia along with residential and support social infrastructure to promote an integrated town.
GOALS Vision being a cherished dream, to achieve this vision it is necessary to break it into a number of goals and subsequently to objectives.
GOAL #1 : Developing Ganderbal as a knowledge hub/Techno polis city GOAL #2 : Create a balanced city having important functions such as to live, work and entertainment GOAL #3 : Making an en-route tourism town with proper road network and facilities
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Ganderbal Master Plan - 2032
1.8 DEVELOPMENT CONCEPT The entire town will be divided into Planning Units and each unit will be divided into residential sectors. The other uses such as commercial, recreational, health and education will be distributed all over the planning area in a hierarchical manner. The town structure is to be evolved based on major corridor of development along road converging on Ganderbal. Visualizing the development potential along the roads, of higher order institutional, recreational zone such as Anchar Lake / Biodiversity Park, etc can be suitably located in an integrated manner. Zoning and sub-divisional regulations will be an integral part of the Master Plan of Ganderbal.
1.8.1 PLANNING PRINCIPLES Balanced growth and improved quality of life, commercial, educational, medical and recreational facilities on hierarchical manner; Visualising the development potential along the roads; Exploiting the potential of higher order institutional and employment generation such as Technopolis, Anchar Lake etc.; Transportation hierarchy based on: o Intercity and intra-city transportation network; o Intra-city transportation such as Arterial, sub-arterial, local collector, distributor, access road, pathway and cycle tracks; Zoning and sub-divisional regulations to be an integral part of Master Plan of Ganderbal; Taken care of shopping needs of the poor section of the people guidelines to be evolved for: informal shopping as weekly bazaar and hawkers’ zone; Recreational areas, besides serving as lung spaces for the town to provide an opportunity to enhance the image of the city; Concept of inter-connected green areas interspersed with recreational parks and sport complex has been incorporated;
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1.9 PLANNING UNITS: The planning area is further divided into planning units for implementation of above-mentioned Planning Principles. The planning area will have 5-Planning Units (PUs) based on its estimated Population, physical features and contiguity. The demarcation lines of these planning units are based on existing and man-made features like river, roads, nalla, etc.
Table 1.3: Planning Units Planning Units (PU) Estimated Population (2032)
PU 1 9,857 PU 2 20,200 PU 3 15,852 PU 4 9,560 PU 5 25,837 Total 81,307
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Regional Settings & Resource Base 2
Ganderbal Master Plan - 2032
2. REGIONAL SETTING & RESOURCE BASE
2.1 INTRODUCTION Town Ganderbal is located on the banks of river Sindh at a distance of 22-Kms from Srinagar City. Just located adjacent to Holy Kheer Bhawani Ji Shrine and en–route to high altitude land of Ladakh, Baltal and Sonamarg on Srinagar – Leh road and to health resort place of Manasbal on Srinagar – Safapora road, the natural greenery, watershed and shade of famous Ganderbal Chinar garden has added to the charm of the town.
2.2 HISTORICAL BACKGROUND The word Ganderbal could be coincided with two words “Gander” which means warriors and “Bal” which means “Yarbal” or “bank” of water body where people accustomed to wash, bath and, take their cattles for drinking water. Another saying is that Ganderbal is named after Ganderee or Tulree or Bees and “Bal” means abode or house that is why Beehama, the main market of Ganderbal is named after translation of Ganderbal into (House of Bees or Bees home by English). It is said that there had been hoarding of springs, canals and ponds in Ganderbal periphery. A fresh water nallah called Nallah Sindh is flowing through the town of Ganderbal, which divides the town into two parts. A beautiful lake of Anchar is existing in south-east of Ganderbal town. One of the fresh water springs can be spotted presently in central market of Beehama.
In earlier times, Ganderbal had been the base camp for traders and their carvans who travel to and fro Central Asia, Yarkhand and South-Asia especially Northern India. The carvans of horses/ponies used to base their camp and stay at Ganderbal. The present Guzarbal was the place of octroi of goods coming through the way from Ladakh. Later on Ganderbal became a recognized health resort by English people for its amazing picturesque surroundigs. Royal people of English Rule and Maharaja Rule who used to come to Dewan Bagh and Chinar Bagh (present Town Hall and Physical College) had been the sage of Darbar of Maharaja from here he used to visit Khirbawani, a place of Hindu Pilgrimage, early in the morning with his wazers. Sheikhs of Saloora had been very close to Maharaja and they (Sheikhs) where the organizers of Darbar.
Historically, it is also said that a small village settlement was located on the left bank of the river Sindh, at the western extremity of the valley. The village lied almost one km from the bank of Sindh basin. The villagers of the village settlement used water transport as main means of communication, for which a Ghat on the embankment of river and near it a small but smooth and well shaded, encamping ground existed. This village was virtually located below the mountain spur, which was covered with luxurious pine vegetation. Just below the Ghat a small rivulet drained in by the left bank of the river. Across the mouth of this stream, one of the arches of a ruined stone bridge was probably largest in the Kashmir. It consist of not less than 12 arches with a length of 120 yards and formerly spanned the Sindh River which now, however, flows several yards to the west of it.
Ganderbal settlement recorded widespread expansion after the opening up of Srinagar – Leh National Highway that passes through it and was further boosted by the development of Sonamarg as a tourist spot. The declaration of Ganderbal as a town and Tehsil Headquarter resulted in the agglomeration of a number of offices that also changed the complexion of the town. Even after being classified as town in 1981, the infrastructure, amenities and services have been neglected and present a quite depressing picture. The declaration has no doubt changed Ganderbal into an urban settlement but different village settlements in Notified Area Committee still present a pseudo urban or peri-urban look. The opening of Leh and Kargil foreign tourist in seventies and increased tourist and defence traffic has made it an important destination en-route to Leh. In addition, location of Kheer Bawani, Hindu Religious Place in its vicinity and opening of Baltal route for Amarnath Yatries has further added to its significance.
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Ganderbal Master Plan - 2032
2.3 LOCATION AND REGIONAL SETTING Ganderbal town is located in north of Srinagar City at a distance of 22 kms along Srinagar – Leh National Highway. It is situated on the both banks of river Sindh at an elevation of 1590 meters to 1680 meters above mean sea level between 34°13’ and 34°16’ North latitude and 74°48’ to 74°52’ East longitude. In the east, it is bounded by upland with bountiful lush green back ground, in south by Anchar Lake, in the west by flood plains of River Sindh. The uplands in east and flood prone areas in west act as the physical threshold for the development of the town. This has resulted into Figure 2-1: Location of Ganderbal Town concentrated agglomeration of town activities on the lower slopes of the uplands along the major corridors. Presently, Ganderbal Municipal Committe consist of settlements of Duderhama, Shalbug, Beehama, Shalina and a number of scattered settlements covering an area of 7.58 sq. kms. The town falls on ancient water communication route between Ganderbal – Shadipur with a distance of about four hours to River Jhelum.
2.3.1 LINKAGES AND CONNECTIVITY Ganderbal has good road connectivity with major towns of the region. The town has connectivity with Srinagar in the south- east and with Kargil in North-east direction through NH-1. It is is also connected by major roads with Uri, Gulmarg and other important towns of the region.
Figure 2-2: Linkages and Connectivity of Ganderbal Town
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Ganderbal Master Plan - 2032
2.3.2 TOPOGRAPHY AND SOIL Ganderbal town being located on the both banks of river Sindh and foot hills of Zanskar Mountains has varying soil texture and profile in various flood plains of river Sindh. Soil is characterized of sand intermixed with boulder of varying size. Sand and Figure 2-3: Topography of Ganderbal Town Boulders of Ganderbal town is one of the important sources of building material used for construction in Srinagar City. The low-lying areas of south have Danez soil (marshy soil), foot hills have silty soil intermixed with silt and loam. Some areas falling in between foot hills and flood plains have loamy soil which is suited for paddy cultivation. The town has mostly expanded loamy soil and foot hills.
2.3.3 CLIMATE AND RAINFALL Like rest of the Valley, Ganderbal enjoys more or less same climate as that of Srinagar. It is severely cold in winter with heavy snowfall and moderately pleasant in summer. Overall, the town experiences moderate temperature varies between 29°C to 34°C in summer and between 10°C to 12°C in winter. The average annual precipitation (rain and snow) in Ganderbal varies from 500 mm to 550mm. The strong north-westerly winds are more predominant with average wind velocity of 12 – 30 kms per hour. The presence of Zanskar Mountains in the west and north and north east produce substantial impact on the climate, wind direction, speed and precipitation of the town.
2.3.4 NATURAL FEATURES Ganderbal region as a whole can be sub-divided into three physiographic sub-divisions: - plains, foothills and upper-hills. Ganderbal town is predominantly located in the plain area which extends from Shalbug in south and Manigam in north includes boggy land and bahil tracts. The foot-hills include the uplands which bound the town in east and north-east adding aesthetic beauty to the township. The town practically lies beneath a lateral spur from the mountains which is composed of excellent Kinker and upon which the Pringus plant grows abundantly.
The town area and the vicinity of the town area is has many water bodies and wetlands along with the river Sindh which is flowing from North to South, dividing the town in two halves. The Anchar Lake is located in the South-eastern corner of the town. Presence of theses water bodies along with small nallas, the peripheral area of the town is utilized for cultivation. The predominant cultivated product of this region is Rice along with some portions of vegetables. These agricultural lands of the town shows single cropping pattern.
Horticultural production (like apple, walnut, pear, plums, apricots, etc) is comparitively less in this region; there are very few chunks of land available under horticulture. Willow and eucalyptus plantation is seen along the river. The only forest area adjacent to Ganderbal is located on the uphill.
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Ganderbal Master Plan - 2032
2.3.5 SEISMIC ZONES The valley, by and large is considered as a seismic zone. Earthquakes of various magnitudes occurs in the past have rocked the valley. Ganderbal has also been affected from time to time by earth tremor. No seismic epicenter has so far been located in the vicinity of the town. Framed structure is the traditional method for building construction throughout the length and breadth of the valley, including Ganderbal. It has always with stood earth tremors of moderate intensity.
2.4 ECONOMY AND RESOURCE BASE Economy of the town Ganderbal is mostly dependent on Srinagar due to the close proximity to the capital, though the town has potential resource base to be capitalized for feature development.
2.4.1 RESOURCE BASE OF GANDERBAL Ganderbal is situated on the bank of River Sindh and its surroundings have very fertile agricultural land. Farming in Ganderbal is the main occupation as more than 80 % of the working population is engaged with it. The main crops are rice, wheat and fodders are widely grown in the region. Rearing of livestock is one of the important occupations of the population lives on the outskirts of the town.
2.4.2 AGRICULTURE PRODUCTION The Ganderbal town is surrounded by agriculture fields from North-west to South-east inter-spread with Nominal plantation and orchards. The marshy land is exits towards South-East and South-West side of the town. The marshy land is surrounded by Malyari land which is a source of vegetables for the inhabitants of the Ganderbal town.
The horticulture plays a vital role in the economic development of the town. The salubrious climatic conditions and availability of ground and surface water are most suitable for the growth and development of various types and quality of fruits including apple, plums, apricots, cherry, strawberry, grapes and various varieties of wild herbs.
2.4.3 INDUSTRIAL BASE Ganderbal has its industrial area located at Duderhama, which has almost 40+ units and providing employment for over 300 people. New proposal will be provided to extend the industrial activity within the town to develop its economic condition.
2.4.4 INDUSTRIAL INFRASTRUCTURE Availability of plain land, proximity to capital, connectivity through NH-1 and availability of man power, shows huge opportunity for development of industrial infrastructure in Ganderbal. The proposal for the town will incorporate some suitable solution to tap this opportunity.
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Demography 3
Ganderbal Master Plan - 2032
3. DEMOGRAPHY
3.1 INTRODUCTION Demography is the study of Human population dynamics. Demography plays an important role in the field of analysis and prediction of Human settlement systems. The analysis of Demographic patterns and factors can give an excellent understanding of the present nature of social, economical and industrial development of the settlement under consideration and pave way for reliable predictions of future population of settlements for allocation over the spatial and urban fabric.
As of 2011 census, Ganderbal Planning Area had a population of 46,885 which constitute 59.3% of Urban population including 6-outgrowths and 40.7 % of rural population. The Ganderbal Planning Area includes Ganderbal Municipal Committee Area and 12 villages in its proximity.
3.2 POPULATION DISTRIBUTION
3.2.1 POPULATION DISTRIBUTION IN GANDERBAL MUNICIPAL COMMITTEE AREA As per 2001 Census, the total population of Ganderbal Municipal Committee was 13,721 which has increased in many folds . According to the provisional census data of Census, 2011, the total population of the municipal area (including out growths) is expected as 27,816.
Table 3.1: Population and Growth in Ganderbal Municipal Committee Area Year Population Decadal Growth Rate (%) 1971 7,035 - 1981 9,143 29.96 1991 11,429* 25.00 2001 13,721 20.06 2011 27,816 102.73 Source: Census of India-1971 - 2011 Note: *Estimated
Ganderbal Master Plan area along with revenue villages, agriculture and water bodies and other landforms are spreads over an area of 50.63 sq. km, which covers Ganderbal (MC+OG) area (14.34 sq. km) and 12-villages (37.61 Sq. km). The total population within Master Plan area works out to 46,885 that include 27,816 of urban population (59.3%) and rural population i.e. 19,069 (40.7 %).
Table 3.2: Distribution of Population in Ganderbal Master Plan Area Area ( Ha) % of Total Area Population (2011) % of Total Population Ganderbal (MC + OG) 1,434.22 27.61 27,816 59.3 Revenue Villages 3,761.07 72.39 19,069 40.7 Total Planning Area 5,195.29 100.00 46,885 100.0
3.2.2 POPULATION GROWTH TRENDS Accordingly 1971-81 census figure, Ganderbal town had a population of 7,035 persons indicating a growth of 29.96 per cent. In 2001, population increases to 13,721 with growth rate of 15.46 %. There is a sharp increase in population during 2001-2011, which was due the transformation of Ganderbal Panchayat into Municipal Committee in the year 2006 and further extended its area by inclusion of surrounding villages within its jurisdiction. The following table shows population growth during various decades.
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120.00
100.00 102.73
80.00
60.00
40.00 29.96 25.00 20.00 20.06
0.00 1975 1980 1985 1990 1995 2000 2005 2010 2015
Figure 3-1: Decadal Growth Trend (%)
3.2.3 POPULATION DENSITY There is a great variation found in the gross population density in different parts of Ganderbal Municipal Committee. The average gross population density of the town is 28-persons per hectare. The estimated gross population density in Planning Area is very low i.e. 9-persons per hectare. The low gross population density of Ganderbal reveals that large pockets of agriculture, waterbodies and marshy land fields are available in the planning area. Thus, the town is growing horizontally along the connectivity networks.
Table 3.3: Existing gross population density in Planning Area Area Population, 2011 Area (HA) Gross Density (p/HA) Ganderbal Town 22,282 804.88 28 Ganderbal (MC + OG) 27,816 1,434.22 19 Revenue Villages 19,069* 3,761.07 5 Master Plan Area 46,885 5,195.29 9
Source: Census of India, 2011 and Consultant’s Analysis, *Estimated
3.2.4 SEX RATIO As per the Census 2011, the sex ratio (female population per 1000 males) in the town is 878 which is very low in comparison to the national average of 940. There is a sharp decline in sex ratio in the district and State as well. Jammu and Kashmir has 900 females per thousand males in 2001, which has declined to 883 in 2011. Similarly, Ganderbal district had 917 females per thousand male in 2001, which have decreased to 869 females per thousand male during 2011 census.
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Ganderbal Master Plan - 2032
3.2.5 LITERACY RATE As per the census 2011, the literacy rate of the town is 58.9 percent which is lower than the district urban average of 60.3 % and also lower than the National urban average of 59.0 %. The male literacy constitutes 65.8 % where as female at 58.09 %. However, the literacy rate has been increased remarkably from 46.8 % (1991) to 58.7 % (2001).
3.3 WORK FORCE PARTICIPATION RATE (WFPR) The capacity of a town not only to provide jobs opportunities to absorb its working its population but also of its catchment population in various sectors of economy is an indicator of economic viability as a spatial entity. As per the census figures, the Work Force Participation Rate of Ganderbal comparable area was around 37.74 % in 1981, which decreased to 26.57 % in decadal year 2001. The WFPR of the town has shown a drop since 1981 which may be the result of out migrattion of people.
Table 3.4: Workforce Participation Rate of the Planning Area Area 1981 2001 Ganderbal MC 37.74 26.57 Revenue Villages 31.39 20.85 Planning Area 33.90 23.28 Source: Census of India, 1971-2001
3.3.1 OCCUPATIONAL STRUCTURE The analysis of the economy of Ganderbal reveals major trends in its development, which have relevance in the process of urban planning. Analysis of Ganderbal’s possibilities for development in Primary, Secondary and Tertiary sectors are imperative to provide a guideline for the development of entire town and creation of potential centres of developments.
Primary sector consisting of cultivators, agricultural laborers in 1981 accounted for 48.83% of the total workers and by 2001; its share had decreased to 20.43%. Secondary sector indicates slight increment in the proportion of workers from 13.48% in 1981 to 15.82% in 2001. This trend it reflects the development of industries in Ganderbal. Tertiary sector has indicated major growth from 37.69% in 1981 to 63.75% in 2001. The trend of the exorbitant increase in the employment in tertiary sector is indicative of the engagement of workers mainly in the informal sector which is neither healthy from the economic development of the planning area and hence there is a need to hold this transformation into tertiary sector for economic development of the planning area.
Table 3.5: Occupational Structure of the Planning Area (Urban + Rural) Occupation Category 1981 2001 Workers % Workers % Primary 2,946 48.83 1,536 20.43 Secondary 813 13.48 1,190 15.82 Tertiary 2,274 37.69 4,794 63.75 Total 6,033 100.00 7,520 100.00 Source: Census of India, 1981-2001
3.4 POPULATION PROJECTION 3.4.1 PROJECTED POPULATION – GANDERBAL (MC + OG) The various available demographic methods for future population estimation are not applicable to Ganderbal town because of the unavailability of the relevant data of births, deaths and migration at town level. Compound method, which has wide application in the population projection, and forecasts population by age
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Ganderbal Master Plan - 2032
and sex, is also not useful due to unavailability of census-1991 data. Mathematical methods of population estimation have limitations of the underlying assumption that the socio-economic setting affecting the population size remains unchanged, but are the only relevant means to estimate the population of Ganderbal town and Planning Area. Mathematical methods supported by other policy inputs give accurate forecasts of the population within the constraints of limited availability of demographic data.
Ganderbal Town including 6-outgrowths is planned for a population of about 48,252 in 2032. The consultant envisages the average annual growth rate of 2.5 % (2012-2017), 2.75 % (2018-2022), and 3.00 % (2023-2032).
Table 3.6: Population in Ganderbal (MC + Outgrowth) Year Ganderbal (MC+OG) Annual Growth Rate 2011 27,816 2012 28,511 2.50 2017 32,075 2.50 2022 36,486 2.75 2027 41,959 3.00 2032 48,252 3.00 Source: Consultant’s Estimation
Population growth in previous decades for comparable municipal area is much lesser than the rural areas. After the year 2017, the growth rate of 2.50 will reach up to 2.75 and till the horizon year 2032 the growth rate will increase to 3.0. Proposed development in the urban area will be more planned and in concentric manner. The rate of infrastructure development in urban area will be higher/faster than the rural area.
3.4.2 PROJECTED POPULATION – RURAL AREA WITHIN PLANNING AREA The projected population of rural area is about 33,055 in 2032. The population of the rural area, which was 19,069 in 2011, has been estimated to 19,661 persons in 2012. It is estimated that the population if allowed to grow at the computed growth rates will be 25,830 and 33,055 in 2022 and 2032 respectively for the rural villages.
Table 3.7: Estimated Population of Rural Area Year Population Annual Growth Rate 2011 19,069 2012 19,661 3.10 2017 22,708 3.10 2022 25,830 2.75 2027 29,382 2.75 2032 33,055 2.50 Source: Consultant’s Estimation
3.4.3 PROJECTED POPULATION – PLANNING AREA The population of the Planning Area including Ganderbal Urban Area (Ganderbal Municipal Committee + Outgrowths) and 12-revenue villages is estimated for the horizon year 2017, 2022, 2027 and 2032, which is based on the annual growth rate of 2.74 % in the period 2013-2017, 2.75 % in the period 2018-2022 and 2.9 % in the period 2023-2027. The last five-year (2028-2032) will have a lower growth rate due to the controlled development in the rural areas. These estimations are based on the premise that the proposals in the Master Plan will give impetus to the growth of the planning area. Refer Table 3.8 for population projection of the planning area.
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Table 3.8: Population in Ganderbal Planning Area Year Population Annual Growth Rate 2011 46,885 2012 48,172 2.74 2017 54,783 2.74 2022 62,316 2.75 2027 71,340 2.90 2032 81,307 2.79 Source: Consultant’s Estimation
3.4.4 RESIDENTIAL DENSITY
The proposed residential density within the planning area for the horizon year 2032 varies from low-density zones with 120 PPH, medium density 121-180 PPH, high medium density 181-240 PPH and high density of 240 PPH and above. The Planning Units 1, 2 & 5 are proposed to be developed as high-density areas with provision of ‘Group and Flatted housing’. The Master Plan proposes to develop the areas abutting river Sindh as low- density areas. The planning unit-1 is proposed to be developed as eco-tourism area. The planning units (PU-1 & PU-4) having agriculture as predominant use with sparsely grown rural settlements are proposed to be developed in compact manner to avoid accelerated conversion of fertile land into urban uses.
Table 3.9: Proposed Residential Neighbourhood Planning Unit Area (HA) Assigned Density No. of Location Population (2032) Neighborhoods (2032) PU-1 988.70 9,857 11.54 1 Tulmula PU-2 Ganderbal, Beehama, 939.42 20,200 21.50 2 Bhadra Kund, Shahpora PU-3 Dudrehama, 1296.15 15,852 12.23 2 Malshahi Bag, Rangil, Kujar PU-4 1376.91 9,560 6.94 1 Haran, Sehpora PU-5 426.15 25,837 60.63 3 Gangerhama, Saloora Planning Area 5027.33* 81,307 16.62 9 *In addition to above, area of River Sindh (Excluded from any Planning Units) is 188.36 Ha. Hence the total Planning Area is 5063.06 Ha
3.5 PROJECTED WORK FORCE 3.5.1 PROJECTED WORKFORCE As discussed in the preceding section, the probable occupational structure for the horizon years has been used as a policy measures to alleviate the economic problems of the Ganderbal. The estimate of workforce for the horizon years has been based on assumptions and the explanations of underlying assumptions are necessary to ensure the realization of the objectives of the Master Plan. The emphasis has been laid on the strategies to give impetus to secondary sector to shift from primary sector i.e. agriculture to secondary sector rather than to tertiary sector. The workforce in 2032 works out as 29,271.
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Table 3.10: Estimated Workers for Ganderbal Master Plan Area Activity 2001 2012 2017 2022 2027 2032 No. % No. % No. % No. % No. % No. % Primary 1,536 20 2,409 20 2,662 18 2,804 15 2,825 12 2,927 10 Secondary 1,190 16 1,927 16 2,810 19 4,300 23 6,356 27 8,781 30 Tertiary 4,794 64 7,708 64 9,319 63 11,591 62 14,361 61 17,562 60 Total 7,520 100 12,043 100 14,791 100 18,695 100 23,542 100 29,271 100 WFPR 22.7 25.0 27.0 30.0 33.0 36.0 Source: Consultant’s Estimation
Primary Sector The primary sector constituting mainly agriculture and horticulture is estimated to 10% of total main workforce by 2032. This share of work force is absolute numbers in primary sector is also projected to increase marginally from 1,536 in 2001 to 29,271 in 2032 within the planning area. As a policy measures, the master plan proposals therefore, ensure that the rich horticultural land does not succumb and industrial activities. Ganderbal Master Plan 2032 proposes growth of primary sector with special emphasis on horticulture and Figure 3-2: Estimated Primary Sector Workers within Planning Area other allied agricultural activities i.e. poultry, sheep & animal husbandry, sericulture etc in tune with the development of supportive infrastructure against the targets fixed over a period.
Secondary Sector The Ganderbal Master Plan proposes to increase the percentage of workers in secondary or sector from 1,190 workers in 2001 to 8,781 workers by 2032 as given in Figure. About 50.85-hectares of land is earmarked for purposes of industrial development over next 20 years at an average workers density of 105 PPH. An appropriate industrial policies and focus for the planning area should be taken to boost the growth of secondary sector providing necessary infrastructure and facilities. The Ganderbal Master Figure 3-3: Estimated Secondary Sector Workers within Planning Area Plan proposes investment zone with
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all necessary infrastructures, which will support the secondary sector. Secondary sector is proposed to provide the platform for the economic development of the planning area shifting the dependence from marginal jobs in the tertiary sector to substantial jobs in secondary and other allied sectors.
In view of the fragile environment of Valley it is envisaged that Government shall give impetus to the development of light manufacturing industries, agriculture based, wood based, silk weaving, woolen clothes, leather manufacture, paper, printing, chemical based, flour mills, metal based etc. Ganderbal town is located near Srinagar and the close proximity to the proposed university in Tulmula, can also be capitalized to introduce an IT Park in this region. The master plan envisages integrate the industrial area with freight complex by providing infrastructure requirements Freight Complex (FC), Transport Nagar and related ancillary services.
Tertiary Sector The tertiary sector will continue to play an important role in the economy of the planning area primarily due to its proximity to Srinagar. The workers in the tertiary sector are estimated to increase from 4,794 in 2001 to 17,562 in 2032. These will be engaged in activities like Retail and Wholesale Trade, Warehousing Storage, Transport and Communications, Commerce, Services and allied activities. Export activities and trans- boundary trade will give further impetus to the tertiary sector trade of the town. Figure 3-4: Estimated Tertiary Sector Workers within Planning Area
3.5.2 DISTRIBUTION OF WORKERS OVER PLANNING UNITS The distribution of the workers in Planning Units within the planning area is given in Table 3.11 below.
Table 3.11: Workforce at Planning Unit Level Planning Unit Workers Dominant Land use in the Planning unit PU-1 3,549 Industrial area and Freight Complex PU-2 7,272 Residential PU-3 5,707 Commercial Area and Residential PU-4 3,442 Residential, New Commercial Centre PU-5 9,301 Residential , Government offices Total Planning Area 29,271 Urban Area 17,371 - Rural Area 11,900 -
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Land-use & Development Concept 4
Ganderbal Master Plan - 2032
4. LAND USE AND DEVELOPMENT CONCEPT
4.1 CONTEXTUAL The existing land-use map of a town is the most important and informative map to describe the spatial characteristics of the town. The existing land use map provided following information based on the primary survey; Cadastral data such as village boundary, settlement boundary, etc.; Existing land use such as residential, commercial, industrial, agricultural forest etc.; Physical feature such as rivers, hills, contours and general topography; Transportation network such as roads, railways etc.; Natural resources such as mineral deposits;
Analysis of land uses is necessary to understand and determine the forces responsible for shaping the urban morphology of a town or city and to get an insight into the future direction in which town has the potential to grow. Micro-level landuse survey was conducted by the survey team and landuse was broadly classified as developed and Un-Developed landuse. The term ‘Developed’ indicates the land that is being used for the purposes which are urban in character including Open Spaces like Parks and Playgrounds and other uses like Residential, Commercial, Industrial, Public and Semi-Public etc. ‘Undeveloped’ land use has been defined as the land not specifically mentioned above under urban use even though it may have the potential for land is considered as undeveloped Landuse.
4.2 PHYSICAL PATTERN AND GROWTH The Town is bounded by upland with beautiful lush green background and by Anchar Lake in south, in the west by flood plains of River Sindh. The uplands in East and flood prone areas in west act as the physical threshold for the development of the town. This has resulted into concentrated agglomeration of town activities on the lower slopes of the uplands along the major corridors. The Town growth direction is shown in the Figure 4.1. The town is growing along the transportation corridor and around existing settlement area e.g. the area near the Town Hall. Availability of existing infrastructure, nearby markets and availability of the land are the driving forces for the development. Figure 4-1: Physical Pattern & Growth
4.3 EXISTING LANDUSE Land management is a critical element in town’s development. Also in the pretext of urban expansion, valuable agricultural lands are converted into urban lands. Urban land is a scarce and costly resource and needs to be
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apportioned to various uses very judiciously. In order to plan the future land uses, a study of the existing land use is necessary. This study will also guide the future land-use of the master planning area.
A detailed land use survey was conducted and land use was broadly classified into a) Developed and b) Un- Developed land use. The term Developed land indicates the land that is being used for the purposes which are urban in character including residential, commercial, Open Spaces like Parks and Playgrounds and other use. Whereas “Undeveloped” land is defined as the land not in urban use which are agricultural, water body, open and vacant land and other undefined uses. Table 4.1 indicates the areas and percentage of different uses. The detailed analysis of the existing land use reveals that 11.42 % of the Planning Area is Developed Area while as 88.58 % of the total Planning Area constitutes Undeveloped Area.
Table 4.1: Existing Landuse of Planning Area, Ganderbal (Town+MC) and Rural Villages within Planning Area Planning Area Town + Outgrowth Rural Area % of % of % of % of % of % of Landuse Area Area Area Developed Master Developed Master Developed Master (HA) (HA) (HA) Area Plan Area Area Plan Area Area Plan Area Developed Area Residential 422.31 69.08 8.13 185.93 64.67 12.96 236.38 73.01 6.28 Commercial 12.03 1.97 0.23 9.22 3.21 0.64 2.81 0.87 0.07 Industrial & 5.38 0.88 0.10 5.38 1.87 0.38 0.00 0.00 0.00 Manufacturing Public & Semi- 90.32 14.78 1.74 54.83 19.07 3.82 35.49 10.96 0.94 Public Traffic & 81.25 13.29 1.56 32.16 11.18 2.24 49.09 15.16 1.31 Transportation Sub-Total 611.29 100.00 11.77 287.52 100.00 20.05 323.76 100.00 8.61 Developed Area Un-developed Area Agriculture Land 3033.58 - 58.39 811.84 - 56.61 2221.73 - 59.07 Cultivation Land 2602.76 - 50.10 664.49 - 46.33 1938.27 - 51.53 Horticulture 1.49 - 0.03 1.49 - 0.10 0.00 - 0.00 Plantation 429.33 - 8.26 145.86 - 10.17 283.47 - 7.54 Forest 19.55 - 0.38 14.20 - 0.99 5.35 - 0.14 Water Bodies 1112.93 - 21.42 240.41 - 16.76 872.52 - 23.20 Marshy Land 273.32 - 5.26 12.41 - 0.87 260.91 - 6.94 Vacant 144.63 - 2.78 67.84 - 4.73 76.79 - 2.04 Sub-Total Undeveloped 4584.00 - 88.23 1146.70 - 79.95 3437.31 - 91.39 Area Grand Total (Developed 5195.29 - 100.00 1434.22 - 100.00 3761.07 - 100.00 +Undeveloped)
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4.3.1 RESIDENTIAL AREA Residential use covers an area of 422.31 hectares in the Planning Area constituting 69.08 % and 8.13 % of the Developed Area and Planning Area respectively. The area has a gross residential density of 111 PPH for the Developed Area, which indicates congested growth of the town including outgrowth. Ganderbal (MC+OG) lacks planned residential colonies and the organic growth has resulted in urban sprawl and inefficient utilization of land. Physical thresholds have played dominant role for shaping the urban structure of town but the density has been primarily shaped by the infrastructural facilities. Although town has existed since long time, the urbanization has been taking place at a relatively slow pace.
4.3.2 COMMERCIAL AREA Commercial land occupies about 1.97 % of the developed area of Ganderbal (MC+OG) and 0.23 % of the total Planning Area. The main commercial development of Ganderbal town is concentrated along the transportation corridors and near Beehama Chowk. The town lacks planned commercial areas and there is no hierarchy of commercial centers existing in it. In fact, all the existing commercial development has come up in linear fashion. Mixed Land Use characterizes most of the mohallas with commercial activities being carried out in the ground floor.
4.3.3 INDUSTRIAL AREA Presently, the planning area has 5.38 Ha of industrial settlement, which is 0.10 % of the planning area. But the town has potential to accommodate such development in near future, due to its connectivity and proximity to Srinagar.
4.3.4 TRANSPORT AND COMMUNICATION Road network and related infrastructure is the most important sector for urban health. Roads act as arteries for the flow of goods and services and dissemination of urban influences. Efficient connectivity and improved linkages help in developing linkages between the market and the produce. Traffic and transportation infrastructure accounts for about 13.29 % of developed Area and 1.56 % of the total Planning Area of Ganderbal. The percentage area under traffic and transportation seems to be adequate though most of the roads including arterials are characterized by two lane undivided configuration only. The problem of inefficient road network is particularly more severe in the older parts of the urban area wherein the existing streets are highly narrow and winding wearing poor and dilapidated physical outlook. The pedestrian movement generally squats the carriageways resulting in further reduction of the effective road width as no pedestrian facilities exist in the town. The existing traffic characteristics reveal a chaotic picture predominantly because of lack of basic road infrastructure, pedestrian facilities, non-segregation of vehicular and non-vehicular traffic, inadequate parking areas etc.
4.3.5 PUBLIC AND SEMI-PUBLIC Land under educational institutions, medical facilities, police stations and police lines, religious, graveyards and other community facilities which is grouped under public and semi-public use constitutes about 14.78 % of the Developed Area and 1.74 % of the total Planning Area. Out of the total 90.32 hectares under public and semi- public land use, four major micro-level uses are defense (strategic), government, education and religious.
4.3.6 RECREATIONAL Parks, play fields, historical monuments have been grouped as recreational land use and constitute about 11.35 hectare, which is 1.96 % of the Developed Area and 0.22 % of the total Planning Area. The land under recreational use is insignificant keeping in view the population and historical nature of the town. Uniformly distributed and well-planned parks and playfields are grossly lacking. In absence of any developed are for
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recreational purposes, the open spaces of Idgah, schools and college and other unorganized open spaces are uses as playfield, recreational areas by the local inhabitants.
4.3.7 UN-DEVELOPED LANDUSE About 88.23 % (4584.00 hectares) of the total Planning Area constitutes the undeveloped landuse, which is under agriculture, plantation, water bodies and vacant land. Majority of land in the undeveloped landuse category consists of land under cultivation, which is predominantly under orchards and paddy fields. Out of the total, water bodies constitute about 21.42 % of the total Planning Area. Large percentage of undeveloped land use in the Planning Area is primarily because of the inclusion of large areas of rural character like Bhadra Kund, Nagbal, She Pora, Tulmulla etc. in addition to the existing town area.
4.4 EXISTING LANDUSE INCONSISTENCY It is observed that there are certain activities in the town, which are not consistence with the existing landuse. It is proposed to shift all the inconsistence land use activities to project the environment and the inhabitants of the Ganderbal town. In addition to this, there are some activities, which are not in sufficient numbers or over utilized. Due to shortage of land, it is not possible to develop inconsistence activities at their present landuse. The details of inconsistence and over utilized activities distributed in the town are given in Table 4.2 below.
Table 4.2: Inconsistence and over utilized landuse of the town S. Landuse location Problems/Remarks No. (a) Inconsistence landuse 1 Sumo Stand Near Beehama Chowk Lack of Parking area and Traffic Congestion 2 Saw Mill On Beehama – Duderhama Noise Pollution road 3 City School Near HDFC Bank on Beehama – the land can be utilised for other use(s) Duderhama road 4 Animal Husbandry Near Duderhama Chowk The location of this landuse needs to Hospital relocate to outskirts, to the nearing villages (b) Over utilized landuse 1 Sub District Hospital Duderhama, opposite to Lack of Space and facilities Industrial Estate Source: Consultant’s survey, 2011
4.5 PROPOSED DEVELOPMENT CONCEPT
4.5.1 IDENTIFICATION OF LAND PARCELS FOR DEVELOPMENT: All the above-mentioned facts will help to identify the developable land in the vicinity of the town. The new development will tend to utilise the available government lands, vacant lands and also the agricultural field which are single cropping in nature.
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4.5.2 LAND SUITABILITY ANALYSIS The natural features of the town and of the adjacent area have to be retained to propose a sustainable development. Reserve Forest & Hillock: Located on the eastern side of the town with the reserve forest area River: Sindh River is flowing through the town from north to south, which bisect the town into two parts. The Power Canal which flows from North-East to North–West of the town acts not only as second major drain but also utilize for irrigation purposes passes through the town. This has further act as barrier for development in various pockets within the town. Anchar Lake: Located on the south-eastern corner of the town along the NH-1 Marshy Land: A huge marshy land is located on the western side of the town
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4.5.3 IDENTIFIED LAND PARCELS FOR FUTURE EXPANSION The available identified major land pockets is around 904.05 hectares. These identificate land pockets are mostly single cropped land which hastendency to get urbanised in haphazard manner. About 217.6 hectares of land (POCKET-A) is available in the south of present Ganderbal town in Dudherama, Kujar and Fatehpora village. In the west, a large area of 537 hectares (POCKET-B & C) is located in Saloora Village and Tulmula Village. A small pocket of 49.0 Ha (POCKET-D) in Gangrehma Village is available for future expansion. In the North, 100 ha of land (POCKET-E) is available in the north of Malpora Village.
Figure 4-2: Available major land parcels for future city expansion
4.5.4 LAND PARCELS Available lands and the new enhanced road network will come up with new Areas/Land Pockets. Each of these Pockets has their unique characteristics to be defined as. Understanding their possibilities and potential will lead the development concept to a definite land-use pattern.
Pocket ‘A’ Ecologically Sensitive area. Development Option o Low density development o Regional level recreational area o Rejuvenation of lake through lakefront development
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Pocket ‘B’ Large chunk of available developable land Proximity to NH-1 (if connectivity is provided) Development Option o Second most visible area o Logistic corridor o IT Park / Techno polis o City Park with Riverfront Development
Pocket ‘C’ Near to Kheerbhavani Temple at Tulmiula Development Options o Tourist facility centre o Residential (Low Density) . Missing Link between NH-1 and Haran Pocket ‘D’ . Links between Tulmulla and NH-1 Existing Abadi area . Road between Beehama Chowk and NH-1 to Proximity to NH-1 further Pocket B (Saloora Area) Bounded by river in one side and the hillock with forest in the vicinity Dedvelopment Options o Low density o Hospitality units to cater the traffic of Amarnath Yatra
Pocket ‘E’ Adjacent to Srinagar City Situated along NH-1 Easily Accessible Maximum Visibility and importance Development Options: o Iconic buildings creating city image o Low-density development o Regulated and restricted development to free through traffic o Institutional area/Public facilities
4.5.5 DEVELOPMENT OPTIONS FOR ACTIVITY MIX With the above background and available land parcels for future urban expansion, the master plan paves a way for a healthy, wealthy and vibrating Ganderbal Town. Ganderbal has large chunk of area under agriculture and constraints for further expansion towards southern part due to Anchar lake and marshy land on the west. The hilly and upland towards west is also make hindrance for further expansion. Hence, various development activities can be opted to develop in these land parcels.
This Master Plan, therefore, paves a way for a healthy, wealthy and vibrant Ganderbal. The Master plan envisages controlling the urban sprawl on haphazard manner. In this background, two alternative development options have been suggested with their merits and de-merits:
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Option 1:
Tourist facilities adjacent to Tulmulla
Technical Institute, IT Park & CBD clubbed together & located on prime location & connectivity on NH-1 with maximum visibility for enhancing image of Ganderbal
Industrial Park, Truck Terminus and Stadium and Cultural Centre
Merits All the iconic buildings as proposed are located on NH-1, which would get maximum visibility. As the result, it will enhance the image of Ganderbal town as the NH-1 carries high traffic movement to Kargil and Amarnath. Further, these locations have excellent accessibility and connectivity to Srinagar.
Demerits The proposed activities are concentrated on eastern side of the River Sindh which would create imbalance in distribution of facilities.
Option 2:
Tourist facilities adjacent to Tulmulla
Technical Institute
Technopolis, Stadium and Cultural centre
Industrial Park, Truck Terminus and Stadium and Cultural Centre
Merits The proposed activities are well distributed in this option. A city level commercial centre is proposed along with Knowledge city/hub, Tourist facility centre another new Bus terminal on western side of the Sind River. While,
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the eastern side will have regional level recreational area City level facility centre and also the existing commercial centre at Beehama Chowk.
Demerits A heavy residential development is proposed on the western side of the river which will put pressure on agricultural land. Urban sprawl is another major challenge where surrounding village will get urbanized. The entire town will be divided into Planning Units and each zone will be divided into residential sectors. The other uses such as commercial, recreational, health and education will be distributed all over the city in a hierarchical manner. The town Structure is to be evolved on the basis of major corridor of development along road converging on Ganderbal. Visualizing the development potential along the roads, of higher order institutional, recreational zone such as Anchar Lake / Biodiversity Park, etc can be suitably located in an integrated manner. Zoning and sub-divisional regulations will an integral part of the Master Plan of Ganderbal.
4.6 PROPOSED DEVELOPMENT STRUCTURE Master Plan envisages a new concept for the development of town over next two decades. The town will take a form consistent with the physiographic features so that various activities complement each other. Land use pattern has been envisaged within physiographic limitations to utilize low cost land for urban development and encroachment upon the agricultural and orchards as little as might be possible without compromising on fundamental requirements.
A new city structure for Ganderbal is envisaged for the integrated hierarchical development of the town and the development of town Image. Refer to proposed Land use Map.
4.6.1 CITY STRUCTURE A new city structure for Ganderbal is envisaged for the integrated hierarchical development of the city and the development of City Image. It is suggested that a hierarchical cellular structure to contain essential facilities and services in the form of nuclei at different level. . Hierarchical cellular structure . Nuclei to contain essential facilities . 3-tier hierarchy of social infrastructure
4.6.2 PLANNING MODULE Area under planning area is conceptualized as high yield zone in terms of industrial and residential development. Based on the local produce and indigenous product a clear demarcation to identify the economic base of the town is conceived.
The overall planning area of around 51.95 sq. km. is further is divided into 5-Planning Units (PUs) with further subdivision into neighbourhood area. A road hierarchy and width was formulated to handle the bulk traffic and pedestrian movement in an around these zones, Sub Zone zones and the overall major zones.
City level (TIER-1): To facilitate higher order planning, city level facilities are provided;
Planning Unit (TIER-2): The pattern of a Planning Unit Module is conceived as residential area containing a ‘neighbourhood’ grouped with an average population of 8,000-10,000;
Housing Area Level (TIER-3): A Housing Area with an average population of 5,000 persons.
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Tier I: City Level One of the major goals of the plan is to create a unique image for the city of Ganderbal. This can be achieved through the creation of landmarks and interesting urban forms. Some of the major town level projects identified for enhancing the image of Ganderbal are as under:
City-level Commercial Centres are proposed at PU- 3 and PU-5 to function as the Central Business District
Technical Colleges are proposed in PU-3 and PU-5.
IT Park To capture potential of the town with the location central university in proximity and the proposed Technical College in Ganderbal, an IT park is proposed in PU-5.
City -level Ecological Park This Ecological Park/ green space will surround the marshy land located on western part of the town. The Ecological Park has been proposed in PU-4.
City Park This green space at PU-5 will act as buffer between the proposed development and the river and this will act as lung spaces for future developments.
Exhibition-cum-Fair Ground Ganderbal will also accommodate an exhibition space, which will act as major interaction zones for community and town level functions. Considering the number of events in the region, it is proposed to develop an exclusive exhibition cum fair ground to organize fairs, exhibitions and shows and events for cultural as well as economic benefits at PU-3.
Stadium and Sport Centre at PU-5 near existing college
Riverfront Development along the Sindh River including flood management, protection walls, parks and garden and creating recreation zone
Logistic Hub The industrial area for the town is proposed in PU-3 and to support this use a logistic hub is proposed by the industrial area and along the proposed 45.0 m wide road. The master plan also envisages that clustering of industries is required for wood related activities in the proposed industrial area for better space and provision of infrastructure. The following facilities have been proposed in the logistic hub. - Warehousing Complex - Truck terminal
City level bus and truck terminal Two Town level bus terminals have been proposed within the planning area. One is proposed to be located on National Highway in PU-3 and another at PU-5 near the proposed city level commercial centre. These will serve as ISBT for intercity and inter-state fleet.
Tourist Facility Centre A tourist’s facility centre is proposed near Tulmulla in PU-1, which will contain Tourist Reception Centre along with wayside amenities.
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Tourist Hutment / Resort Land area is reserved for development of Hutment/Resort along the ecological park near Tulmulla. This area can accommodate some wellness centre or spa resort for the tourist visiting Kheerbhavani Temple or the nearby Mansambal Lake.
Tier II: NEIGHBORHOOD LEVEL Centre At the Neighbourhood level, Integrated Community Centres (ICC) is proposed at different locations. A neighbourhood Centre shall cater to a population size of 8,000-10,000. It contains Community level facilities, including Community-level Parks and Play areas.
Tier III: Housing Area Level Centre A housing area level facility centre, where convenience shopping for 5,000 populations, area 0.11 hectare within the residential land use of new developments shall be provided.
4.7 PROPOSED LAND - 2032 Presently, total developed area is 611.29 hectares with a density of 75 persons per hectare. It is estimated that town will have population of 81,307 by the year 2032. Land requirement of Ganderbal town has been worked out from the studies related to sub-sectors like housing demand, community facilities, utilities and services, transportation, industries, besides the land requirement for government offices and commercial establishments. Total land requirement for the horizon year 2032 has been worked out under different categories of land uses and is given in Table 4.3
Table 4.3: Land use Distribution of Planning Area-2032 % to the total S. No. Land Use (2032) Area in Ha % of the Total developed 1 Residential 705.53 48.88 13.58 2 Commercial 52.06 3.61 1.00 3 Manufacturing - Industrial 44.27 3.07 0.85 4 Public and semi-Public and 154.03 10.67 2.96 5 Recreational and open spaces 247.12 17.12 4.76 6 Transportation and Communication 240.50 16.66 4.63 Total 1443.51 100.00 27.78
7 Agriculture 2410.67 - 46.40 8 Water bodies 779.34 - 15.00 9 Plantation and orchard 311.30 - 5.99 10 Reserved Green 218.85 - 4.21 11 Forest 31.62 - 0.61 Sub-Total 3751.78 - 72.22
Total 5195.29 - 100.00
4.7.1 RESIDENTIAL USE The Existing Residential use covers an area of 422.31 hectares in the Planning Area constituting 69.08 per cent and 8.13 per cent of the Developed Area and Planning Area respectively. The proposed land use plan for the
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year 2032 will have 705.53 hectare for residential development. The area will have a gross residential density of 115 PPH. The Master Plan envisages the development of residential areas (both existing and proposed) on the concept of self-sustained neighbourhoods. It identifies 9-neighbourhoods with a population size of about 8,000-10,000 each.
Table 4.4: Proposed Number of Neighbourhoods S. No. Planning Units Neighborhoods 1 PU-1 1 2 PU-2 2 3 PU-3 2 4 PU-4 1 5 PU-5 3
4.7.2 COMMERCIAL USE Commercial land occupies about 3.21 per cent of the developed area of town. Large portion of land in the town which is under commercial land use is because of the administrative nature of the town. Most of the commercial development is adjacent to the major streets or traffic corridors however, most of the commercial activities are concentrated in the Central Business District (CBD) of the town. The town lacks planned commercial areas and there is no hierarchy of commercial centres existing in it. In fact, all the existing commercial development has come up in linear fashion. Most of the mohallas are characterized by mixed Land Use with commercial activities being carried out in the ground floor. However, recently conversion of some residential buildings into commercial use has started along major corridors of the town. Automobile shops are located in the C.B.D which squat on the National Highway creating traffic hazards.
In the proposed land use plan the commercial activities will be organised to commercial centers. The percentage of commercial land-use will be 3.61 % (52.06 hectares)
4.7.3 INDUSTRIAL ZONE Ganderbal lacks industrial growth for the following major reasons: Inadequate industrial infrastructure; Under-utilization and absence of the available industrial estates;
The industries occupy about 1.87 % of developed land in the town. the industrial estate located neer beehama chowk. The proposed land use has allocated total 44.27 ha of land for industrial development.
Gauging the potential of the town, an industrial estate of 14.28 hectare has been proposed in PU-3 on peripheral expressway, outside the town to ensure easy mobility of goods/ freight movement. Along with the industrial estate, a IT Park of 24.61 is proposed in PU-5 on peripheral expressway.
4.7.4 RECREATION ZONE The proposed plan gives thrust to green cover and proposes an area of 4.76 % of planning area for recreational activities. The proposed green uses includes Eco Park, City Park, Exhibition Ground, City level Sports Centre and neighbourhood and housing area level parks/ playgrounds duly included in neighborhood centres and housing area facility. To include flowing green concept, green strip along road network, along riverbanks and along peripheral of proposed expressway shall be developed.
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4.7.5 PUBLIC AND SEMI-PUBLIC ZONE Public and Semi-public zone comprised of education, health, public utilities etc., considering the infrastructural requirement for the projected population and hierarchical distribution of facilities, facility centre at city level; neighbourhood centre at neighbourhood level and housing area facility centre at housing cluster level is proposed. To make efficient and sustainable planning units, these facility centres includes education, health etc. facilities. There has been an increased an area under Public and Semi-Public Zone from existing 90.32 hectare to 156.03 hectare in horizon year 2032.
4.7.6 TRANSPORTATION To increase mobility and connectivity in the town, new road network has been proposed to strengthen and improve the existing roads system of the planning area. A new peripheral expressway of 45.0 m ROW is proposed. The total area under transportation landuse has increased from 81.25 hectare to 240.50 hectare.
4.7.7 AGRICULTURE AND ORCHARDS To preserve orchards and meet the horticultural requirement of future development, some agriculture land parcels have been consumed. In order to improve the quality of environment and to promote the percentage of green cover, it is proposed to plant trees along all major roads. The proposed peripheral expressway will have thick tree plantation.
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Economic Base & Work Areas 5
Ganderbal Master Plan - 2032
5. ECONOMIC BASE AND WORK AREAS
5.1 CONTEXTUAL The economic sector is the main anchor behind the progress and growth of any town. Economic profile of the town Ganderbal is mostly dependent on Agriculture. Proximity to Srinagar can be capitalized for future potential location for business and industry. There is one hydro-power project, generating electricity to supply to nearing towns and states and the other hydro-power project will push its ability to almost 93 mega watt power generations. Despite having an important regional economic node, the economic sector remained unproductive. Being weak on the economic front, the region requires strong economic magnets for future economic development of the Region.
5.2 MAJOR WORK AREAS –TRADE AND COMMERCE
5.2.1 EXISTING WORK AREAS City Commercial Centre/CBD The existing commercial AREA, the main bazaar of Ganderbal is located around Beehama Chowk, along the NH1 and the along the road from Beehama Chowk to Duderhama Chowk, one can shop there for spices, wholesale products and fish. To cater to the City level commercial and facilities requirement, a new City commercial Centre is also envisaged on the western part of the town, along the extension of road between Beehama Chawk and Duderhama Chowk to Saloora area. The City commercial Centre shall comprise of facilities such as, Socio-cultural Club, exhibition gallery and cultural centre, museums, specialty Hospital, general community facilities and housing along with recreational facilities. The existing CBD will work as major commercial centre of the town until the proposed Commercial centre is not in function. a) Commercial Establishments - Retails There are 537 retails shops present in the different parts of the town to cater the needs of the inhabitants and of floating population. These shops are one of the major sources of income to Municipal Committee of Ganderbal. b) Whole Sale Trade The Ganderbal town is rich in horticultural produce like apple, walnut, cherry etc. During the year 2009-10, the apple production from Ganderbal was 36,903 metric tons and about 7,092 metric tons from Ganderbal constituency. The production of horticulture products is showing increasing trend. To trade these fruits, vegetable and crops the town has a few wholesale shops. The whole town has 18 such wholesale shops, spread all over the town c) Warehousing and Godowns There is no large or medium scale storage unit in the town. Some small types of private godowns are available at some places in town. The proposed master plan will contain few such designated pockets. The proposed Warehouse is located along the proposed 45 m ROW, in between the Industrial and Truck Terminus Area. d) Informal Sector The urban poor survive by working in the informal sector. Poverty and lack of gainful employment drive large numbers of people to the urban areas for work and livelihood. These people generally possess low skills and lack the level of education required for the better-paid jobs in the organized sector. Besides, permanent protected jobs in the organized sector are shrinking hence even those having the requisite skills are unable to find proper employment. For these people work in the informal sector are the only means for their survival.
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This has led to a rapid growth of the informal sector in urban areas. For the urban poor, hawking is one of the means of earning a livelihood, as it requires minor financial input and the skills involved are low.
Table 5.1: Location and number of vendors in the town S. No. Vendor’s Category Nos of units Location 1 Vegetable seller 3 Near Beehama Chowk 2 Fruits seller 4 Near Beehama Chowk 3 Cloth seller 12 Near Beehama Chowk, in front of Hamdard Hospital 4 Shoes and sleepers seller 3 In front of Reliance Store 6 Bags, accessories seller 4 Near Beehama Chowk 7 Species seller 2 Near Beehama Chowk 9 Tea, snacks stalls 2 In front of Mosque near Beehama Chowk 10 Ice cream seller 3 In front of Mosque near Beehama Chowk 12 Cobblers 4 In front of Mosque near Beehama Chowk and near Hamdard Hospital. 14 Watches 2 Near Beehama Chowk Total units 39 - Source: Consultant’s survey, 2011
Figure 5-2: Pictorial view of Vegetable vendors near Bheema Chowk
Figure 5-1: Pictorial view of Cloths vendors on road from Beehama Chowk to Duderhama Chawk
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Figure 5-5: Pictorial view of Sweets and Ice Cream Vendors
Figure 5-4: View of Footwear vendors near Duderhama More at Ganderbal
Figure 5-3: Pictorial view of shoe vendors on road
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5.3 RETAIL TRADE
5.3.1 RETAIL TRADE HIERARCHY Retail shopping areas are important as these create an image of the city. To accommodate the required shopping, commercial offices, and other activities like cinema, hotel and related facilities, the following three- tier system of commercial development is proposed. 1. City level – Whole of the city 2. Neighbourhood level 3. Housing Areas level
Table 5.2: Five-Tier Hierarchy of Commercial Activities Community Neighbourhood Cluster Centre Commercial Centre Commercial Centre Tier I Tier II Tier III Population Served City and Regional level About 10 thousand About 5 thousand
Area 5.4 hectare 0.46 hectare 0.11 ha Land Requirement Per Thousand Persons 540 Sqm. 306 Sqm. 220 Sqm.
A) TIER - I: City Level Commercial Centers City level Commercial centre are envisaged to serve a Planning District of 81,307 persons and to cater to the City level commercial and facilities requirement, a new City commercial Centre is envisaged on the sub-arterial road connecting Dudrehama to proposed Peripheral Expressway. The existing commercial center at Beehama will be another one with better infrastructure and in more composed manner than the existing. The city level commercial centre are major shopping complexes, which while serving for reasonable selection of shops, departmental stores, malls, are also the centers of socio-cultural activities where the people get together. Besides commercial facilities, it will also include a library, a multipurpose meeting hall, and an exhibition centre for art exhibitions.
B) TIER-II: Neighborhood level Commercial Centre A total number of 9-Integrated Community Centers (ICC) has been proposed for Ganderbal Master Plan-2032. These Integrated Community Centers include Community Commercial Centers and Community Facility Centers, which are clubbed together. The distribution of District Commercial Centers and Community Commercial Centers are referred in the Table 5.3 below.
C) TIER - III Housing Area Shopping Centers Convenience shopping for 5,000 populations, area 0.11 ha within the residential land use of new developments shall be provided.
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Table 5.3: List of Propose Neighborhood Center and Local Shopping Area Neighborhood Housing Existing Additional Total Proposed Proposed /Planning Units Area Population Population Population Neighborhood Local 2011 2032 centre shopping area PU1 2 9,047 810 9,857 1 2
PU2 4 10,423 9,778 20,200 2 4
PU3 3 11,243 4,610 15,852 2 3
PU4 2 8,927 633 9,560 1 2
PU5 5 8,532 17,305 25,837 3 5
TOTAL 16 48,172 33,135 81,307 9 16
5.3.2 COMPONENTS OF COMMERCIAL CENTER The activities that are proposed to be provided in the five-tier system of commerce areas are given in the following Table.
Table 5.4: Components of Commercial Centre Community Commercial Centre Neighbourhood Cluster Centre Commercial Centre Tier I Tier II Tier III Shopping (Retail Service, Repair & limited Shopping Retail Shopping Retail Wholesale) Informal Shopping, Commercial Service, Repair Service, Repair Offices, Cinema, Hotel, Guest House, Nursing Informal Shops, Informal Shopping Home Commercial Offices Service Industries: Auditorium, Museum, Community Hall Library, Science Centre, Art/Craft/Music/ Dance and Library
School, Craft/Mela/Book Bazaar, Weekly Markets (on close days), Local Government Offices Activities Bus Terminal, Fire Post, Police Post, Telephone Electric Sub-Station Electric Sub Station, Exchange, Electric Sub Station, Post and Conveniences Conveniences Telegraph Office, Petrol Pump Conveniences Residential Post office, Dispensary, Petrol Pump (filling Station only) Weekly Markets (on close days) Electric Sub-Station Conveniences Note : Besides the above, retail shopping of desired level may also be provided in all work centres and transportation nodes
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5.4 INDUSTRY Bulk of the town’s population depends on agriculture for their livelihood. The main agricultural product, other than rice, the products grow in Ganderbal are Cherry, Almond, Apple, Pear, Grapes etc. Apart from agriculture, a large portion of population is engaged in trading, Industry and other tertiary sectors. Ganderbal has one Industrial estate area, which contains different types of industries. Rearing of livestock is one of the important occupations of the population lives on the out-skirts of the town.
5.4.1 INDUSTRIAL ESTATE, DUDERHAMA The industrial estate in Ganderbal town and is spread over 106 kanals of prime land. The estate has 91-plots, of which 46 units are operating. The units are producing variety of products e.g. PVC Cables, Aluminium Utensils, Electrical Accessories, Sheet Metal, Clothes, Food Products etc. Presence of this Industrial Estate has generated more than 350 jobs for the town.
Figure 5-6: Location of Industrial Estate at Ganderbal
Table 5.5: Numbers & types of units in Industrial Estate, Duderhama S. No. Name of Units Nos. of Units No. of Employees 1 Carding & Wool 21 215 2 Mechanised Bakery 1 12 3 Wax Candles 2 15 4 Walnut Processing Unit 1 4 5 PVC Cables 2 12
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S. No. Name of Units Nos. of Units No. of Employees 6 Wooden Joinery 1 4 7 Pickle, Jam, Juice 2 15 8 Aluminium Utensil 2 30 9 Gates & Grills 2 12 10 Conduce Pipes 1 8 11 Electrical Accessories 1 7 12 Paper Envelope 1 5 13 Sheet Metal 1 4 14 Ice Cream 2 10 15 Printing Dying 1 4 Total 41 357 Source: Consultant’s survey, 2001
5.4.2 HOUSEHOLD INDUSTRY The Ganderbal town has a few units of household industries, which includes Mustard seed oil extraction and bakeries.
5.4.3 POTENTIAL FOR ECO-FRIENDLY INDUSTRIAL UNITS The town produces nearly 33,000 metric tons of apples per annum besides other fruits like walnut, pear, plums, apricots, etc. There is ample scope for setting up of industrial units for juice concentrate, jams, jellies and marmalades.
The horticulture plays a vital role in the economic development of the town. This sector is the one of the main source of income in the Ganderbal economy, next only to the agricultural sector. The salubrious climatic conditions and availability of ground and surface water are most suitable for the growth and development of various types and quality of fruits including apple, plums, apricots, cherry, strawberry, grapes and various varieties of wild herbs.
5.4.4 INDUSTRIAL AREA A city also needs an industrial base. The present industrial base is very small light industrial units located at Duderhama.
Technology hub/ IT Park & Industrial Park A technology hub and an industrial area including existing light industries at Duderhama constitute the industrial sector of Ganderbal will utilize the skilled labour force (required for the software technology centre) and the skilled, unskilled and semi-skilled labour force (required for the industries) available in the area and its vicinity. Light flatted group industries shall be permitted in the area demarcated for industries. Master Plan envisages that the technology centre/ IT Park with an area of 24.61 hectares will have business processing centre with excellent R&D facilities can also cater for the upcoming Central University near Tulmulla.
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Physical Infrastructure 6
Ganderbal Master Plan - 2032
6. PHYSICAL INFRASTRUCTURE
6.1 CONTEXTUAL Availability and adequacy of urban services are important indicators to assess the livability principle of city. They act as catalysts for economic development. Thus, infrastructure may be defined as the basic facilities, which any developed area requires in sustaining the activities being carried out in it. Therefore, infrastructure facilities play an important role in fostering economic growth and enhancing public welfare. The infrastructure may be divided into two categories: (a) Physical infrastructure including Water supply, Drainage, Sewerage, Solid Waste management and Street lighting, Fire Services and so forth; and (b) Social infrastructure including Education, Health, Recreational facilities etc. This chapter deals with the physical infrastructure facility of the town.
6.2 WATER SUPPLY 6.2.1 EXISTING WATER SUPPLY SCENARIO The main source of water supply to Planning Area is surface water i.e. River Sindh. Portable water is supplied to Ganderbal Town from Sindh extension canal, which has a water treatment capacity of 2.27 MLD and service reservoir capacity of 1.42 MLD The water is supplied at the rate of 70 litres per capita per day, which is highly inadequate, as it does not fulfill the daily needs of the people. The distribution system does not cover the whole town as many outlying parts are without filtered water. Many areas are still without tap connections and people have to carry potable water over long distances from the public taps.
6.2.2 WATER SUPPLY SYSTEM The main source of water supply for the Ganderbal is surface water. The 100 % of water is supply to Ganderbal town is through Sindh River extension Canal. Presently, 0.96-MLD (@ 70 lpcd) of water after filtration is being supplied daily to the Ganderbal town for meeting out the water demand for domestic, commercial, industrial etc.
Table 6.1: Summary of Water Supply System S. No. Description Service level 1 Existing Rate of Water Supply 70 lpcd 2 Capacity of Filtration Plant 2.27 MLD 3 Storage Capacity 1.42 MLD 4 Water Supply network coverage 80 % 5 Frequency of Water Supply 1 hrs to whole day 6 No. of Water Connections 2412 Source: PHE Department of Ganderbal, 2011
6.2.3 WATER SUPPLY CONNECTION There were 2412 connections in Ganderbal town till the year 2011. The category wise break-up of connection are detailed below.
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Table 6.2: Water Connections in the Town Year Domestic Commercial Governmental PSP Total 2009 2039 14 27 140 2220 2010 2155 16 30 141 2342 2011 2220 17 30 145 2412 Source: PHE Department Ganderbal, 2011 Out of total connections of 2412, 92.04 % of connections are domestics, 0.70 % of connections are commercial, 1.24 % connections are of Governmental establishments and 6.01 % are of PSP connections.
6.2.4 DISTRIBUTION NETWORK SYSTEM The water supply network of the town is tree shape, which has a total length of 38 kms. It does not cover the entire town area. The peripheral areas do not have access the filter water. The existing network is old and having completed the design periods and not able to cater the present demand.
6.2.5 STORAGE CAPACITY The treated water is stored in over head tanks and underground reservoirs before supplying it to the users through gravity system. The capacity and location of the existing reservoirs /UGRs in the town are detailed in the Table below.
Table 6.3: Details of Water Storage facility in the town S. No. Capacity (MLD) Location Type 1 0.91 Beehama Hills RCC Intze 2 0.51 Beehama Hills RCC Intze Total 1.42 - - Source: PHE Department of Ganderbal, 2011 6.2.6 QUALITY OF WATER The quality of water available from Sindh River is within in permissible limits and is fit for human consumption. However, the water is supplied to town after chlorination.
6.2.7 LEVEL OF SERVICE At present, water is supplied @ 70 lpcd to the town, which is quite low in comparison of CPHEEO, Government of India’s Norms. There is a gap of 2.55 MLD between demand and supply.
6.2.8 WATER SUPPLY WASTE & LOSSES In addition to physical loss of water from the distribution system, water is “lost” through unauthorized consumption (theft), administrative errors, data handling errors, and metering inaccuracies. It is required to adequately design the network system of the town along with 100 % metering of the supplied water.
6.2.9 NORMS & STANDARDS FOR WATER SUPPLY Per capita water supply for designing of various schemes as suggested in “Manual on Water Supply and Treatment” of the Central Public Health Engineering Organisation, Government of India is as follows: 70 LPCD for Towns provided with piped water supply but without sewerage system; 135 LPCD for Cities provided with piped water supply where sewerage system is existing/contemplated;
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150 LPCD for Metropolitan and Mega Cities provided with piped water supply where sewerage system is existing/contemplated. Ganderbal, being very near to Shrinagar urban area, has the possibility and potential to develop as an urban extention or satellite town for Shrinagar in future. In view of this, a different set of norms has been specified for this area: 100% houses will be supplied with piped water by the year 2032 100% houses will be connected to Municipal Sewerage System requiring flushing of toilets; Adequate water for fire fighting will be stored for entire city The proposed per capita water requirement works out to 155.25 lpcd for Ganderbal planning area. However, this does not include the water demand for proposed major industries of the planning area. The water demands for these industrial developments are needs to be estimated separately.
6.2.10 FUTURE WATER SUPPLY REQUIREMENT IN THE TOWN Present population of Ganderbal (2001) is 18,860 out of which many pockets in Municipal area are not connected to water supply system. The present supply of water is 0.96 MLD and the future requirement will be 12.62 MLD (@ 155.25 lpcd) including domestic and non domestic uses. Measures required reducing this gap. Contingency plans shall be proposed for 2032 - For Ganderbal Municipal Commeettee area Augmentation of water will be from the up stream of Sindh Water Treatement plant shall be proposed with capacity of 13.0 MLD to fullfil the demand. Land area required for WTP is 0.8 Ha Storage capacity has to be increased. New OHTs will require to build for all 5 planning units. Laying of new pipe network required for 100% coverage
Table 6.4: Water demand in Ganderbal Planning Area - 2032 Planning Unit Total Assigned Population (2032) Water Requirement (MLD) PU-1 9,857 1.53 PU-2 20,200 3.14 PU-3 15,852 2.46 PU-4 9,560 1.48 PU-5 25,837 4.01 Total 81307 12.62 1 MLD = 10,00,000 litres 6.2.11 SERVICE RESERVOIR At present, two service reservoirs are located at Beehama hills with total storage capacity of 1.42 MLD. There is a requirement of 12.62 MLD (excluding industrial water demand) of storage capacity in planning area for the horizon period of 2032. The Master plan proposes that a series of service reservoirs with total capacity of 2.36 MLD shall be established at neighborhood level. The Phase wise water demand and capacity of service reservoirs are detailed in the Table 6.5.
Table 6.5: Phasing of Water Demand and Capacities of Service Reservoirs in Ganderbal Planning Area-2032 Year Population Domestic *Required No. of Capacity of Service Water Demand Storage Reservoir Reservoirs (MLD) (MLD) Capacity (MLD) 2012 48172 7.48 0.82 2 0.42 2017 54783 8.51 1.13 1 0.35
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2022 62316 9.67 1.48 1 0.40 2027 71340 11.08 1.90 1 0.45 2032 81307 12.62 2.36 1 0.5 Note: *Excluding the existing service reservoir capacity
6.3 SEWERAGE AND SANITATION The availability of toilet facilities and the method of removal and disposal are indications of level of development of any town. The Sewerage system of Ganderbal town is very poor. The town as a whole does not have underground sewerage network system. Wherever exists, it is not an exclusive sewerage system. It is a combined wastewater and storm water collection system. 6.3.1 EXISTING SEWERAGE SYSTEM The total quantity of sewage generation in Ganderbal is approximately 0.77 MLD per day, which will increase to 10.1 MLD (80% of total water supply) by the horizon year 2032. At present, there is no organized system for collection, conveyance, treatment, and disposal of sewage. The sewage generated from the individual houses, hotels, other establishments is either directly discharged into the nearby storm water drains without any treatment or after partial treatment through septic tanks. Disposing sewage to the open drains creates unhealthy environment and making the area disease prone.
The Ganderbal Master Plan-2032 provides for an adequate sewage treatment facilities supplemented with efficient sewerage infrastructure and disposal system to ensure public health and quality environment. Sewerage system can comprise of combined system for municipal sewage and storm water drainage or a separate system for both or a combination of two. Combined sewerage system invariably suffers from the disadvantage of sluggish flow during most part of the year leading to deposition of sewage solids and creating foul and offensive conditions. In view of this problem, Central Public Health and Environment Engineering Organization (CPHEEO) do not recommend the use of combined sewers in the modern designs. Storm water from sewers will be directly disposed off into streams or river whereas the sanitary and industrial wastes will be disposed of into water bodies after proper treatment. Sewerage system will consist of a hierarchy of three levels: Trunk sewers Main sewers Sub-main sewers
The sewerage system hierarchy will be consistent with the street hierarchy with trunk and main sewers along arterial and sub-arterial roads and sub-main sewers on collectors. The final sewerage design will depend on the actual flows in sewers based on micro-level study by the concerned department. Planning unit wise sewage generation in Ganderbal planning area for the horizon year 2032 in Table 6.6:
Table 6.6: Planning Unit/Neighbourhood level Sewerage Generation in Ganderbal urbanisable area -2032 Zone Planning Unit Sewage Generation (MLD) Area for STPs (HA)
Zone I PU-1 1.22 3.04
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Zone Planning Unit Sewage Generation (MLD) Area for STPs (HA)
PU-4 2.51 PU-5 1.97 Zone II PU-2 1.19 2.42 PU-3 3.21 Total 10.10 5.46
For an efficient sewerage disposal and treatment system, it is required to have an underground sewerage network system in entire planning area and two sewage treatment plants of 16.86 MLD and 13.43 MLD (considering the peak factor of 3.0). Considering the design guidelines for low lying area along the river Sindh, 1-STP is proposed in PU-4 (area- 3.04 ha) which will serve the PU 1, 4 & 5. The other STP is located in PU-3 with an area of 2.42 Ha, this STP will serve PU - 2 & 3.
The basic objectives of sewage treatment are to stabilize decomposable organic matter present in the sewage to produce an effluent, which can be disposed of in the environment without disturbing the eco-system of an area. Complete treatment of sewage by 2032 should be one of the fundamental concerns of the planning endeavor. The horizon period for the design of sewage treatment facility is 30 years. The division of planning area into two segments by river Sindh makes it necessary to either provide two sewage treatment plants or carry the raw sewage from one division to the other across the river through pipes. The topography makes the carriage of the effluents through sewer system possible to the proposed location without unnecessary use of pumps which otherwise adds to the costs of maintenance of the sewage treatment facility.
6.3.2 LOW COST SANITATION AND COMMUNITY LATRINES The experience reveals that the provision of low cost sanitary latrines at 100 % subsidy generally has a limited success and has been abandoned. The Ganderbal Master Plan envisages a scheme for giving impetus to the low cost sanitation facilities by giving technical advice and limited subsidy on self-financial basis in the construction of low cost units. Local authority personnel will have to be trained and subsidy be given to below poverty groups only. The technology for the low cost sanitary units will be Sulabh Suchalya with adequate modification to suit the local conditions. In addition to the low cost facility, community latrines for 5-units with conventional disposal facilities are also proposed to be provided in the core area and large public places on pay and use basis.
6.4 DRAINAGE SYSTEM The drainage system in Ganderbal town comprises of a hierarchy of natural and man- made drains and water bodies that ultimately discharge surface run-off of storm water into the Sindh River which passes from the heart of the town.
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6.4.1 EXISTING DRAINAGE SYSTEM The Ganderbal town has a very good natural drainage pattern. The Sindh River which bisects the town into two parts i.e. east and west caters to the storm water drainage of the town. Beside, the Sindh River the town has man-made canals and natural nallahs for drain off the storm as well as waste water of the town. The Power Canal which flows from North-East to North–West of the town acts not only as second major drain but is also utilize for irrigation purposes.
At present, only 50-60 % of the road network is covered by the storm water drainage system (open drains). The natural nallahs are mostly kuccha and encroached by the inhabitants.
There is a need to rejuvenate the natural drainage pattern by de-silting the natural drains, nallahs and removing the blockages. To protect the natural system, the storm water drainage network along the roads also needs to be strengthened in terms of coverage and capacity.
The maximum elevation within the town is 1620 m and minimum is 1584 m at the southern side of the town.
6.4.2 MAJOR WATER BODIES AND DRAINS IN THE TOWN The drainage system of the town is taken care by the combination of nallahs, irrigation canals and Sindh River. The details of nallahs, rivers and canals are given in table below.
Table 6.7: Major Drain, Nallah and River in the town S. No. Name Flow direction Remarks Figure 6-1: Map showing the levels of Ganderbal Town River 1 Sindh River North to Southern Direction The Sindh River is bisecting the town in two parts – East and West Irrigation Canal 2 Power Canal North east to South Western The canal is use for drain off water direction discharge from the Hydro power house 3 Other Canals In different directions finally end in These canals are uses for irrigation Sindh River or agriculture field purposes and are generally kuccha Nallahs 4 Minor and In different directions finally end in Generally un-lined and kuccha and Major Natural Sindh River or agriculture field uses for disposal of waste water from Nallahs the residential areas Source: Consultant’s Analysis and Survey of India’s Topographical sheet
6.4.3 FLOOD PRONE / LOW LYING AREAS IN THE TOWN The Municipal limit of Ganderbal has no flood prone areas. In the pheriphery of the town the catchment areas of Anchar Lake located towards South – East of the town is low lying and is 1.0 m below MSL of River Sindh. Similarly, the area between Tulmulla Nallah and River Sindh is also 1 m below MSL of River Sindh.
6.4.4 PROPOSALS AND RECOMMENDATION The master plan envisages preparing a detailed technical report for laying the drainage system including channelization and final disposal off runoff water. All the small and tertiary drains will be linked with major and
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main drains. The lanes need proper camber and designed drainage system in the area, which should satisfy the future needs also. Certain areas need sub-soil water drainage system to avoid the failure caused due to the seepage of water. There is a need to develop an integrated drainage system. The entire watershed and catchment areas of the town must be mapped for effective drainage system of the planning area.
Figure 6-2: Low lying areas in Ganderbal
6.5 MUNICIPAL SOLID WASTE MANAGEMENT Ganderbal lacks a planned solid waste management system, or at least the implementation of such a system. During the reconnaissance visit of the city, a vast amount of solid waste such as plastic bags etc was found lying along the road, hill slopes and drainage channels. With the population growth and increased commercial and industrial activity, the problem of waste disposal will become more intense.
The Solid waste management system involves two stages: Collection of wastes from individual houses and dumping them into the local containers in neighborhoods; Collection of wastes from neighbourhood containers to the place of final disposal
The total generation of solid waste from the Ganderbal planning area will be about 28.46 MT per day. The municipal waste will be deposed firstly in the refuse containers located on collector streets at regular intervals. Small refuse containers of 50-cft size are proposed to be placed for a cluster of 50 houses.
Transportation and disposal of about 28.46 MT per day of solid waste by 2032 is an enormous task, which can be achieved by the use of latest machinery and Operation Research Techniques for the efficient analysis and design of the trip movement of the transportation and management of various activities. Certain low-lying areas outside the periphery of town can be reclaimed and put to proper use through sanitary fillings. In the initial stage of collection, transportation and dumping of solid waste will be managed by the available machinery in the Municipal Council and subsequently the Municipal Council will have to be equipped with adequate number of loaders, garbage carrying trucks, refuse compactors and tractors and collecting equipment
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like wheel borrows, pickaxes, containers and garbage depots. Final disposal of the solid waste shall be strictly in accordance with the applicable norms/standards of segregation of solid wastes.
Table 6.8: Phasing of Domestic Solid Waste Generation in Ganderbal Planning Area-2032 S. No. Year Population Solidwaste Generation (MT/day) 1 2012 48172 16.86 2 2017 54783 19.17 3 2022 62316 21.81 4 2027 71340 24.97 5 2032 81307 28.46
6.5.1 SANITARY LANDFILL SITE A total land area of 2-hectare (considering waste density of 0.85 ton/cum) is required for sanitary landfill site by 2032, which is proposed at planning unit-1 (PU-I). The broad criteria for identification of landfill site shall be away from residing population, water bodies and considering air direction. Each landfill site for solid waste disposal should be equipped with the required facilities including fencing, weighbridges, proper access roads, proper drainage system, leach gate collection system, gas handing equipments.
6.6 POWER SUPPLY 6.6.1 EXISTING STATUS OF POWER SUPPLY IN GANDERBAL Power supply in the Ganderbal town is not adequate. The infrastructure like LT poles, conductors and transmission lines seem to be decades old. A threat to life and property lures always in the old areas of Ganderbal town in particular. The power supply in the town is very erratic and a frequent curtailment has become the routine. There is a high demand for street lighting in Ganderbal town. The total electricity connection in the town till the year 2011 was 2,482. Out of total connections, 2,017 connections were un-metered. The category wise break-up of the total connection in the town are detailed in table below.
Table 6.9: Category wise electricity connections in the town S. No. Category 2008-09 2009-10 2010-11 Metered Un- Metered Un- Metered Un-metered metered metered 1 Domestic 20 1,715 20 1,737 23 1,767 2 Commercial 306 215 316 230 331 250 3 Industrial 57 0 57 0 57 0 Total 383 1930 393 1967 411 2,017 Source: Power Development Department, Ganderbal – 2011
6.6.2 ELECTRIC SUB STATIONS AND THEIR CAPACITY The town receives electricity through 2-receiving sub-stations located in different part of the town.
Table 6.10: Details of Sub Stations in the Town Description Type of Station Capacity (MVA) Receiving Station located near Power House at Receiving Station 17.6
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Description Type of Station Capacity (MVA) Arampora, Ganderbal Duderhama Receiving Station at Industrial Estate, Receiving Station 18.9 Ganderbal Total 36.5 Source: Power Development Department, Ganderbal
6.6.3 PRESENT AND FUTURE DEMAND AND SUPPLY OF POWER The demand of electricity in the Ganderbal town will be 32.5 MW and 40-number of transformers will be required by the horizon year 2032.
Estimated population (2032) 81307 Households by 2032 (@ 5 persons per household) 16261 Power Demand (2032) @ 2 KW per household 32.5 MW No. of Transformer Required ( @ 1-Transformer = 100 KVA, & Power Factor of 0.80) - 2032 40
The power losses can be minimized through following interventions: Renovation and modernization of 33/11 KV and 11 KV / 440 V sub-stations; Installation of new transformers and capacity augmentation of existing transformers; Metering of all connections; Installation of a HVDS (High Voltage Distribution System); Installation of LT ABC (Arial Bonded Cable)
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7. SOCIAL INFRASTRUCTURE
7.1 CONTEXTUAL Development of physical infrastructure cannot usher in overall development at the desired level if the social infrastructure is not simultaneously developed. Social Infrastructure includes education, health, recreation, socio-cultural facilities, police, fire, postal services, telecommunication and distributive services.
7.2 EDUCATION 7.2.1 BASIC EDUCATION AND LITERACY INDICATORS The literacy rate in the town as per census 2001 is 58.5 percent and is higher in comparison to the district figure of 45.9 percent which is a good sign of development. In Ganderbal, as per the primary survey conducted by consultant there are 2,598-students and 142-teachers in the town. The ratio between numbers of students per teacher in the Ganderbal town is about one teacher per 18-students and the proportion varies in different hierarchy of institutions in the town. The teacher student ratio is quite satisfactory in the town in comparison to standards.
7.2.2 PROPOSED EDUCATIONAL FACILITIES Ganderbal town houses many Governmental and private institutions, which also serves the educational requirement of the nearby villages and settlements of the region. As per the information collected from the Zonal Educational Office, Ganderbal and primary survey conducted by the consultant, there are 10-primary schools, 5-Middle Schools and 3-High Secondary Schools in the Planning Area. In addition to school education, the planning area has 3-degree College, 1-Technical institute and 1- Professional college
The prevailing system of Primary, Middle, High, High Secondary and College will have to be replaced by four tier system of Pre-Primary/Nursery Schools, Primary Schools (I-VIII), Secondary Schools (IX-XII) and College1. Out of the above hierarchy of educational facilities, Secondary Schools and Colleges serve not only Ganderbal town but also to a large number of rural areas of the region. In case of providing educational facilities in the town, care has to be taken for dissemination of female education. Most of the parents generally show unwillingness to send their girl child where co-education is imparted especially in higher education. Therefore, to avoid drop out of the female children, a Women’s College is envisaged which will serve the Ganderbal region. Ganderbal being in close vicinity to Srinagar, professional institutions will be paramount importance.
Table 7.1: Proposed Educational Infrastructure (2012-2032) 2 S. Particulars Standards Area Future Existing Backlog Land No. (HA) Requirement Requirement (HA) 1 Pre-Primary / Nursery 1 per 2500 pop 0.2 32 10 12 0.24 2 Primary School (I-VIII) 500 students/School, 1 per 0.4 16 5 11 0.48 5000 Pop 3 Senior Secondary 1 per 7500 Pop 1.3 10 3 7 9.1 5 School for 400 Students / 45000 Pop 1.6 2 - Handicapped
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S. Particulars Standards Area Future Existing Backlog Land No. (HA) Requirement Requirement (HA) 6 College 1000-1500 students /1 Lac 4 1 3 - Pop 7 ITI's 500 Students/ 3 Lac Pop 2 - 1 - 8 Polytechnic 400 Students / 3 Lac Pop 2 - - 9 Professional Institute 1500-1700 Students 35 - 1 - (Engineering College/Medical College) 10 Vocational Institutes 1 for 50000 Pop 5 2 2 10 Note: 1The State Government needs to revisit the State Education Policy for restructuring the education system on the lines as prescribed in the Master Plan 2Data regarding existing educational facilities was not made available, therefore demand has to be subtracted by the existing infrastructure
7.3 HEALTH FACILITIES The World Health Organization (WHO) defines health as a state of complete physical, mental and social welling. The objective is to attain the same for the total Ganderbal population. The objective of the National Health Policy is to achieve an acceptable standard of good health amongst the general population of the country. The approach is to increase access to the decentralized public health system by establishing new infrastructure in deficient areas, and by upgrading the infrastructure in the existing institutions. The State Government must follow the National Level policy for development of Health Infrastructure in the Planning Area.
7.3.1 MEDICAL FACILITIES IN THE TOWN In the Ganderbal there is one Sub-district Hospital located in ward 5 and 1-Health Centre. Maternity and Children Hospital facility is absent. The villagers in the neighbourhood of Ganderbal suffer from diseases such as small pox, Polio, thus there is a dire necessity to provide one Children Hospital which cater the town and its hinterland. The number of beds in different hospitals is only 30 beds, which are inadequate considering the population of town. Apart from the above mentioned institutes, there are some city level health facilities are proposed. A 200 bedded District hospital is under construction at Duderhama on 90 kanals of land. The new hospital will fill the gap of health facilities in the town. The list of city level Health facilities are as follows:
Table 7.2: Health Facility in the Town S. No. Name Location No. of Building Need Improvement Beds Condition 1 Sub District Hospital Ward 5 30 Good There is great need for extension of this hospital in term of facilities and beds 2 Sub Centre Saloora in Nil Good Require beds facility and other ward 1 infrastructure in the health centre 3 ISM Dispensary Beehama Nil Good Only immunization facility in the dispensary 4 ISM Dispensary Bamloora Nil Good Only immunization facility in the dispensary 5 Nursing Home (2 Beehama Nil Good Require beds facility and other Nos) infrastructure Total 30 - - Source: Consultant’s Survey and Analysis, 2011
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7.3.2 PROPOSED DISTRIBUTION OF HEALTH FACILITIES-2032 The Master Plan identifies wide gap between demand and supply in terms of health facilities especially in bed capacity and proposes that the gap between supply and demand shall be made up by regular augmentation in planned manner during the plan period of 20-years as per the standard of 16 beds / 10,000 population. The Master Plan proposes that the existing Sub District Hospital at Ganderbal shall be upgraded and augmented through establishment of more specialized services like Pediatrics, Obstetrics, General Surgery and Indoor facilities to reduce the unprecedented load of referral cases on the city hospitals. To meet the potential demand of health care facilities at the regional level, the Master Plan proposes that sufficient scope should be left for public-private partnerships and private investments for the development of health infrastructure in the planning area.
Table 7.3: Town Level Health Facility (2023) Required Facilities Facilities adopted Proposed No. Type of Facility Existing Proposed Additional for Population/ Plot area Unit (in Ha.) Intermediate Hospital 1 0 1 1 100,000 3.7 (200 bed) 2 Polyclinic 0 1 1 100,000 0.3 3 Nursing Home / Child 2 2 1 45,000 0.3 Welfare / Maternity 4 Veterinary Hospital 1 0 0 - 5 Health Center 1 3 2 22,000 6 Pet Clinic 0 3 3 25,000 7 Blood Bank / Pathology 0 3 3 25,000 Center Source: Consultant’s Analysis
7.4 RECREATIONAL FACILITIES The recreational facilities play a very crucial role in the development of the people and further to the town growth. There is a need to provide emphasis in developing such facilities in the Ganderbal town.
7.4.1 EXISTING SITUATION The present land allocation for the recreational facilities is very low in comparison of the growth of the town. There is a great need to provide more gardens, parks, and playgrounds in the town.
Table 7.4: Playgrounds, Parks, Gardens, Stadium in the town Type of Facility Location Condition / Improvement Require Park (Qameria Park) Ward 9 in zone B The park is well maintained by the concerned authority Stadium Ward 9 in zone B Require adequate infrastructure facilities in the stadium Idd Gaha Near Duderhama Chowk Require adequate infrastructure facilities Public Park In ward 6 in zone D The park need maintenance and adequate
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Type of Facility Location Condition / Improvement Require infrastructure facilities Source: Consultant’s Primary Survey
Presently, in absence of any developed are for recreational purposes, the open spaces of Iddgah, schools and college and other unorganised open spaces are uses as playfield, recreational areas by the local inhabitants.
Ganderbal being a fast growing town of Kashmir Valley both in economic activity and size of population, the demand for recreational need is all the more significant in terms of nature and character of amenities.
7.4.2 PROPOSED RECREATIONAL FACILITY FOR THE HORIZON YEAR 2032 For the provision of active recreational facilities, different standards have been adopted to suit the local conditions of Ganderbal town. The Master Plan proposes active open spaces in the shape of Cluster Park(s), Neighborhood Park (s)/Community Park (s), one District Park and one Biodiversity Park with in the Master Plan Area. About 418.58 hectares of land accounting about 26.96 per cent and 8.30 percent of the total developed land and total planning area respectively is proposed for recreational facilities. The active recreational spaces would be provided in the hierarchical order given below:
Table 7-4: Hierarchy Order of Recreational Facilities S. No. Particular Standards Area (HA) Requirement Total Area (HA) 1 Cluster Parks 1 / 5000 Pop 1.5 16 48 2 Neighbourhood Parks 1 / 10000 Pop 3 8 24 3 City Level Sports Centre 1 at City Level 1 4 Exhibition Ground 1 at City Level 1 5 City Park 1 at City Level 1 6 Bio Diversity Park / Eco Park 1 at City Level 1
(a) Cluster Park The Master Plan envisages development of Ganderbal town with self-sustained neighborhoods. Cluster parks are proposed to be provided on the standard of one cluster park/5000 population and having an area 1.5 Hectare. Therefore, each neighborhood accommodating around 5,000 populations may need at least two such cluster parks per neighborhood. This provision has also been made for existing residential areas. It is proposed that cluster parks have to be provided in different settlements within town limits and urban villages.
(b) Neighbourhood Park The Master Plan envisages neighborhood parks in each neighborhood, therefore, 8 neighborhood parks are proposed to be developed catering to the population of 8,000 -10,000 in each neighborhood. Standard adapted for arriving at the total area has been worked out on 1.4 hectare /1000 population and area for each neighborhood park is proposed to be 3.0 Hectare.
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(c) City Level Sport centre A stadium already exists in ward 9 of Ganderbal town, but has limited space for organized multi-sports activities. An area of 12-hectares is proposed for multipurpose sports complex in Planning Unit 3 along with provision for adequate parking, guesthouse, and restaurant. Recreational area accounting for 17.12 % of the total Developed Area as envisaged in the Master Plan has been proposed to ensure healthy urban environment by achieving balanced Mass-Space relationship. The total area earmarked for play fields, mini-playfields and tot-lots have not been included in the total recreational area as given in Table 7.4.
(d) Exhibition Ground An exhibition ground measuring an area of 19-hectares is proposed to be provided for multipurpose ground in Planning Unit 3 Inbuilt provision for adequate parking has been envisaged in the plan.
(e) City Greens and Open space system Master plan recommends following aspects related to create a balance green and open space system in an integrated manner: a) Informal naturalise components along the Anchar Lake, will serve a regional recreation facilities. b) The more formal and organised components as city level ecological balance on the northern boundary of the master plan and also through riverfront development creating green buffer c) The bye pass road will also create buffer through a green belt d) The open space system within the planning unit and neighbourhood and housing area level.
(f) Regional recreational activities Ganderbal has large areas under wetlands and water bodies. The wetlands and large water bodies are categorised as Eco-sensitive zone in the Master Plan-2032. These areas are to be conserved with no urban developments. The basic objective create a regional recreational activities is to provide a large regional park that will adequately provide open space, conservation, natural areas, greenbelts, nature trails including zoo, play areas, parking and landscaping;
(g) Anchar Lake Park The Anchar Lake is about 8 kms long and 3 kms wide. In recent, Anchar Lake has been deteriorated and shrunk. ited as wetland of national importance and has been proposed as a Bird Sanctuary in the Master Plan for. The lake is the natural habitat of many species of birds, various aquatic life and vegetation. Taking note of the deteriorating situation of the lake, In this context, Anchar Lake should be conserved and a zoo/Biological park to promote tourism in the region and tap the flow of tourists passing by.
(h) River Front Development This is one of the serious environmental challenges in the town as the river flowing through (Sindh) is highly polluted and somehow the people of the town are directly disposing sewage and waste water in the river. The river banks on the both sides of the town should be evacuated and beautification should be carried out which can also help in minimizing the direct disposal of drainage from the residents. Measures have to be taken to provide better quality water facilities and sewerage system in the town. The river-front area may be developed based on a landscape plan with seating in part of the area and on the water expanse attractive laser shows could be organised for tourists and for the local population.
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River front development along the river Sindh is envisaged to celebrate the beauty of the river and integrate it with the recreational green belt along it. Also in areas on new development along the river, ranging from 50- 150 m wide belt is proposed to maintain the serenity of the river. – River front development /beautification along the banks of Sindh River as the water flowing in the river is clean and pure. Scope for water sports facilities near the Mini Secretariat as part of tourism development. – Visitors Facilitation Centre: Tullmulla can be developed as a major religious tourism base as most of the tourists travelling to Sonamarg and Amarnath Yatra visit this temple. A mini tourist complex should be provided to cater the needs of the tourists. Visitor management shall be done for Qamar sahib along with public conveyance facilities.
7.5 COMMUNITY FACILITIES All the facilities provided to meet those fundamental needs, which are beyond the capacity of individual households, are referred as Community facilities. The facilities are distinguished from utilities and services like water supply as each of them may not necessarily be enjoyed by every member of the household. Ganderbal like other towns has to provide for a range of community facilities at local and regional level. Community facilities being very essential for the welfare of community life have been given paramount importance in the formulation of the Master Plan. The availability of various community facilities in the town is not adequate. There is shortage of facilities like Community hall, community centre cum library, Sport centre etc.
The Master Plan, besides taking note of existing inadequacies in terms of location, space, nature and quality of these facilities has taken into consideration growing needs and level of requirement of different other facilities. The Master Plan proposes various community facilities like Parks and Playgrounds, Fire and Police Stations, Post Offices, Community Centre, Slaughter House/abattoir, Auditorium, Social-cultural center, public libraries and others.
Table 7-5: Socio-Cultural Facilities in Planning Area - 2032 S. No. Facility Existing, 2011 UDPFI Guidelines Future Requirement (in Nos/area) (Population per 2021 2032 unit) 1 Post Office 1 10,000 2 1 2 Telephone Exchange 1 1,00,000 Nil Nil 3 Community Room Nil 5,000 6 2 4 Multipurpose Community Hall and Nil 15,000 2 1 Library 5 Religious Site 24 7,500 Nil Nil 6 Community Recreational Club (0.5 HA) Nil 50,000 Nil 1 7 Dharamshala/Hotel Nil 8 Meditation and Spiritual Centre Nil 50,000 Nil 1 9 Banks 5 - Nil Nil 10 Petrol Pump 2 - Nil Nil 11 LPG Godown 1 3 for 1,00,000 Nil 1 12 Milk Distribution, Fruit & Vegetable 2 5,000 4 2 Booth 13 Cinema Hall Nil 25,000 1 1 14 Community Sport Centre (5 HA) Nil 1,00,000 Nil 1 15 Cemetery & Burial ground (1HA) 3.4 HA 10,00,000 Nil Nil 16 Ghats Nil 1,00,000 1 1
(a) Community Hall
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The Master Plan proposes 3 Community Halls/Libraries comprising of marriage hall and a reading room/Library. Land has been earmarked for Community Halls for marriages and other gatherings in each sector. In addition, thirty-six 7-community rooms are proposed which would be established in the cluster centers.
(b) Religious Sufficient number of religious places like Mosques and Graveyards, Gurdwaras and temples are visualized scattered all over the Ganderbal town. Some of the mosques and graveyards in the town are located on the main roads almost touching the carriageway. Even though graveyards have, significant religious importance attached but most of these have been left unattended with aesthetically poor surroundings. The Master Plan proposes that a Detailed Action Plan for the conservation of the existing religious and heritage places.
(c) Fire Services Efficient fire fighting operations are important for saving the towns from larger scale of destruction especially in core areas of Ganderbal town where the development is congested and maneuverability is difficult due to inadequate road system. Presently water from river Sindh is tapped in case of the eventuality of fire, which makes the fire fighting operations difficult in the winter months due to low discharge. It is usual to provide for fire-fighting demand as a co-incident draft on the distribution system along with the normal supply to consumers. The standard provision for fire services in kilo-litres per day is 100/P where P is the population in thousands. The Master Plan proposes that water demand for fire-fighting by 2032 shall be worked out @ 1% of total demand with one-third of the demand served by service storage. Adequate provision of fire stations along with other facilities is imperative for effecting proper fire fighting system and the provision of fire stations will be made consistent with the static tanks and the proposed residential development in the town. The primitive means of fire fighting has to be replaced by advanced fire fighting system. The Master Plan envisages fire stations for each neighbourhood with one fire tender.
(d) Police Post/Station To maintain law and order in newly delineated Master Plan limits, new Police Stations need to be established keeping in view the anticipated expansion of the town and isolated urban villages incorporated into town limits. Police posts/stations are proposed to be provided as per the standards (1/40,000 pop & 1/90,000 pop), which work out to 2 police posts for the population of 81,307 by horizon 2032.
(e) Post and Telegraph Offices The Master Plan proposes that each neighbourhood shall have one post office besides one telegraph office for every one-lakh population.
(f) Slaughter House & Abattoir The Master Plan proposes to earmark one acre of land for Slaughter-house equipped with most modern technology to avoid hazards to the public health of the Planning Area.
(g) Miscellaneous The Master Plan proposes to develop cluster centers in each residential cluster. Facilities and amenities like dispensary, community rooms, Water storage tanks , internet cafe, milk booths, convenient shopping and other community facilities are proposed to be developed at the cluster level in order to make each residential unit self sustaining.
In addition to above, provision is made for services like Milk booths, post offices and cinema halls. The Master Plan proposes four (03) numbers of Post offices and Seven (7) number of milk booths and 2-cinema halls till 2032.
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Traffic & Transportation 8
Ganderbal Master Plan - 2032
8. TRAFFIC AND TRANSPORTATION
8.1 INTRODUCTION Transportation is an important sector for achieving development objectives of an area. The role of transport in enabling and directing urban development has been long. In the planning for a transport system, a number of objectives form the base. The main objective is to enable the mobility of people and goods, faster economic development and enhance social interactions.
The concept plan of transport system essentially consists of the road network systems in terms of their form (pattern), hierarchy and identification of potential operating systems (public transport). It also includes location of other components of the transport system with reference to the network configuration and in relation to other activity use dispositions. The required traffic surveys and studies have been carried out to appreciate the traffic and travel characteristics, for identifying issues, constraints and potentials and to work out the most appropriate transport system for the city.
Incorporating urban transportation as an important parameter at the urban planning stage rather than being a consequential requirement; Encouraging integrated land use and transport planning so that travel distances are minimized and access to livelihoods, education, and other social needs, especially for the marginal segments of the urban population is improved; Bringing about a more equitable allocation of road space with people, rather than vehicles, is its main focus; Investing in transport systems that encourage greater use of public transport and non-motorized modes instead of personal motor vehicles; Promoting the use of cleaner technologies; Associating the private sector in activities where their strengths can be beneficially tapped
8.2 EXISTING TRAFFIC AND TRANSPORT SCENARIO Ganderbal town is situated on both bank of Sindh River. The town is characterized by linear pattern of development with transportation linkage acting as the primary factor for the development of certain areas as compared to the others. The road system is grossly inadequate to the present intensity of traffic with the mixed traffic further aggravating the traffic chaos. The absence of segregation of slow traffic from fast traffic is further compounded by the non-existence of facilities for the pedestrians, result in conflicts and hazardous for smooth traffic movement.
Although, Ganderbal has strategic location and is one of the oldest towns in the Valley but the street furniture is non-existent. There are clear distortions in the street hierarchy with absolutely no access control and large number of vehicles parked on the carriageways.
Traffic congestion is most acute in the Central Business District (CBD), which is the hub of the commercial activity. Old town, which is located on the eastern riverbank, is typical of the old Kashmir valley town characterized by small lanes with most of the residences being inaccessible for vehicles.
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Figure 8-1: Regional Connectivity, Ganderbal
8.2.1 ROAD NETWORK CHARACTERISTICS National Highway (NH-1) from Srinagar to Drass & Kargil, which passes through the heart of the town, is the major arterial road. At Beehama Chowk intersection another arterial road starts perpendicular to this NH1 connecting the major activity areas of the town and taking the substantial amount of intra-urban traffic. This arterial road further leads to Manasbal town on the northern side of the town. Due to only connection on Sindh River bottle neck has been created at Dudrehama chauk and Beehama Chowk. Mansbal and Tullmulla are two important towns in tourist circuit. Manasbal is famous for Manasbal lake which has Eco-Natural tourism importance. Tullmulla is famous for Kheer Bhavani temple as a religious tourist place. Two more arterial streets run parallel to each other on eastern as well as on western bank of Sindh River leading to Gandoora and Harran respectively.
Sub arterial road network branching from the arterial roads and leading to small residential pockets along both the banks of Sindh River and suburban areas like Wahid pora, Tulmullam, Saloora. Harran and Kujjar.
The major roads are:
Table 8.1: Detail of Road Inventory S.No Name of the Road Rd.Lt. ROW CW Median Footpath Road (Km) (Mtr) Width Surface (in Mtr.) Left Right Quality 1 Ganderbal-Srinagar Road(NH- 1.50 8.00 6.0 Absent N.A N.A Good 1) near Beehama Chowk 2 Ganderbal-Srinagar Road(NH- 0.20 9.00 6.0 Absent N.A N.A Good 1) near Forest Check post 3 Ganderbal- Safapora Road 0.10 9.00 6.0 Absent 1.5 M 1.5 M Fair near Beehama Chowk (Jamia Masjid) 4 Ganderbal-Safapora Road 0.60 20.00 6.0 Absent N.A N.A Fair near Deeba Fashion House 5 Ganderbal- Safapora road 0.10 6.50 5.0 Absent 1M N.A Fair
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S.No Name of the Road Rd.Lt. ROW CW Median Footpath Road (Km) (Mtr) Width Surface near Jamia Masjid 6 Ganderbal- Safapora Road 0.35 15.50 6.0 Absent N.A N.A Fair near Jk Bank ATM Dudrehama 7 Ganderbal-Safapora Road 1.25 8.00 6.0 Absent N.A N.A Fair near Jamia Masjid Qamariya Chowk 8 Ganderbal-Safapora Road 2.50 10.36 6.0 Absent N.A N.A Poor near Police Station Tullmulla 9 Ganderbal-Haran Road near 0.50 12.26 6.0 2.3 M N.A N.A Poor Qamariya Park Gate 10 Ganderbal-Haran Road near 1.90 8.00 5.0 Absent N.A N.A Poor Qamariya School Gate 11 Ganderbal-Fatehpora Road 0.60 7.00 5.0 Absent N.A N.A Poor near Animal Husbandry 12 Ganderbal-Fatehpora Road 1.80 10.00 5.0 Absent N.A N.A Poor near Agriculture Office 13 Ganderbal-Sonamarg 0.70 12.60 6.0 Absent N.A N.A Good Road(NH-1) near Garage 14 Ganderbal-Sonamarg 0.25 17.00 6.0 Absent N.A 1.25 Poor Road(NH-1) near Guzerbal 15 Ganderbal-Sonamarg 0.47 8.50 6.0 Absent N.A 1.25 Poor Road(NH-1) near Power Project Source: Primary Survey Conducted by Consultant-2011
8.2.2 TRAFFIC CHARACTERISTICS Different surveys were conducted to identify road network characteristics. The primary surveys included road network inventory, capacity estimation was done for all the major roads. Details of all the surveys and outcome are discussed in database analysis and concept master plan report.
PUBLIC AND FREIGHT TRANSPORT The share of public transport in Ganderbal town is very less; it is 07 % of the total. Public transport in Ganderbal town mainly comprises of buses and mini buses both govt. and private followed by the intermediate public transport modes in the town such as Taxi/Sumo, passenger autos (3 Wheelers). But due to the minimum shares of public transport vehicles, people are forced to use private modes of transportation.
The percentage share of Freight vehicles is quite high i.e. 23% when compared to the passenger vehicles that depicts that the freight movement in the town is significant as Ganderbal is District headquarter.
PASSENGER VEHICLE MOVEMENT A total of 1,12,315 passenger vehicles has entered and exited the Ganderbal town on an average day including different types of modes such as two wheelers, three wheelers, cars, sumo’s, mini buses and buses. Among 1,12,315 vehicles 66,881 vehicles i.e. 59.54% passenger vehicles were observed to be the through traffic in the town.
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From desire line analysis it was observed that the trip originating zones mainly include Beehama, Saloora, Ganderbal and Arampora where as for destination trips in the town the main trip attracting zones are Beehama Nagripora, Dudrehama, Dudrehama (Gausia) and Gangrehama.
Similarly, for the influence area maximum trips are generated and attracted from Hazratbal and Srinagar areas respectively and followed by Sumbal, Lar and the adjacent areas of Sonamarg. Because all the public transport vehicles (including Private Buses/Mini buses) are operating from Srinagar, Batmaloo, Soura and Dargah Terminals thereby originating their trips from Srinagar.
The average occupancy for passenger vehicles was observed: for 2 wheeler = 1.2, 3 wheeler = 1.7, Car = 2.6, Sumo = 6.3, Mini Bus = 26.4, Bus = 34.6 The desire line diagram for all passenger vehicles is shown from the next page along with mode wise and combined desire line diagrams.
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Table 8.2: List of Zone Number Zone Place/Wards/Destinations including Internal Zones District/State No. 1 Beehama Nagripora Ganderbal (Municipal Area) 2 Dudrehama + Dudrehama Gousia Ganderbal (Municipal Area) 3 Ganderbal + Arampora Ganderbal (Municipal Area) 4 Gangrehama + Wahidpora Ganderbal (Municipal Area) 5 Bamloora + Saloora A,B,C Ganderbal (Municipal Area) 6 Fatehpora Ganderbal (Municipal Area) 7 Beehama Wahidshah Sahib+ Derrund+Malshahi Bagh+Nagbal Ganderbal +Pandach 8 Gulabbagh + Alisteng+Zakoora +Habak+Dargah+ Nishat+ Srinagar Shalimar 9 Srinagar Srinagar 10 Rest of Valley 11 Jammu +Rest of India 12 Nunner + Arch + Surch + Wayil + Manigam + Baboosipora + Ganderbal Gutlibagh + Banday Bagh + 13 Kangan + Wangath + Prang + Gund + Barsoo +Urpash Ganderbal +Haripora +Kulan +Wugan 14 Sonamarg + Leh + Kargil + Drass 15 Thuru +Dumkadal+Baroosa +Younger +Kakpora Ganderbal 16 Safapora + Sumbal + Lar + Asham + Hajjin 17 Tullmulla + Dongapora + Kathpora + Manasbal 18 Haran + Seehpora + Kurag + Kachann + Khann + Gund Ganderbal Rehman + Hakim Gund 19 Dab + Narianbagh + Chandian + Shallabugh + Hakim Gund + Ganderbal Hatbura 20 Gadoora + Chak +Kujjer +Rakhi Kujjer Ganderbal 21 Rampura + Dobipora + Chadoora + Dugpora Ganderbal
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GOODS VEHICLE MOVEMENT A total of 23,159 numbers of goods vehicles has entered and exited the Ganderbal town on an average day including different types of modes such as Light commercial vehicle, 2/3 axle vehicles especially Tippers, Multi Axle Vehicles and Tractors. Among 23,159 vehicles 13,819 vehicles (59.66%) were observed as through traffic in the town.
For goods vehicles the maximum share of O-D traffic is 61.08% for 2/3 axle vehicles followed by Tractors i.e. 25.07 % because of the fact that Ganderbal town is situated along the banks of Sindh River which is used for Sand mining and includes its distribution to the adjacent areas. Apart from this, movement of multi axle vehicles was negligible as only a few vehicles used the town to pass through from Wayul bye pass to Srinagar.
From O-D analysis it was observed that maximum number of Trip generation and attraction is between zone 8(Gulabbagh + Alisteng+Zakoora +Habak+Dargah+ Nishat+ Shalimar), 9 (Srinagar),12 (Nunner + Arch + Surch + Wayil + Manigam + Baboosipora + Gutlibagh + Banday Bagh) , 16 (Safapora + Sumbal + Lar + Asham + Hajjin), 18 (Haran + Seehpora + Kurag + Kachann + Khann + Gund Rehman + Hakim Gund) &19 (Dab + Narianbagh + Chandian + Shallabugh + Hakim Gund + Hatbura) respectively.
The desire line diagram for all goods vehicles is shown from the next page along with mode wise and combined desire line diagrams.
8.3 PROPOSED TRANSPORTATION NETWORK PLAN Adequate transportation infrastructure is prerequisite for economic development as inadequate infrastructure deters the economic development. The transportation system of the town needs to be revitalized to fully exploit the developmental potential of the town as well as growth potential of the region. The Master Plan envisages infrastructure with proper hierarchy and status consistent with the traffic demand. All the road dimensions including carriageway, right of way and footpaths have been proposed as per the forecasted traffic. All the road dimensions have been arrived at on scientific basis from existing traffic volume and using growth rate. Street system has been classified on the basis of IRC standards which give the classification of urban road system as arterial streets, sub-arterial streets, collector/ distributer streets and lanes. Intersections have been proposed to be developed on synchronized signal system so that there are minimum interruptions to traffic. The Master Plan proposes the provision of street furniture consistent with the status of roads. The circulation
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pattern plans to reorganize arterial street system through the concept of control points connecting commercial, industrial, and residential and government offices for appropriate accessibility.
The Master Plan Ganderbal-2032 proposes a network of new arterial, sub-arterial and collector roads, besides improving access linkages within the existing town limits as reflected in the proposed Land Use Plan. The basic objective behind the proposed Transportation Network is to improve connectivity within the Ganderbal town by developing missing links across river Sindh. The Transportation Network Plan has been devised to improve the efficacy of proposed land use model by way of providing efficient linkages to functional areas, and establish a balanced and harmonized land use pattern in Ganderbal.
The proposed road network of Ganderbal Town has been developed in parallel to the existing NH-1 in North- south direction and with the east-west roads to complete a grid-iron pattern. A peripheral expressway is proposed looping the entire town, which in future will provide a smooth access to the old core area as well as the new development. The existing roads area widened as per the availability of the land to enhance the connectivity. The new set of roads will tend to reduce the traffic load of the existing spine and the NH-1.
Table 8.3: Proposed Major Road Network Sl. No. Type of road Name ROW (Max.-Min.) 1 Peripheral Expressway T-1 45 2 Arterial Streets T-2 30 3 Sub- Arterial Streets T-3 20 4 Collector/ Distributor T-4 15 5 Link Roads/ Sector T-5 12 6 Access Roads T-6 <12
The existing roads are proposed to be upgraded in terms of ROW, capacity and other geometrics. The new roads need to be planned and designed for a higher level of service from their entry into Ganderbal to their meeting with the peripheral expressway and other roads. Within the core area the roads will lose their characteristics and are to be developed as all-purpose roads.
Table 8.4: Proposed right of ways and building line of road networks.
Building Line ROW (From the Sl. Name of Road From To (in centre of the Type No. Meters) Rd.) (in Meters) Improvement of Existing Roads 1 National Highway 1 District Police Dhobipora 20.0 15 T-3 Headquarters Settlement 2 National Highway 1 Dhobipora Till the end of 45.0 33 T-1 Settlement Planning boundary 3 National Highway 1 District Police Till the end of 45.0 33 T-1 Headquarters Planning boundary near Dariend 4 Commercial Spine Rd. Beehama Chawk Qamria Chawk 30.0 22 T-2 5 Dudrehama Rd. Jamia Masjid, Sofi Canal Behind 20.0 15 T-3
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Colony Industrial Area 6 New Hospital Rd. Jamia Masjid, Sofi Peripheral 20.0 15 T-3 Colony Expressway 7 Malpora Rd Canal Peripheral 20.0 15 T-3 Expressway in North 8 Malpora Rd Peripheral Till the end of 15.0 11 T-4 Expressway in Planning boundary North in North 9 Fathapora Rd R&B Department Till the end of 15.0 11 T-4 near Sofi Colony Planning boundary near Stadium at Gadoora 10 Shahpora Rd National Highway 1 Serch (End of 12.0 9 T-5 Planning Boundary) 11 Serch Rd Serch National Highway 1 12.0 9 T-5 12 Harran Rd Qamria Chawk Perpheral 20.0 15 T-3 Expressway near Hajam Moholla 13 Manasbal Rd. Qamria Chawk Tulmula & 20.0 15 T-3 Manasbal Rd Junction 14 Saloora Colony Rd Tulmula & Saloora Harran Rd 15.0 11 T-4 Manasbal Rd Junction Junction 15 Tulmula Rd Tulmula & Junction near 20.0 15 T-3 Manasbal Rd proposed Eco Park Junction New Roads Connections 1 Peripheral District Police Dhobipora 45.0 33 T-1 Expressway Headquarters Settlement 2 Wahidpora Rd NH-1 near Forest Peripheral 20.0 15 T-3 Check Post Expressway near Tulmula & Manasbal Rd Junction 3 University Rd Peripheral Till the end of 30.0 22 T-2 Expressway near Planning boundary Tulmula & near proposed Manasbal Rd University Junction 4 Along the Eco Park Peripheral Tulmulla 20.0 15 T-3 Expressway near Technical College Note: Rest all network of proposed roads falls under T-5 category, which is link/ sector road. All these T-5 roads will be designed with ROW of 12-20 Mts. and Building line will be 12-8 Mts. respectively. In case Building Line proposed in prevention of Ribbon Development Act (RDA) is more than the building line prescribed in the Master Plan, Building line whichever is more shall prevail. Building Line within the core town shall be dealt on case to case basis keeping in view the nature of use.
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8.3.1 GRADE SEPARATOR AND BRIDGES The existing transportation system is lacking in connectivity between eastern and western part of the city. The only Ganderbal Bridge will be unable to cater the future demand of the city. There is a need of some alternate connectivity for a smooth flow. The proposed alignment of the new roads will need two bridges to complete the flow and the loop. The following table shows proposed grade separators and Bridges as envisaged under the master plan 2032.
Table 8.5: Proposed Grade Separator Sl No Proposed Grade Separators 1 On River Sindh, Located on the Northern Part of the town, connecting PU-1 & 2 2 On River Sindh, Located on the Northern Part of the town, connecting PU-5 & 2 3 On River Sindh, Located on the Southern Part of the town, connecting PU-5 & 3 4 Over the new proposed canal along the commercial spine in PU-2 5 Over the new proposed canal along the New District Hospital Rd in PU-3 6 Over the new proposed canal along the Fathapora Rd in PU-3
8.3.2 IMPROVEMENT OF INTERSECTIONS The transport system plan includes improvement of intersection geometrics including provision of acceleration/deceleration lanes, traffic signs, lighting etc and provision of appropriate traffic control systems. In all only one intersection is recommended for grade separation during the plan period. However, 5 junctions are identified for improvement. It is recommended that all the major intersections, especially those on the arterial and sub-arterials be signalized and in the next level of improvement be linked and integrated and brought under a central Area Traffic Control scheme (ATCs). Grade Separators/Flyovers may be built based on traffic intensity, site conditions and environmental impact assessment (EIA).
Table 8.6: Improvement of Intersections Sl. Major Crossing 1No. Beeham Chawk 2 Qamria Chawk 3 Chowk near Mini Secretariat 4 Chawk near R&B Office and Jamia Masjid in Sofi Colony 5 Tulmula & Manasbal Rd Junction
8.3.3 PROPOSED LOGISTIC HUB/ TRUCK TERMINAL Keeping in view the quantity of goods produced by household industries and its contribution to the G.D.P. of the region, provision of truck terminus in the town will give impetus to its economy. Logistic truck terminus is proposed to be located adjoining to proposed industrial area spread over an area of 14.28 hectares.
The truck terminus will have major components like packaging, office complex, restaurant, accommodation, parking and other ancillary facilities. It has to be developed in phases to avoid the creation of surplus infrastructure. Truck Terminal will be designed for the idle parking of the trucks and carriers/containers.
Keeping all these aspects in mind the proposed truck terminal/ logistic hub is strategically located on peripheral Expressway in PU-3.
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DRAFT MASTER PLAN GANDERBAL 2032
45.000
Median Green Service Lane Foot Path Cycle track Median Carriageway Carriageway Median Cycle track Foot Path Service Lane Green Plot Boundary
2.400 4.500 3.500 3.500 0.600 7.000 2.000 7.000 0.600 3.500 3.500 4.500 2.400 Plot Boundary
0.900
0.800 0.800 0.800
1.000 1.000 1.300 1.000 1.000 1.300
0.200 0.200 0.500 0.500 0.700 0.700 0.800 0.800 1.400 2.000 2.000 1.400
3.400 3.400 3.000 3.000 6.000 CROSS SECTION FOR ROW 45.0M 6.000
15.000
2.500 2.000 6.000 2.000 2.500 Foot Path Foot Path Green Carriageway Green
O.H. POLE O.H. POLE
Plot Boundary Plot Boundary
DECORATIVE TYPE DECORATIVE TYPE STREET LIGHT POLE IN STREET LIGHT POLE IN
AS PER APPROVED DESIGN AS PER APPROVED DESIGN PROPERTY LINE
30.000 PROPERTY LINE PROPERTY
12.000 0.300 3.000 6.000 6.000 3.000 0.900 GREEN CARRIAGE WAY CARRIAGE WAY GREEN 0.300 C C L L 300 0.300 0.750
BARRIER KERB BARRIER KERB BARRIER KERB BARRIER KERB CENTRAL VERGE AS/PER LANDSCAPE PLAN 2.5% 2.5% PLOT SEWERAGE CHAMBER 0.800 1000 1.300 SL CABLE SL CABLE 0.800 OPTICAL FIBER CABLE AT 1.0M DEPTH AT 0.75M DEPTH AT 0.75M DEPTH OPTICAL FIBER CABLE AT 1.0M DEPTH 400 0.300 0.000 WATER SUPPLY LINE AT 1.0M DEPTH 20MM SDBC RECYCLED WATER LINE AT 1.0M DEPTH 20MM SDBC 0.500 SEWERAGE RECYCLED WATER LINE AT 1.0M DEPTH SEWERAGE DRAINAGE 150MM WBM 150MM WBM DRAINAGE 1.500 RAW WATER LINE AT 1.0M DEPTH 0.249 150MM GSB 150MM GSB 0.200 2.000 0.498 500MM SUBGRADE 500MM SUBGRADE 0.249 0.500 CROSS SECTION FOR ROW 30.0M 2.900 0.748 2000 1.500 1.250 3.750 2.495 2.900 2.495
CROSS SECTION FOR ROW 15.0M
12.000
1.500 9.000 1.500 Foot Path Carriageway Foot Path
O.H. POLE O.H. POLE
6.000
DECORATIVE TYPE DECORATIVE TYPE 0.900 4.200 0.900 STREET LIGHT POLE IN STREET LIGHT POLE IN PROPERTY PROPERTY LINE Unpaved Carriageway Unpaved
AS PER APPROVED DESIGN AS PER APPROVED DESIGN PROPERTY PROPERTY LINE
PROPERTY PROPERTY LINE Shoulders Shoulders
PLOT SEWERAGE CHAMBER
20.000
PROPERTY LINE PROPERTY
PROPERTY LINE PROPERTY PROPERTY LINE PROPERTY 2.750 5.500 3.500 5.500 2.750 GREEN CARRIAGE WAY CARRIAGE WAY GREEN
CL CL
BARRIER KERB BARRIER KERB BARRIER KERB CENTRAL VERGE AS/PER BARRIER KERB 2.5% LANDSCAPE PLAN 2.5%
SL CABLE SL CABLE SPACE FOR OPTICAL FIBER CABLE AT 1.0M DEPTH OPTICAL FIBER CABLE AT 1.0M DEPTH PROPOSED TYPICAL ROAD CROSS SECTIONS AT 0.75M DEPTH AT 0.75M DEPTH INFRASTRUCTURE CROSS SECTION FOR ROW 6.0M SERVICES WATER SUPPLY LINE AT 1.0M DEPTH 20MM PC 20MM PC RECYCLED WATER LINE AT 1.0M DEPTH CROSS SECTION FOR ROW 12.0M Scale : SEWERAGE 150MM WMM 150MM WMM RAW WATER LINE AT 1.0M DEPTH N.T.S. 0.249 DRAINAGE 115MM GSB 115MM GSB 0.498 500MM SUBGRADE 500MM SUBGRADE 0.249 0.748 0.750 Client: 1.250 1.500 1.503 TOWN PLANNING ORGANIZATION, KASHMIR CROSS SECTION FOR ROW 20.0M
IFTIKHAR A. HAKIM GULZAR A. DAR Chief Town Planner (Jammu & Kashmir) Town Planner (Ganderbal)
Consultant : F DBAC
CONSULTANTS : B. E. CONSULTANTS ARCHITECTURE, PLANNING, INTERIORS. FEEDBACK INFRASTRUCTURE SERVICES PVT. LTD. A-237, MALVIYA NAGAR, JAIPUR. PH- 2522376, FAX- 0141 - 2520296. 15th Floor, Tower 9B, MOBILE : 0-98290-52237 EMAIL : [email protected] DLF Cybercity, Phase III, bha [email protected] Gu aon-122 002. Phone: +91 124 4316 100
Ganderbal Master Plan - 2032
8.3.4 MOVEMENT OF GOODS MODES The movement of goods modes on the road network needs to be rationalized. Goods modes can be grouped into three types as under: Small sized vehicles like pick ups Medium sized vehicles like LCVs and Large size vehicles like 2/3 Axle Trucks, Truck Trailer & MAVs
Small size vehicles like ‘Pick ups’ perform an essential distribution function. In space occupancy and maneuverability, they are similar to cars. Their movement on all road sections, at all times of day may be permitted. As part of traffic management plans, separate parking areas for ‘Pick ups’ may be identified.
Medium size vehicles like LCVs are important to move goods to and from industries, warehouses and other major activities. They affect overall level of service of traffic. These are not to be permitted in the central city after the development of Integrated Freight Complex.
Movement of Large Size Goods Vehicles Large sized goods vehicles consume high proportion of road capacity, impede traffic flows, cause accidents, adversely affect environment and consume large extent of land for parking. As these vehicles are bringing in/taking out traffic from/to other parts of the country, exclusive vehicle related restrictions that are valid only to Ganderbal town. These vehicles need to be received at the urban periphery and facilitated in terms of planned terminals. Major truck terminals and/or idle parking is proposed to be developed as part of IFC.
8.3.5 BUS TERMINALS Ganderbal don’t have any bus terminal. All buses used to stop at Beehama Chawk on NH-1. Intercity services to Srinagr and Sonamarg operate from the pavement. A service to Mansbal and Drass also operates from this Bus Stop on NH-1.
Intra-town matador services operate from the link between Dudrehman Chowk and Manasbal. Services from all the stops operate haphazardly and town doesn’t have any terminals for streamlining the bus movement within town. The proposed Bus Stand will have separate space for active and passive parking and the movement of the buses will be streamlined within the bus terminal area. Proposed bus terminal will be used for both intra- city and inter-city buses of the town and district and shall be developed on Peripheral Expressway. Area of about 6.4 hectares has been earmarked for the development of Regional/District Bus terminal and its ancillary facilities near the open land in Planning Unit PU-5 near Patipora. The terminal shall have a capacity of 40 conventional buses and 45 medium buses which is necessary for decent interchange of passengers. Bus stand of 3.9 Ha is proposed on NH-1 near District Police Head Quarters. This bus stand will accommodate 20 buses at a time.
8.3.6 BUS BAYS/PICK-UP STATIONS Pick-up stations/Bus-Bays are very vital for the convenience of passengers. As Ganderbal comprises fairly large urban area and villages annexed to town limits, pick-up stations/bus-bays are envisaged to be provided along major roads to facilitate the passenger mobility. The pick-up stations are proposed to be provided on all important radials at a distance of 500 meters apart preferably away from any intersection by at least 150 meters to avoid any traffic congestion on the road. Since Master Plan cannot provide all the details of the bus- bays on the land use plan, the policy of providing bus-bays at regular intervals shall be taken care of in the preparation of city traffic and transportation Plan to be prepared in the first phase of the Master Plan implementation.
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8.3.7 PEDESTRIAN FACILITIES Walking is a predominant mode in the city. The transport system plan promotes and facilitates walking. The main strategies and measures proposed as part of the plan are as under: Provision of side-walks on primary arterials, sub-arterials and collectors on both sides of the road and on at least one side on local roads Cross pedestrian facilities to be provided as per the warrants recommended by Indian Roads Congress. Side- walks on all the major roads Improvement measures in terms of pedestrian controlled facilities at intersections, grade separators and widening of side- walks in the Central Area and along major corridors.
8.3.8 PROPOSED PARKING POLICY Car ownership and two-wheeler ownership in the town will undoubtedly go up exorbitantly. On-street parking results in the reduction of effective carriageways and it has to be a part of proposed parking policy to make it mandatory for offices and commercial centers to have their own parking lots as per the standards prescribed in the development control regulations. It is proposed that concerned departments shall establish a baseline data regarding existing parking demand in the town. The Master Plan proposes that to reduce the parking demand, car pooling system needs to be introduced at office and corporate level. CBD has to be pedestrianised in selected intense commercial activity areas by developing adequate parking lot at suitable locations. In addition, the Master Plan asserts that a comprehensive parking policy for the area shall be prepared separately taking into account all aspects including existing and potential parking demand, institutional measures and implementation mechanism. However, the recommended parking policy for the town should have the following salient features as per the Urban National Transport Policy (NUTP)-2006:
Preferential allocation of parking space(s) for public transport vehicles and non-motorized modes of transport; Levy of graded scale of parking fee representing truly the value of the land occupied; Development of efficient accessibility to parking lots; Encourage to go in for electronic metering for better realization of parking fee; Development of underground parking in green areas (considering the social acceptance of the people); Development of multi-level parking complexes in city centre(s); Encouraging people to use public transport to reach city centre(s); Development of parking lots on PPP format for reducing burden on public funds
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Housing & Slums 9
Ganderbal Master Plan - 2032
9. Housing and Slums
9.1 INTRODUCTION Housing, one of the basic services, which is to be provided for better quality of life, shall be given the importance in the master plan. The increasing level of urbanization has created the stress on housing sector in Ganderbal. As indicated by the last two decades of demographic data, it can be seen that there is an increase of population from 1991-2011 but the increase in housing both quantity & quality could not catch the pace of increasing population hence resulting in the housing gap.
9.2 HOUSEHOLD SIZE As per Census 2001, the average household size of Ganderbal Town was 6.5, which has increased to 6.8 in 2011, which is slightly lower than the average household size of planning area, Tehsil and District level. The average household size of revenue village within planning area is as same as it is for Ganderbal urban area (TC+OG). The average household size of planning area has also increased during decadal year 2001-11 in comparison of decadal year 1991-2001. The predominance of large family size is an indicator of high of occupancy rate and acute stress not only on housing demand but also on the infrastructure facilities in the area.
As a policy measure and past trend, the average family size is assumed to decline during the plan period of 20 years. Against average family size of 6.8 for the Ganderbal (TC+OG) and Planning Area, the average size of 6.5 is adopted for the period 2012-2017, 6.0 during the period 2018-2022 and 5.4 by 2032 for accessing the housing need in Ganderbal Planning Area.
Table 9.1: Household Size of District, Tehsil, Revenue Villages and Ganderbal Town, 2001-2011 S. No. Particulars 2001 2011 1 Ganderbal Town 6.5 6.8 2 Revenue Villages in Planning Area 6.5 6.8 3 Ganderbal Planning Area 6.4 7.0 4 Ganderbal Tehsil 6.7 7.0 5 Ganderbal District (Urban) 6.3 7.1 6 Ganderbal (Rural + Urban) 6.8 7.1 Source: Census of India, 2001-2011
9.3 RESIDENTIAL DENSITY The residential use covers an area of 422.31 hectares in the Planning Area constituting 69.08 % and 8.13 % of the Developed Area and Planning Area respectively. The area has a gross residential density of 77 PPH for the Developed Area, which indicates congested growth of the planning area. Ganderbal planning area lacks planned residential colonies and the organic growth has resulted in urban sprawl and inefficient utilization of land.
Table 9.2: Existing Residential Density in Planning Area, 2011-12 S. No. Particulars Planning Area Ganderbal Revenue (TC+OG) Villages 1 Population 48,172 28,511 19,661 2 Gross Residential Density (Developed Area) 83 99 68
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3 Net Residential Density (Developed area ) 121 153 92 4 Gross Population Density (Developed + Undeveloped 10 20 5 Area)
9.4 INCOME DISTRIBUTION The effective housing programme is pre- requisite for proper community health and Table 9-3: Income Distribution inevitable for wiping out the housing deficiency. S. No. Category *Monthly Income (Rs) % of Total Preparation of housing programme without 1 EWS Below Rs. 3300 22.0 primary analysis of demand is impossible. 2 LIG Rs. 3301 - 7300 20.5 Primary surveys were conducted for the 3 MIG Rs. 7301 to 14500 27.8 quantification of different income levels in 4 HIG Above Rs. 14500 29.7 Ganderbal. Ganderbal town has healthy income Note: *As per Report of Technical Group, Ministry of Housing, distribution with only 57.47 percent of 2007-12 households constituting the MIG and HIG groups whereas 42.5 percent fall in E.W.S and LIG category with almost 22.0 % of population belonging to the EWS Category. Due to this healthy income (more than 55% of total households) distribution, housing development will be a profitable phenomenon if properly planned by local authority. The distribution of households into different income groups based on their monthly income is given in Table 9.3.
9.5 HOUSING CONDITION AND OBSOLESCENCE FACTOR During the decadal year 2011, the total numbers of residential houses are 3,653 in Ganderbal (TC+OG). In the period of 10 years, 2.79 % of total pucca houses are converted into semi-pucca (0.83%) and temporary houses (1.96 %). In 2011, the percentage of residential houses categorized under dilapidated condition is 3.79 %. As per policy measure, the Obsolescence Factor of Ganderbal Planning Area is assumed to be decreased from 3.39 % to 1.05 % during the plan period of 2012-2032.
Table 9-4: Distribution of Households in Pucca, Semi-Pucca and Temporary in Ganderbal (TC+OG) Year Total No. of Total Residence and Condition of Houses Households residence cum other use Pucca Houses Semi-Pucca Houses Temporary 2001 2,163 2,066 1,833 (84.73%) 291 (13.44%) 40 (1.83%) 2011 4,091 3,653 3,352 (81.94%) 584 (14.27%) 155 (3.79%) Source: Census Office, Ganderbal Municipal Committee, 2001-2011
9.6 HOUSEHOLDS PER ROOM AND CONGESTION FACTOR It is revealed from the Table 9.5, that the size of dwelling units in Ganderbal (TC+OG) is showing a increasing trend during the period of 2001-2011, which is a clear indicator of more demand of housing with smaller dwelling unit size and shift from traditional joint family structure to nuclear family system . An estimated congestion factor of 10.06 % for 2001, increased to 11.40 % during the year 2011. There is a decadal rise of 1.34 % in congestion factor of the town. Considering the past trend and as per policy measure, a congestion factor of 10.73 % shall be taken for plan period of 2012-2022 and 8.00 % during period of 2023-2032.
Table 9-5: Household per room and Congestion Factor, 2001-2011 Year Total Households having No. of Rooms Total Married couples Congestion Households Married with having Factor One Two Three Four Five Room Couples independent Room Room Room Room & above sleeping room 281 414 410 438 620 2001 2,163 2,598 2,325 10.06% (12.99%) (19.13%) (18.96%) (20.25%) (28.67%)
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Year Total Households having No. of Rooms Total Married couples Congestion Households Married with having Factor One Two Three Four Five Room Couples independent Room Room Room Room & above sleeping room 693 962 1,057 621 758 2011 4,091 4,664 4,132 11.40% (16.94%) (23.51%) (25.83%) (15.19%) (18.53%) Source: Census of India, 2001-2011
9.7 SLUMS There are no slums pockets in the Ganderbal town. About 83-Slum’s households are dotted in the entire town, which constitutes a total population of 361 persons. At present, in comparison of town population, slum shares just 2.6 percentage of the total population in Ganderbal (TC+OG)
9.8 HOUSING SHORTAGE AND NEED The potential households are going to emerge in next two decades due to economic prosperity and shift from traditional joint family structure to nuclear family system. True measure of housing deficiency would, therefore be reached by the correct estimate of the habitable units by 2032, forecast of the number of families and the economic condition of the population. The Master Plan proposes to facilitate the provision of a fully serviced dwelling unit for each family and reduce the gap between housing shortage and supply through innovative measures. The assessment has been done based on certain assumptions:
Anticipated population growth as per the growth rates assumed; Constant annual household formation rate for the entire Planning Area; Decrease in household size from present 6.8 to 5.4 during the horizon period of 20 years; Constant household to house ratio of 1.12 for the horizon period of 20 years; Congestion Factor of 10.73 % shall be taken for plan period of 2012-2022 and 8.00 % during period of 2023-2032; Obsolescence Factor of Ganderbal Planning Area is assumed to decrease from 3.39 % to 1.05 % during the plan period of 20-years
Table 9-6: Housing Shortage and Need of the Ganderbal Planning Area Year Population Household No. of Natural Occupied Habitable Apparent Concealed Deficit Size Households Housing Residential Houses Shortage Shortage Need Houses
2011 46,885 6.8 6,895 6,156 4,091 3,952 2,065 139 2,204 2012 48,172 6.6 7,299 6,517 4,091 3,967 2,426 124 2,550 2017 54,783 6.4 8,560 7,643 4,091 3,981 3,552 110 3,662 2022 62,316 6.0 10,386 9,273 4,091 3,995 5,182 96 5,278 2027 71,340 5.6 12,739 11,374 4,091 4,010 7,283 81 7,365 2032 81,307 5.4 15,057 13,444 4,091 4,048 9,353 43 9,396
9.9 PROPOSED HOUSING POLICY The main objective of the housing policy for Ganderbal Planning Area is not only to meet the housing demand by horizon 2032 but also to improve the residential environment at large. In view of this, Master Plan proposes development of self-sustained residential neighbourhoods.
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9.9.1 PRIVATE SECTOR PARTICIPATION Privatization in the form of individuals and builders/developers should be encouraged to participate in the house building activities. The local administration could provide land with offsite and in-site physical and social infrastructure for the private entrepreneurs to invest in house building. Individual residential plots should be provided to families where more than one dwelling unit could be constructed. In principles, housing has four distinct components for its development i.e., Land Assembly, infrastructure provision, building construction and post occupancy management. The above diagram gives an idea how these activities should be distributed amongst the Government, private and cooperatives making the Government a facilitator for housing development.
9.9.2 ROLE OF GOVERNMENTAL Government has to play proactive role of promoting the housing industry by regulatory measures and acting as a watch-dog rather than fully involving its organs in the provision of shelter to the town inhabitants. The magnitude of housing shortage is enormous and the State on its own cannot provide the housing stock. Government will limit its role to development of serviced land and subsequently its release to private developers and Cooperative Societies on premium equivalent to the cost of land plus marginal profit with only advisory and regulatory role in the development of housing industry.
9.9.3 HOUSES OF DIFFERENT INCOME CATEGORIES The Master Plan recommends identification of priorities in dealing with different segments of the population. Out of the total demand, income category wise demand would be as given in Figure 9.1. Fixing the priority in dealing with different segments of the population: H.I.G. and M.I.G. dwelling units shall be provided with only developed land at market price to cross subsidize the housing for E.W.S./L.I.G.; L.I.G. and E.W.S. should be covered under site and services scheme and finances provided through various centrally sponsored schemes
9.9.4 GROUP HOUSING SCHEMES To meet the housing demand by 2032, the Master Plan proposes the development of large housing colonies on both sides of the river. Economies of scale are favourable to large colonies because of reduced per capita on investment on infrastructure and services development in large colonies. The Master Plan also envisages smart growth of the town to overcome the scarcity of land and regulate sprawl of urban development in rich agricultural hinterland. In the development of colonies, unique physiographic features of Ganderbal have been given a significant importance within physical thresholds providing the advantage that infrastructure of the colonies will never be overstrained.
9.9.5 URBAN VILLAGES The peripheral village settlements, which have been incorporated in the Planning Area of Ganderbal, are going to be part of its proposed Urban Area Limits during the process of its expansion. At present these settlements do not conform to any urban character and need an ‘Action Plan’ for extension of water supply, sewerage and drainage facilities and other basic urban amenities and efficient linkages with the main town. In aggregate,
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33,055 persons are projected to be living in these village settlements by 2032 against existing population of 19,069 persons in 2011, which constitutes about 40.65% of the total projected population of the Planning Area.
9.10 CONCEPT OF CITY WITHOUT SLUMS The Asian Development Bank through a study has worked out comprehensive guidelines for the program – ‘City without Slums’. One of the major objectives of such a program is eradication or significant reduction of poverty of urban areas. Besides this, the other objectives are to ensure the following: Security of tenure; Minimum acceptable standards of municipal infrastructure and social services; Improved employment and income earning opportunities; Improved education, skills, training and health care; Better access to credit and other financial services for house/plot purchase, home improvement, enterprise development and livelihood activities; and Improved level of community organization capacity and empowerment
The above objectives are inter-sectoral and inter-departmental. To facilitate the above, the following is envisaged in the Ganderbal Master Plan-2032: In case of existing slums, which are on Government lands that are not needed for development of any infrastructure or other urban activities, plans for upgrading of slums may be prepared and implemented; Other slum pockets may be resettled at appropriate areas with due consideration of their distance from work places; Under the housing/slums up-gradation scheme 100% of beneficiaries need to be provided with financial assistance to improve the structure condition of their houses.
In any new land development scheme, 1% of the total land shall be reserved / developed for informal sector/vendor markets, which should be available to the urban poor families to conduct their livelihood earning activities. Such a land can be for informal sector units in food/vegetable/eating stalls and any other activities. Part of the land shall be developed for night shelter where fresh migrants to the city, having no shelter, could be provided with facility to sleep and have sanitation and bathing facilities.
9.11 URBAN RENEWAL 9.11.1 AREA FOR RENEWAL The old areas in Planning Unit (PU-3 and PU-5) have congested residential and commercial areas, which have high building density on land and high occupancy within buildings. Buildings are very old and dilapidated as well as on Narrow Streets. These areas need immediate attention and urban renewal.
9.11.2 GUIDELINES FOR URBAN RENEWAL1 The basic objective of the urban renewal plans are to upgrade the living and working environment by implementing schemes considering the existing physical and socio-economic conditions of the area. The schemes for the urban renewal are to be prepared after a comprehensive study, which should be in the form of a project report and a number of maps and plans. The following sets of plans are considered be essential to project the existing conditions: - Land Use
1 Note: Reduced space norms may be adopted for community facilities/ social infrastructure. The concept of Accommodation Reservation i.e. allowing construction of community facilities without counting in FAR may also be applied
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- Physical condition of structures - Facilities and services - Circulation pattern - Open spaces, park and playgrounds - Special feature (if any) - The plan proposals for the urban renewal should indicate: a. clearance areas and areas to be acquired (This would include subsequent plans for redevelopment of these pockets); b. population distribution (in relation to holding capacity); c. proposed land use; d. proposed circulation system (indicating widening of streets, pedestrian streets, parking areas, access of emergency vehicles); e. Up gradation of facilities and services; f. The existing Public and Semi-public uses and services like hospitals, dispensaries, colleges, schools, police stations, fire stations, post offices, local government offices, parking etc. to be retained in their present locations and also additional sites required to be indicated in the Urban Renewal Scheme; and g. Recreational areas (indicating tot lots, parks, play grounds and other recreational facilities)
The urban renewal plans would be prepared within the framework of the land use plan of the area as proposed in the Master Plan. In case of residential areas, the possibilities of mixed use (on ground floor) and street commercial may be explored. Special characteristics and features of the area would be kept in view. As far as possible, the urban renewal project should be self-financing. The neighbourhood for urban renewable areas, whose deficiency can be, filled as per neighbourhood level facility norms.
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Ecology & Environment 10
Ganderbal Master Plan - 2032
10. Ecology and Environment
10.1 INTRODUCTION The Kashmir valley region has been fabled down the ages for its natural beauty. It has best been described as an emerald set in pearls, with the emerald representing the lush, fertile Kashmir Valley and pearls for the lofty snow-clad Himalayan peaks that encircle it. The region enormous habitat diversity supports an equally rich and unique biodiversity, making the area a biological paradise. Unfortunately its environment is being seriously degraded by the combined onslaught of violence, pollution, global warming and habitat destruction due to human encroachment, unplanned tourism and deforestation.
10.2 WATER POLLUTION IN TOWN Untreated wastewater from the nearby areas is the main source of water pollution. The wastewater from nearby residential and commercial sources is disposed of into the water bodies like river, natural nallahs and canals.
10.3 AMBIENT AIR QUALITY IN TOWN There is no air pollutant, which may be harmful to environment is detected in the study area. The air pollutants emissions from the vehicles are well within the permissible limit.
10.4 NATURAL AND MAN-MADE DISASTERS 10.4.1 HILL CUTTING AND REMOVAL OF FOREST Hill cutting and forest/horticulture removing activity for construction of buildings and roads is not only resulting in depletion of the hills and but also distorting the existing valuable eco-system. With extensive quarrying for construction materials, leads to modification in local climate like increase in temperature and alteration in rainfall seasons.
10.4.2 SEISMICITY The valley, by and large is considered as a seismic zone. Earthquakes of various magnitudes occurs in the past have rocked the valley. Ganderbal has also been affected from time to time by earth tremor. No seismic epicentre has so far been located in the vicinity of the town. Framed structure is the traditional method for building construction throughout the length and breadth of the valley, including Ganderbal. It has always with stood earth tremors of moderate intensity.
10.5 NATURAL RESERVES 10.5.1 ANCHAR LAKE The Anchar Lake is a swampy area. The Sind Nullah enters this lake from one side and flows out from the other. It is about 8 Kms long and 3 Kms wide. A wide variety of water birds including Mallard, Pochard, Gadwall Snipe and Teal, dwell near
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the lake during winter.
Physical: Large Lake bank area, provide habitats to migratory birds, generates revenue to the state government through harvesting of water chestnuts, which grows profusely in the lake area
Biological: Mangroves trees, large number of migratory birds and fish
The famous Anchar Lake was once connected to the Dal Lake and tourists’ used to throng here in large numbers on houseboats via channels connecting the two lakes. The pollution and the discharge of untreated effluents besides encroachments have contaminated the lake. The flora and fauna that was thrived in the Anchar Lake have been destroyed and it is now infested with weeds.
10.5.2 MANASBAL LAKE The name Manasbal is said to be a derivative of the Lake Manasarovar. Lake is encircled by three village viz., Jarokbal, Kondabal (also called Kiln place, is situated on the north- eastern side of the lake) and Ganderbal and is stated to be the deepest lake (at 13 m depth) in the Kashmir valley.
Physical: Source of water, Large Lake bank area, provide habitats to flora and fauna
Biological: Important vegetation in the catchment of the lake comprise Orchards (Apple, Mulberry), some Platanus (Chinar trees) and Salix trees and large number of migratory birds and fish The eutrophication was recorded and confirmed by the test results in the lake. Ceratophyllum Demersum recorded increase in the lake area. Dense mono specific stands have been created by the weeds. Further, decrease in species diversity has occurred, increase in the period of anoxic conditions and accumulation of H2S in deeper waters has been reported. Pollution has also taken place due to lack of waste water treatment plants World Wide Fund for Nature (WWF) which conducted an extensive survey of the lake in 1997 attributed the reasons for the deterioration of the lake, particularly on its banks, gradually turning it into a stinking marshy area, due to the following: Large-scale illegal encroachment on the periphery on Ganderbal and Qazibagh sides in the form of hundreds of tress, vegetable gardens, toilets, residential structures, garbage dumping sites; Siltation due to noxious run-off from adjoining fields, stone quarries and lime kilns; The flow of Sewage and use of fertilizers in the agricultural fields in its adjoining villages; 90 per cent of the lake was seen under the thick blanket of weed
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10.6 FLORA AND FAUNA The flora and fauna components of Biodiversity of the region are very rich, with a variety of interesting and unique forms both in the forest zones and above the forest line besides wetlands.
10.6.1 FLORA Due to the wide variations in topography, the region has a large variety of species. There is no wonder that its flora ranges from the thorn bush type of the arid plains to the temperate and alpine flora of the higher altitudes. Prominent among the trees are Apple, Maple, Horse Chestnuts, Silver Fir, etc. At the higher altitudes there are Birch, Rhododendron, Berbers and a large number of herbal plants.
Chinar is a gigantic sized tree, found growing throughout valley. Its scientific name is platanus orientalis. Its family is plataneae. A deciduous tree, Chinar traces its origin to Greece. Its incredible beauty has to be seen to be believed. The tree is at its most elegance and exuberance during autumn. It is unfortunate that in recent years the number of Chinar trees is decreasing. It is no wonder that if the present trend continues, the day is not far-off when the tree will see its extinction from the land of Kashmir. However, it is heartening to note the government is making its honest best to stop the illegal felling of this great tree of Kashmir region. This region is also a storehouse of medicinal and aromatic plants, which are used in pharmaceutical and perfume industries. There are 11-medicinal plants in the temperate, cold, arid regions of Jammu and Kashmir. Several medicinal plants grow wild in the temperate and alpine habitats. Some native medicinal plants have been taken up for cultivation, e.g. Dioscorea deltoidea is now cultivated for its tubers which are rich in diosgenin and yield cortisone, a steroid hormone.
10.6.2 FAUNA Mammals: The faunal diversity contributes about 16 % of Indian mammals, birds, reptiles and butterflies in the region. Among the carnivore leopard, snow leopard, Himalayan brown bear and Asiatic Bear, as well as wild dog including smaller carnivores like fox, martens are well known in this region. Out of 19-species and sub species of ungulates 13 have been listed as globally threatened and receive complete protection. The most
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important is Hangul, the sub species of European Red deer. Both the sub species of Markhor viz. Flare Horned Markhor (Capra Falconeri Falconeri) and Pripanjal Markhor (Capra Falconeri Cashmirienis) are restricted range species, and fall to poaching.
Smaller mammals like Shrews, Bats, Marmots, voles are restricted to high altitude; whereas hare and porcupine are in lower reaches.
Birds: The Avifaunal diversity varies seasonally most of these are migratory and arrive from the plains of Indian sub-continent during summer mainly for breeding, but also by way of local migration. In migratory water fowl viz. Grey leg goose and ducks, arrive from Siberian breeding grounds for wintering.
10.7 ENVIRONMENTAL ISSUES The environmental concerns for the study area may be summarized as below: Cases of cutting and degradation of fragile hills for expansion of housing have been observed. The cutting of steep slope for construction of houses has often led to loosening of soil and landslide; Decrease in area covered under agricultural, Plantation, Horticultural and Forest; The River, Natural Nallah and Irrigation Canal banks have been utilized for development, which during high intensity rainfall obstructs smooth flow of surface run-off and hence causes water logging; The local system of septic tanks for disposal of wastewater could be a potential source of ground water, surface water and or piped water contamination in case of leakages from septic tanks. This may also encourage mosquito breeding and foul odour leading to aesthetically displeasing physical environment; A Rapid increase in the population has accelerated the need to bring more area under agriculture and horticulture development at the cost of forests
10.8 ENVIRONMENT CONSERVATION – ACTION ENVISAGED There are several project-related environmental impacts for which safeguards is essential. These impacts include direct, indirect, cumulative, and induced impacts in the project’s area of influence. Each project needs to be scrutinized as to its type, location, scale, and sensitivity and the magnitude of its potential environmental impacts. Environmental impacts include those related to the natural environment (air, water, and land); human health and safety.
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10.8.1 PRESERVATION OF ORCHARDS The fruit orchards present in the town area and its vicinity need to be conserved. These orchards not only give very good production of fruites resulting economic generation, it also improves the envionment.
10.8.2 AGRICULTURE/GREEN BUFFER To preserve the valuable agricultural land and orchard land, to meet the basic requirement of residents of the planning area to preserve the basic rural character, area falling under villages has been earmarked as agricultural. The rural character of these villages will be retained as such. In order to improve the quality of environment and to promote the percentage of green cover, it is proposed to plant trees along all major roads. All the existing and the proposed roads will have thick tree plantation.Good agricultural land in the region should be protected and conserved.
10.8.3 RURAL AREA The Rural Area will have very limited activities permitted inside like agriculture and allied activities, mining/quarrying and stone crushing, motel, resort, amusement parks, brick kilns etc.
10.8.4 RIVERFRONT DEVELOPMENT The River Sindh which is covering the major part of the length and breadth of the town are proposed to be developed as the leisure valleys of Ganderbal. It is proposed that all sources of pollution along these nallahs are to be removed. The nallahs are proposed to be developed as the channels carrying clean water in order to improve the quality of ground water in the town. In addition, the walkways are proposed to be planned along these nallahs besides undertaking the landscaping. Further, the nallahs could also be used for draining the rainwater of the town in order to minimize the problem of water logging in the city. The development of nallahs is to be taken up in the shape of project for the area kept as green. Riverfronts have emerged as lively Urban Cores of cities. it is essential to integrate the environment and provide for a sustainable riverfront by redensifiying the designated greens, treating the sewage that flows into the river and attempting to provide a holistic system. Conservation of Built Heritage - religious structures along the river are beautiful buildings with a distinct sense of scale and architecture. These can be highlighted along the riverfront as Urban Artifacts leading the pedestrian from one point to another as visual guide and all other activities along the waterfront integrated within this visual structure. Opening up of Visual corridors - The riverfront is visually not connected to the inner city. Opening up visual corridors within the city, will make the waterfront more accessible and widely used as public space in the city. large open grounds and green areas covered with dense scrub along the waterfront these are not integrated with the Public Realm. The much-needed public open spaces are also fairly dis-used and are no more than incidental open spaces within the organic urban pattern of the city structure.
10.8.5 SOLID WASTE MANAGEMENT An effective solid waste management system is necessary for maintaining the health and hygiene within a city. The important points to be considered are as under Waste segregation should be practiced at household and community level. Dustbins should be provided at appropriate locations. Regular collection should be done by the competent authority The site for waste disposal should be properly and scientifically selected so that no contaminants percolate into the ground water, river or lake. Hazardous waste and bio-medical waste should be disposed off separately. Waste disposal areas should be planned down-wind of villages and townships.
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The pattern of filling disposal site should be planned to create better landscape and be approved by appropriate agency and the appropriately pre-treated solid wastes should be disposed according to the approved plan. No landfill should be constructed within wetlands and on the river bed . Intensive programs of tree plantation on disposal areas should be undertaken.
10.8.6 INDUSTRIAL AREA MANAGEMENT In the industrial/residential areas, land should be identified for plantation/green belt development and for each of the developmental/industrial schemes, sufficient plantation may be undertaken in all the available spaces. The plant species should be selected in consultation with the Forest Department. Such areas should not be compounded later on for establishment of industries. The industries should preferably be permitted in industrial areas. Establishment of industries outside the industrial area should be as per the initial environment examination (IEE) permitted in case it is not feasible to locate them within the premises of industrial area. Suitable site for solid waste dumping should be identified for each of the industrial area. The rainwater harvesting measures by the industrial units should be encouraged.
10.8.7 DISASTER MANAGEMENT The regionlies in the top two high risk seismic zones of IV and V of Indian seismic code IS:1893 with the expected intensity of IX or more in the zone V and intensity of VIII in the zone IV. Damage to buildings and other structures in general agreed well with the intensity of ground shaking observed in recent earthquake where epicenter was in neighboring country at various places, with the maximum of VIII at Uri and V at Srinagar on MSK scale. However, the collapse of stone walls of random rubble types was surprise even at much lesser shaking.
A Civil Defence and Disaster Management unit at Ganderbal has been already established. Ganderbal town remained earthquake prone area and history shows that number of earthquakes occurred which took precious lives in the past.
The main objective of Disaster Management is to initiate preemptive action before any climatic strikes. Disaster Management is not only an emergency relief and rehabilitation measure. Though it is almost impossible to fully recoup the damage caused by disaster, it is possible to Minimize the potential risk by developing early warning strategies. Prepare and implement plans to provide resilience to such disaster. Mobiles resources To help in rehabilitation and post disaster reconstruction bridges, roads, water tanks, etc., which shall be constructed due consideration of high seismic activities of the Himalayan region make such civil infrastructure extremely vulnerable for future earthquakes.
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Land-use Zoning & Development Control Regulation 11
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11. Landuse Zoning and Development Control Regulation
11.1 PLANNING UNITS The Planning area of Ganderbal has been divided into Five (5) Planning Units, which have further been subdivided into various Planning Use-zones/neighbourhoods for ensuring the compatibility of uses. The planning uses zones are mainly based on the predominant aspects of the landuse with the objective of preserving the character of the planning area while as the unit boundaries are predominantly based on the natural/artificial features of the area. The Master Plan envisages a centrally organized activity centre to serve the town as well as its hinterland. It will be supported by complementary centres in each Planning use zone or neighbourhood for relatively self-contained urban growth so that each Planning use zone will function as a single entity in respect of local level facilities and amenities. However, some of the amenities shall have larger threshold, which may function as town and regional level facilities. The proposals contained in the Master Plan would hardly improve the image of the town life unless efforts are not made to implement and enforce them on ground. The citizens and the implementing agencies will have to make significant contribution collectively as well as individually in building Ganderbal. Strict enforcement has to be ensured by concerned authorities, while Town Planning Organization Kashmir would provide necessary technical guidance to enforce the proposals contained in the Master Plan. Proper regulation and control of development within Planning Area of the Master Plan would be possible through effective enforcement of development promotion and regulations like, Floor Area Ratio, Ground Coverage, Set-backs, and Height Control etc. These Regulations shall provide guidelines for people, developers and Government /semi -Government departments. The description of the Planning Units is given in the Table 11.1.
Table 11.1: Description of Planning Units in Ganderbal Planning Area S. No. Planning Unit Predominant Landuse 1 I Agriculture, Residential, Religious, Tourism and Eco-sensitive Zone 2 II Horticultural, Agriculture, City Park, Mini Secretariat, Commercial, Residential and Industrial 3 III Residential, Commercial, Horticulture, Industrial, Transportation, Recreational and Eco-sensitive Zone 4 IV Residential, Horticulture, Agriculture and Public Utilities 5 V Residential, Commercial, Industry and Educational
11.2 ZONING REGULATIONS Each Planning Unit can be put to such use(s) as detailed out in the Master Plan. The proposed Landuse Plan indicates the location of broad uses and major facility areas in the form of Business Centre, neighbourhood centers and other cluster centers. The requirements of these facilities are subject to necessary modifications when the detailed Zonal Development Plans are conceived. Therefore, the purpose of Zonal/Sub-zonal byelaws and regulations is not to stop the urban development activities in the Planning Area but to serve as broad policy framework for the promotion of planned development. The Master Plan proposes building activity within the prescribed Local Area limits should be controlled and guided by following set of regulations as spelt out in Table 11.2.
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Table 11.2: Description of Landuse as per Use-Zones Land Use Zone Use Permitted in Use Zone Uses Permissible on Approval by Uses Prohibited (Local Authority) Competent Authority (BOCA) Residential Residences (Private and Government) Boarding Homes with schools with All uses not Nurseries, Kindergarten Schools, Primary Density limitations, Professional Specifically mentioned Schools, Recreational Uses, Reading Offices attached to house, Clubs, above Rooms, Local Shops, Religious, Cultural, Public Utilities, Household Industry, Primary Health Centers (PHC), Dispensaries, Petrol Filling stations Clinics and Bank branches etc. Industrial Industries including Manufacturing, Industrial Residences for essential All uses not Specifically Extraction, Service Industries, Agro- based staff; Transport Companies, Service mentioned above such as Milk Dairy Bread Making, Oil Mills, Stations, Petrol Filling Stations, Junk Furniture Making, Fruit Canning, Service Yards, Show Rooms, Shops, Industries such as Repairs and Restaurants Servicing Workshops, Extraction including Quarrying, Stone, Gravel and other Public Utility and service buildings Government Government State and Central Offices, Parking Area, Shops, Restaurants, All uses not specifically Offices of Corporations, Autonomous Institutional, residences of employees, mentioned above Bodies NGOs and others Parking complex/ lots Commercial Retail Shops, Business and Professional Petrol Filling Stations, Services Station, All uses not specifically Offices, Services uses like Traders, Barbers, Service Industries which does not mentioned above Laundry, Dry Cleaner shops, Restaurants, cause nuisance, Workshops and Repair entertainment places like Cinemas, Theatres, Specialized Market, Wholesale Market Mandi, Warehousing and Godowns, Building Material, Yards, Parking Areas, Recreational Dwelling and Professional establishments, Parking complex/ lots Public & Semi- Cultural Institutions, Libraries, Museum, Petrol Filling Station, Shops, and All uses not specifically Public/ Tourist Utility and Service buildings such as Restaurants mentioned above Facility Centre College, Polytechnic, Technical institutions, Research Laboratories etc. General and Specialized Hospitals, Clinical Laboratories, Health Centres, Fire Station, Club, T.V. and Radio Centres, Telephone Exchange and Post Offices, Colleges, Hospitals, Polyclinic, Parking Areas/lots Institutional Education, Medical / Para-medical and Restaurant, Guest houses, Hostels, All uses not specifically Uses Research Institutions including their Dormitories, utility Shops, Parking Lots, mentioned above ancillary facilities like Polyclinics/testing Sarais Labs, Pharmaceutical/Drug stores, Residential Utilities Recreational All recreational Uses including Parks, Food Courts, Utility Shops, Parking All uses not specifically Playgrounds, Stadium, Swimming Pool, Lots, Restaurants without lodging mentioned above Ponds facility Transportation Inter-City and Intra-city Bus Terminals Godowns, Cold Storage and Ware All uses not specifically Depots, Workshops, Truck Terminals, Housing, Petrol Pump, Repair and mentioned above Aerodrome, Railway Station Yard, Goods Service Stations and Services Yards, Marshalling Yard, Parking Sites, Petrol Pumps Defense Police Line, District Police Line, Thana, Any Government Use, Work Shops, All uses not specifically Police Post/ Station, Cantonment, MES, Shops, Offices, Recreational etc mentioned above
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Land Use Zone Use Permitted in Use Zone Uses Permissible on Approval by Uses Prohibited (Local Authority) Competent Authority (BOCA) ITBP, CRPF or any Military Use. Agricultural Different Uses permitted and covered in Farm Houses, Servant quarter for All uses not specifically and Allied the definition of agriculture in the related Watch and Ward, Agro based mentioned above Urban and Regional Planning Act (s), to Industries with cold storage facility, preserve Agriculture land from onslaught of horticultural tourism facilities, camping Urbanization, Uses permitted under sites, hotels and tourism related shops Plantation Plantation Willow, Walnut, Orchards, Popular and Camping sites, Servant quarter for All uses not specifically all forms of plantation, Horticulture Watch and Ward, Agro based mentioned above Farms, Floriculture Farms, Medicinal / drug industries with cold storage facility Farms, Mulberry Fields, Nurseries, Uses permitted Under Agriculture and Allied
The aim of enforcing the regulations is to achieve a desirable development pattern and structure with good quality of life. In order to ensure complete harmony between landuses, town has been divided into various Use Zones including Residential, Commercial, industrial, Recreational, Public & Semi-Public, Transport & Communication, Agriculture, Plantation, Water bodies etc. However, in enforcing master Plan proposals the regulations have been made efficient to avoid inconvenience to public. Mixed land use concept has also been adopted and prescribed which shall need approval of Government. The adoption of mixed land use concept is to enhance the effectiveness and functionality of the uses and activities.
11.3 LANDUSE CONVERSIONS The Master Plan propagates conversion of landuses in areas having potential for such conversions. This is subject to the ground realities and general tendency of an area experiencing competitive market forces because of locational advantages of the area. The Master Plan, though a long term policy document prepared on sectoral vision for a period of 20-years, at times owing to unforeseeable market forces, certain areas exhibit potential for relatively varying landuses e.g.; commercialization of areas abutting roads especially in residential areas, thus making the basic landuse proposals relatively less responsive to the changing circumstances. As such, a new practice of landuse conversions has emerged in Urban Planning, which is being followed in other states to make the Master Plans more realistic and dynamic in nature. The practice of accommodating/adjusting landuse changes on scientific lines may also increase the revenues of the local authority and may put a check on corrupt practices. The Master Plan proposes following innovative measures for accommodating landuse conversions in the basic proposals:
Table 11.3: Landuse Conversions under Ganderbal Master Plan-2032 Basic Converted Permissible Areas Prohibited Areas Landuse Landuse Residential Commercial, Along the proposed peripheral Expressway for a All roads with proposed primary maximum depth of 275 feet from centre of the ROW less than 40 feet; education road in Planning Units: PU-1, PU-2 and PU-3; All areas not specifically institutes and Along the roads with proposed ROW of 98 feet mentioned here elementary & 65 feet for a maximum depth of 100 feet and healthcare 80 feet respectively from centre of the road in facilities Planning Units: PU-1, PU-2 and PU-5; excluding Along the roads with proposed ROW of 39 feet hospitals & 49 feet under mixed use of premises for depth of not more than 60 feet from centre of the road.
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Basic Converted Permissible Areas Prohibited Areas Landuse Landuse Residential Guest house, Along the proposed peripheral Expressway fix a All uses not specifically Hostel, Boarding maximum depth of 275 feet from centre of the mentioned above Houses road in Planning Units: PU-1 Along the roads with proposed ROW of 98 feet & 65 feet for a maximum depth of not more than 100 feet & 80 feet respectively from centre of the road in Planning Units: PU-1 and PU-5. Public & Any use other Planning Units: PU-1, PU-2 and PU-3; All uses not specifically Semi-Public than Industrial Along the proposed peripheral Expressway for a mentioned above and maximum depth of 275 feet from centre of the Traffic & road in Planning Units: PU-1, PU-2 and PU-3; Transportation Along the roads with proposed ROW of 98 feet excluding parking & 65 feet for a maximum depth of not more lots than 100 feet & 80 feet respectively from centre of the road in Planning Units: PU-1, PU-2 and PU-5. Agricultural Residential As prescribed under relevant J&K State Revenue All uses not specifically and Allied (Single Acts in vogue mentioned above Residential Dwelling Unit)
Explanation: Landuse conversions shall be subject to following important conditions:
I. The authority to "GRANT" or "REJECT" landuse conversions lies with Area Development Authority designated by government /Municipal Committee Ganderbal after seeking technical opinion/consultation from Town Planning Organisation Kashmir;
II. Permissions for such land use conversions within the entire Planning Area limits and areas falling within 1650 ft. as influence areas beyond the Master Plan limits for purposes of this Master Plan shall be the discretion of Area Development Authority/ Municipal Committee Ganderbal after seeking technical opinion/consultation from Town Planning Organisation Kashmir;
III. In case of overlapping of Srinagar and Ganderbal Planning Boundary the proposed land use of Srinagar Master Plan will supersede the proposed Land use of Ganderbal Master Plan;
IV. Commercial Development along major transportation corridors (T1 and T2) is allowed till the depth of 300 ft with the proposed land use map of Ganderbal MP 2032;
V. Flatted/ Group & Row Housing schemes will be allowed along the major transportation corridors (T1, T2 & T3) with additional land use conversion charges and for sizable development (plot size min 20 Kanal); if not conforming with the proposed Land use map Ganderbal MP 2032;
VI. Permissions for land use conversions thus granted shall be charged four times the value against the use for which permission is sought;
VII. Space standards applicable for the landuse shall be that of the “USE CONVERTED" applied for
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11.4 SPACE STANDARDS & DEVELOPMENT AND DESIGN CONTROLS Space standards are fundamental to obtain the basic objective of Zoning Regulations to achieve desirable pattern of development in each Use Zone. Strict enforcement is needed to achieve articulated urban development as envisaged in the Master Plan.
Table 11.4: Spatial Norms and Standards adopted in the Ganderbal Master Plan-2032 S. No. Description Standard Prescribed Plot Area / Unit (HA) A Educational Facilities 1 Pre-Primary School 1 for 2500 – 4000 Population 0.08 2 Primary School (including a playfield) 500 students / 4000 Population 0.40 3 Middle School (including a playfield) 1000 students or 1 for 7500 0.60 Population 4 Middle School with Hostel 1000 students or 1 for 7500 0.75 Population 5 Higher Secondary School (IX-XII) including a 1000 students or 1 for 10,000 1.60 playfield Population 6 Higher Secondary School (IX-XII) with 1000 students or 1 for 10,000 2.00 Hostel Population 7 Integrated School (Class I-XII) with Hostel 1000 students or 1 for 10,000 3.90 Population 8 Integrated School (Class I-XII) without 1500 students or 1 for 10,000 3.50 Hostel Population 9 School for Handicapped (including a 400 students / 45,000 Population 0.50 playfield) 10 College (including a hostel and playfield) Students 1000-15000 or 1.25 Lac 4.00 Population 11 University campus without residential - 10.00 quarters 12 New University Campus with residential - 30.00 quarters 13 Industrial Training Institute (ITI) 500 students / 10 Lac Population 2.00 14 Polytechnic 400 students / 10 Lac Population 2.00 15 New Engineering College 1500-1700 Students 30.00 16 Medical College with Specialized General 1500-1700 Students 15.00 Hospital B Health Care Facilities 17 Health Unit / Dispensary 1 for 15,000 Population 0.10 18 Nursing Home / Maternity Centre 30 Beds / 1 per 45,000 Population 0.25 19 Polyclinic with some observation beds 1 for 1 Lac Population 0.25 20 General Hospital (300-500 beds) with 1 for 1 to 2.5 Lac Population 6.00 residential accommodation 21 Intermediate Hospital with residential 100-200 Beds / 1 Lac Population 3.70 accommodation 22 Intermediate Hospital 80-100 Beds / 1 Lac Population 1.00 C Socio-Cultural Facilities 23 Community Room 1 per 5000 Population 0.10 24 Community Hall and Library or Multi- 1 per 15,000 Population 0.20 purpose Hall 25 Recreational Club 1 per 15,000 Population 0.30 26 Recreational Club 1 per 50,000 Population 0.50 27 Recreational Club 1 for 1 Lac Population 1.00 28 Music, Dance & Drama Centre 1 for 1 Lac Population 0.20 29 Socio-Cultural Centre 1 for 10 Lac Population 15.00 30 Club Houses 1 for 1 Lac Population 1.00
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S. No. Description Standard Prescribed Plot Area / Unit (HA) 31 Museum & Art Gallery with Parking - 1.00 32 Community Centre with Hall and Library 1 for 15,000 Population 0.30 etc 33 Meditation and Spiritual Centre 1 for 50,000 Population 0.50 34 Botanical / Zoological Park 1 for 1 Lac Population 5.00 35 Exhibition Area (s) 1 for 1 to 10 Lac Population 10.00 36 Cinema / Theatre 1 for 1 Lac Population 0.50 37 Stadia / Sports Centre / Complex 1 for 1 Lac Population 8.00 38 Mini-Play Field 1 for 2,500 Population 0.75 39 Play Field 1 for 15,000 Population 1.50 40 Religious Place / Structure 1 for 2,000 Population (for all 0.20 community) 41 Religious Place / Structure 1 for 10,000 Population (for all 0.50 community) 42 Graveyards 1 for 20,000 Population 2.00 43 Cremation Ground 1 for 50,000 Population 0.50 D Distribution Services 44 Post and Telegraph Office 1 for 1.5 Lac Population 0.40 45 Post Office 1 for 40,000 Population - 46 Telephone Exchange - 0.20 47 Petrol Pump 1 per 225 ha of Gross Residential 0.20 Density 48 Petrol Pump 1 per 40 ha of gross Industrial Density 0.20 49 Milk Booth 1 for 5,000 Population - 50 LPG Godown 1 for 50,000 Population 0.20 51 LPG Plant with Bottling Facility - 1.00 52 Electrical Sub Station of 11 KV 1 for 15,000 Population - 53 Electrical Sub Station 66 KV 1 for 1 Lac Population - E Police and Fire Services 54 Police Station 1 for 90,000 Population 1.50 55 Police Post 1 for 40,000 Population 0.20 56 District Office & Battalion 1 for 10 Lac Population 5.00 57 District Jail 1 for 10 Lac Population 10.00 58 Police Line 1 for 10 Lac Population 5.00 59 Civil Defense and Home guards 1 for 10 Lac Population 2.00 60 Fire Station 1 for 90,000 Population 1.50 F Slaughter House 61 Slaughter House 1 for 1 Lac Population 0.40 62 Abattoir 1 for 1 Lac Population 1.00
11.4.1 DENSITY CONTROL The residential density given in the Landuse Plan-2032 for different residential nodes shall have to be followed in permitting the development till detailed zonal plans are formulated. Zoning regulations provide an effective restraint against non-conforming use(s), high densities, and congestion shall be enforced for achieving better living environment. During enforcement of the Plan, compatibility of uses shall be maintained unless deemed not necessary by competent authority. For each use zone, regulation governing ground coverage, setbacks, floor area ratio and parking requirements have been detailed which shall be followed to achieve better living environment.
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Table 11.5: Density, Ground Coverage and Floor Space Index in Residential Areas Gross Density Maximum Ground Coverage Maximum Maximum height from G ro und (Persons Per Hectare) (%age) F.S.I./F.A.R. level to ridge top (Feet) Up to 120 35 1.05 37 121-180 40 1.20 42 181-240 45 1.35 42 241+ (Group and Row 45 1.35 42 Housing) 241+ (Flatted) 30 1.80 (EWS - 0.3) 50
In case of residential structures one side could be permitted to remain blind with no setbacks if the minimum set-back of 10' (ten feet) is provided on the other three sides of the building in the form of semi- detached/row-housing; In case of residential structures, relaxation by 10 % (maximum) of the ground coverage otherwise prescribed in the Master Plan shall be granted for the benefit of an applicant for plots of less than 1000 sft. area; In case of old and congested parts, the ground coverage and FSI shall be permitted up to 60 % and 1.80 respectively with relaxation in the set back norms to be decided by the Local Authority; Side set-backs and rear side of any structure in any plot shall be permitted in such a manner so as it shall not deprive abutting structures from ventilation/sunlight throughout a day. Minimum Side set-backs of 10- feet each shall, therefore, be provided on east and north sides of the plot for a two storeyed structure. In case height of the structure is permitted more than two storey's, set-backs on east and north side shall not be less than one third of the height of the structure or one third of the height of the ridge top from adjacent plots with 5 (five) feet set-backs for opening or eaves projections of the structure on these two sides. If the plot is facing north and east set-backs prescribed in table above shall be applied; No portion of any building, balcony, Chajja, steps or other projections shall be allowed beyond the set-back line prescribed in these regulations; Projections, windows, door openings, roof slopes, outlet or any other thing, which may establish any easement right or infringe on the adjacent, private or public property shall not be permissible; In frontage/road side set back shall be measured from the extreme end of the right of way prescribed under the Master Plan or from the start of the property line. Relaxation to the rule may, however, be given by the competent authority in case of shop provided that building line specified here-in-before are not violated; Set-back limitations prescribed above are not, however, applicable for erecting or re-erecting Lavatory block or Garage or any such accessory building or a shop in a shopping centre of single storey height incidental to the main use of building provided that easement rights of adjacent plot holders are not encroached upon in any way and such an accessory building is kept away from other adjacent building (if existing) by a distance not less than one third height of that adjacent building; Ground Coverage and set-back limits for Offices, Industries, Public structure and Commercial establishments may be adjusted according to site condition in consultation with the Office of the Town Planning Organisation in case there is difficulty in adopting the limitation stated in these regulations; In cases, above set-back restrictions are not practicable or where the front of the building falls on the north and east sides, Town Planning Organisation as competent Authority may prescribe requirements of set- backs as it may deem necessary. The competent Authority shall keep regard for future widening of roads and/or streets, ventilation of abutting building in adjacent plots, ground coverage and heights of building prescribed in these regulations; The Construction of Farm House shall be allowed only on the possession of more than 5-Kanals of land adjacent to proposed structure. Ground coverage and FSI shall be determined by competent authority as
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required but ground Coverage shall in no case exceed 5 % of the plot area, FAR not exceeding 0.5 and maximum height restricted to 30-feet.
Table 11.6: Building Byelaws as per Master Plan Ganderbal - 2032 S. No. Building Type Maximum Maximum Minimum Set-backs (in feet) Ground FSI / FAR Front Rear Other two sides Coverage 1 Residential Plot Area* Upto 1200 Sft. - - 10’ 8’ Blind (Frontage: 25’) - - 10’ 8’ 8’ /Blind (Frontage:>25’) 1201 – 1500 Sft. - - 15’ 10’ 8’ /Blind 1501 – 2000 Sft. - - 15’ 10’ 8’ / 10’ 2001 – 3000 Sft. - - 15’ 10’ 10’ / 10’ 3001 – 4000 Sft. - - 20’ 10’ 10’ / 10’ 4001 – 5000 Sft. (Maximum - - 25’ 10’ / 10’ length of building on any side upto 60’) Above 5000 Sft. (Maximum - - 25’ 15’ 10’ / 10’ upto 2500 Sft. Ground Coverage and maximum length of building on any side upto 60’) 2 Education Institutions and other 35% 1.05 25’ 25’ 15’ Institutions 3 Clubs, Libraries and Community 30% 0.90 25’ 25’ 15’ Centres 4 Commercial Buildings 40% 1.60 25’ 20’ 15’ (Outskirts) 50% 1.25 20’/30’ 15’/20’ 10’/Blind (CBD) 40% 1.20 25’ 15’ 15’ (Other areas) 35% 1.40 50’ 30’ 25’ (Malls) 5 Office Buildings 40% 1.60 25’ 25’ 15’ 6 Institutional Buildings 40% 1.60 25’ 25’ 15’ 7 Factories and Industrial Units 40% 1.00 25’ 25’ 20’ 8 Warehousing and Storage 50% 1.00 25’ 25’ 15’ Sheds 9 Fire Station 20% 0.50 30’ 30’ 25’ 10 Post and Telegraphic Office 50% 1.25 15’ 15’ 10’ 11 Police Station 25% 0.75 25’ 25’ 15’ 12 Cinema Halls 30% 0.75 50’ 25’ 25’ 13 Slaughter House 50% 1.20 25’ 25’ 25’ 14 Religious Buildings 50% 1.25 25’ 20’ 20’ 15 Saria 40% 1.00 30’ 20’ 20’ *The Minimum frontage required for any residential plot shall be 25 feet and minimum Plot size of 1000 Sft. **In case of commercial buildings with sides blind, the front and rear setbacks shall be increased to 30 and 20 feet respectively
11.4.2 DEVELOPMENT AND DESIGN CONTROLS (a) Facade Control Measures Last three decades of senseless residential and other constructions have resulted in the traditional aesthetics becoming the major casualty. Most of the constructions have skewed proportions using imported material without any consideration for ethnic material and proportion, which has drastically affected the traditional character of the Valley towns. Guidelines have been prepared to create a cohesive design character, utilizing a limited vocabulary of design features that reinforces the typical character of Kashmir's towns. The intent is to
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have each building and other man-made feature contributing to the character of the area so that there is an identifiable mountain resort image instead of a disparate collection of individual components and a cluster formation of units. The design concept will take inspiration from the hill-side architecture and planning emphasizing sloping roofs, and abundant use of natural materials-primarily timber and local stone.
(b) Design Concepts and proportions of Building Elements The shape of the building will be determined by its functional mass. False appurtenances and decorative architectural elements with no function will not be permitted. It is intended that the style be rustic, solid and true, with its elegance and grace provided by good proportions, good massing and good relationship to the other buildings.
(c) Land Slope and Contours Design must evolve considering zero or minimal alteration of existing slopes and contours. Slope cutting shall not be allowed to accommodate any structure that is not compatible to slopes and contours.
(d) Land Forms and Geographical Character of soil Landforms and geographical character must be respected while planning any road access and the raising of structure and its allied infrastructure. No retaining wall of concrete or stone shall be permitted for forced placement of any building.
(e) Impact on Environment Services such as garbage disposal, wastewater management, Sewerage etc shall be individually or collectively managed to leave underground or above ground resources unpolluted.
(f) Energy Efficient Planning All building placements, their windows and roof slopes along with tree foliage shall be planned to achieve maximum energy efficient designs in order to reduce dependence on mechanical and non renewable energy resources which otherwise are environmentally and financially expensive.
11.4.3 GROUP HOUSING (FLATTED A HOUSING COLONIES): (a) Flatted Development: Minimum Land Requirement/plot size : 10 Kanals Max. Ground Coverage : 40% Max. FSI : 1.80 Maximum Height : 50 feet Minimum Setbacks to be determined @ one-third (1/3rd) of the height of each building or 25'-0” whichever is maximum
Note: Maximum of 2.5 % of the plot area (in addition to main use applied for) shall be reserved for commercial use with provision of shops in the ground floor and office space in the first floor; Maximum of 5 % of the plot area shall be reserved for community uses such as marriage hall, religious building, library, reading room, dub etc; 40 % of the total plot area shall be preserved as tot-lots, play fields, public parks and other open spaces; Basement, if constructed and used for parking, services and for essential storage and for providing facilities shall not be counted in FAR; 25 % of the total floor area shall be reserved for low-income group; The basement area may be up to 75 % of the built up area, which shall not be included in FAR if used for Parking/back-up services;
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Minimum 1.5 car space per dwelling unit shall be provided for HIG Housing and minimum one ECS per dwelling unit shall be provided for MG and LIG housing; Stilts, open balconies, lift stairs; lift ducts shall not be counted in FAR
(b) Housing Colonies 1. An individual or a group of persons or a co-operative housing society or firm intending to plot out an estate of 25 Kanals minimum shall give notice in writing to the competent authority which will be accompanied by a layout plan of entire land showing the areas allotted for roads, open spaces, community facilities, the specification of the roads, drains and other infrastructures; Minimum Land Requirement/plot size 25 Kanals Maximum Ground Coverage 45 % Maximum FSI 1.35 Maximum Height 42-feet
2. No internal road shall be less than 18’-0”; 3. No housing colony shall have area under commercial use more than 2.5 % of total area; 4. Land use of the layout plan approved by the competent authority shall not be changed unless with the prior consent of the competent authority.
Note: a) Maximum of 2.5 % of plot area in addition to the main use applied for shall be reserved for commercial use with provision of shops in the ground floor and office space in the first floor; b) Maximum of 5 % of the plot area shall be reserved for community uses as marriage hall, religious buildings, graveyards, library, reading room, club etc; c) 15 % of the total plot area shall be preserved as tot-lots, play fields, public parks and other open spaces; d) 25 % of the total floor area shall be reserved for low-income group
Use of Building: Any building, the main or accessory, shall not be allowed to be used for any purpose other than the use specified in the Master Plan.
Any use detrimental to the locality by reason of emission, smoke, noise, odor, vibration, dust or fumes shall not be permissible;
Minimum Size of Plots: Except the single storey shops, no building shall be erected or re-erected for:
A plot which has an area of less than 1000 Sft and an average width of less than 20 feet or a depth of less than 30 feet shall not be allowed to be permitted for residential activity;
Other purposes on any plot, which has an area not less than standard size allocated in the Master Plan
Height of the Building: Maximum height of a residential dwelling with hipped roof shall be measured from the ground level to the ridge top which shall not exceed 50’-0” (fifty feet) in case of high rise development and not more than 37’-0” (thirty seven feet) in low rise residential development. In case the roof is flat, the height shall be measured from ground level to the top level of parapet and the height shall be restricted to 27’-0" (twenty-seven feet). Access to rooftop shall be allowed in the form of Mumpty having height not more than 7’-0" (seven feet).
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Block Length: Where the building (Residential/Official or any other use) is contiguous, the length of the building block shall not be more than 100' (one hundred feet) from one end to another after which a fire gap or fire protection wall or an expansion joint as will be deemed necessary by the Technical Authority, shall be provided.
Orientation: New construction in the township should be oriented in such a way so that these structures have maximum exposure to the solar radiation. In case of planned row housing, buildings should be spaced reasonably apart, so that these do not obstruct the sun light. For the proper orientation of Government /other buildings, technical assistance must be sought by the concerned local authority from Town Planning Organisation Kashmir.
11.5 GENERAL PARKING NORMS Area to be considered under parking in basement/Stilts/Open shall be as under: Basement 35 sq.m. per ECS Stilts 30 sq.m. per ECS Open / Surface 25 sq.m. per ECS
Car parking provision for Commercial establishments, Institutional Areas, Office Areas and Hotels shall be as follows:
Commercial area : : 1.25 (ECS per 100 sft. of total Floor Area Institutional area : : 10 ECS for 100 persons /1.25 ECS per 100 sft. of total Floor Area which is ever is more Hotels : One (ECS for two letable rooms with each letable room not less than 120 Sft.
In other cases, car-parking requirement shall be based on bye-laws as worked out by competent authority which shall take into cognizance all facets of development and modernization of society and growing requirements.
Basement shall be allowed to be constructed especially in Central Business District for the purposes of provision of services to the main use of the structure. In case basement is constructed for parking purposes, it shall not be counted for FSI/FAR. The purpose for which basement is proposed to be constructed shall be strictly enforced to avoid the change of use.
11.6 DISASTER MANAGEMENT All structures - public, semi-public or private - permitted for construction shall include earthquake resistant measures with respect to design, constructional technology and material. These shall be made safe for all types of disasters including floods, earthquakes, wind and fire. For this purpose a certificate from qualified person registered with respective competent authority/institute shall be enclosed with the Plan prior to any permission by the Building Permission Authority.
Note: In case of ambiguities in the interpretation of land use (s) due to problems of scale, clarification shall be sought from Master Plan Report with the help of Competent Authority/Town Planning Organisation, Kashmir
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11.7 URBAN DESIGN CONCEPT Urban design is the discipline through which planning and architecture can create or renew a sense of local pride and identity. It has great potential for enhancing the visual image and quality of neighborhoods by providing a three-dimensional physical form to policies described in a comprehensive plan. It focuses on design of the public realm, which is created by both public spaces and the buildings that define them. Urban design views these spaces holistically and is concerned with bringing together the different disciplines responsible for the components of cities into a unified vision. Compared to comprehensive plans, urban design plans generally have a short time horizon and are typically area or project specific.
Key elements of an urban design plan include the plan itself, the preparation of design guidelines for buildings, the design of the public realm - the open space, streets, sidewalks, and plazas between and around buildings and the public interest issues of buildings. These include massing, placement, sun, shadow, and wind issues.
11.7.1 URBAN DESIGN OBJECTIVES 1) To ensure that all development responds positively to the existing patterns of urban form and character, the landscape qualities, historic and cultural elements and social dimensions and aspirations of the town. 2) To reinforce the structure and image of the town as an attractive place to live, do business, recreate and as a tourist attraction 3) To ensure that the declared arterial network of transport and movement corridors makes a positive contribution to town’s image. 4) To enhance and protect the landscape qualities 5) To enrich the distinct topographic and landscape qualities and characteristics of the town 6) To ensure that new development makes a positive contribution to sustainability and the urban fabric
11.7.2 VISION To guide physical development toward a desired scale and character that is consistent with the social, economic and aesthetic values of the City.
11.7.3 URBAN DESIGN GUIDELINES a) Natural Features: Preserve and protect natural landforms and features. Conserve Ganderbal’s natural environment and create a linked open space system. Preserve and enhance naturally occurring features such as wetlands, river fronts, slopes and forests. Identified Areas o Sindh River and areas along the river bank o Anchal Lake o Wetland on the western side o Hill slope on the eastern side of the town b) Open Space Linkages: Link neighborhood, public attractions, parks and other destinations together through trail systems, bikeways, landscaped boulevards, formalized parks, and natural open space Preserve and encourage preservation of physical
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connectivity and access to open space. Recognize that sometimes open spaces prevent the continuation of transportation corridors and inhibit mobility between communities. Where conflicts exist between mobility and open space goals, site-specific solutions may be addressed in community plans. c) Development Adjacent to Natural Features (River and Hill slopes): Design, development adjacent to natural features in a sensitive manner to highlight and complement the natural environment in areas designated for development. Integrate development on river fronts with the natural environment to preserve and enhance views, and protect areas of natural drainage. Minimize grading to maintain the natural topography, while contouring any landform alterations to blend into the natural terrain. Screen development adjacent to natural features as appropriate so that development does not appear visually intrusive, or interfere with the experience within the open space system. The provision of enhanced landscaping adjacent to natural features could be used to soften the appearance of or buffer development from the natural features. Use building and landscape materials that blend with and do not create visual or other conflicts with the natural environment Design and site buildings to permit visual and physical access to the natural features from the public right-of-way. Encourage location of entrances and windows in development adjacent to open space to overlook the natural features. Protect views from public roadways and parklands to natural canyons, resource areas, and scenic vistas. Preserve views and view corridors along and/or into waterfront areas from the public right-of-way by decreasing the heights of buildings Provide public pedestrian, bicycle, and equestrian access paths to scenic view points, parklands, and where consistent with resource protection, in natural resource open space areas. Provide special consideration to the sensitive environmental design of roadways that traverse natural open space systems to ensure an integrated aesthetic design that respects open space resources. This could include the use of alternative materials such as “quiet pavement” in noise sensitive locations, and bridge or roadway designs that respect the natural environment. Identified Areas o City park o Eco Park d) Street Frontage: Create street frontages with architectural and landscape interest to provide visual appeal to the streetscape and enhance the pedestrian experience. Locate buildings on the site so that they reinforce street frontages. Relate buildings to existing and planned adjacent uses.
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Ensure that building entries are prominent, visible, and well-located. Maintain existing setback patterns, except where community plans call for a change to the existing pattern. Minimize the visual impact of garages, parking and parking portals to the pedestrian and street façades. Identified Areas o Identified streets for Beatification o Peripheral express way o Existing commercial spine and its extension (from Beehama chowk to Peripheral express way) o Proposed arterial roads in PU3 o Road leading to University and Kheerbhawani Temple o Road along the wetland and Eco Park e) Historic Character: Respect the context of historic streets, landmarks, and areas that give a community a sense of place or history. A survey may be done to identify "conservation areas" that retain original community character in sufficient quantity and quality but typically do not meet designation criteria as an individual historical resource or as a contributor to a historical district. Create guidelines in community plans to be used for new development, so that a neighborhood's historic character is complemented within the conservation areas where appropriate Review the redevelopment of property within conservation areas to maintain important aspects of the surviving community character that have been identified as characteristics of a neighborhood that could be preserved. Identified Areas o Tulmula f) Public Spaces: Include public plazas, squares or other gathering spaces in each neighborhood center Locate public spaces in prominent, recognizable, and accessible locations. Design outdoor open areas as “outdoor rooms,” developing a hierarchy of usable spaces that create a sense of enclosure using landscape, paving, walls, lighting, and structures. Develop each public space with a unique character, specific to its site and use. Design public spaces to accommodate a variety of artistic, social, cultural, and recreational opportunities including civic gatherings such as festivals, markets, performances, and exhibits. Consider artistic, cultural, and social activities unique to the neighborhood and designed for varying age groups that can be incorporated into the space. Use landscape, hardscape, and public art to improve the quality of public spaces. Encourage the active management and programming of public spaces. Design outdoor spaces to allow for both shade and the penetration of sunlight. Frame parks and plazas with buildings which visually contain and provide natural surveillance into the open space. Address maintenance and programming. Identified Areas o Exhibition ground
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g) Civic Architecture and Landmarks: Treat and locate civic architecture and landmark institutions prominently. Where feasible, provide distinctive public open space, public art, greens, and/or plazas around civic buildings such as courthouses, libraries, post offices, and community centers to enhance the character of these civic and public buildings. Such civic and public buildings are widely used and should form the focal point for neighborhoods and communities. Incorporate sustainable building principles into building design Civic buildings at prominent locations, sites fronting open space, sites framing a public vista, and those affording a silhouette against the sky should exhibit notable architecture. Encourage innovative designs that distinguish civic and public buildings and landmarks from the surrounding neighborhood as a means of identifying their role as focal points for the community. Identified Areas o Technical college o IT park o Commercial centre o Tourist facility centre o Mini secretariat h) Public Art and Cultural Amenities: Integrate public art and cultural amenities that respond to the nature and context of their surroundings. Consider the unique qualities of the community and the special character of the area in the development of public art and programming for cultural amenities. Use public art and cultural amenities to celebrate unique character of the town. Enhance the urban environment by animating the City’s public spaces. Improve the quality of new development through public art and spaces for cultural use. Provide opportunities for the collaboration of artists and community members. Identified Areas o All over the town on important junctions i) Landscape: Landscape materials and design should enhance structures, create and define public and private spaces, and provide shade, aesthetic appeal, and environmental benefits Maximize the planting of new trees, street trees and other plants for their shading, air quality, and livability benefits Use water conservation through the use of drought- tolerant landscape, porous materials, and reclaimed water where available Use landscape to support storm water management goals for filtration, percolation and erosion control. Use landscape to provide unique identities within neighborhoods, villages and other developed areas. Landscape materials and design should complement and build upon the existing character of the neighborhood. Design landscape bordering the pedestrian network with new elements, such as a new plant form or material, at a scale and intervals appropriate to the site. This is not intended to discourage a uniform street tree or landscape theme, but to add interest to the streetscape and enhance the pedestrian experience.
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Establish or maintain tree-lined residential and commercial streets. Neighborhoods and commercial corridors in the town that contain tree-lined streets present a streetscape that creates a distinctive character. o Identify and plant trees that complement and expand on the surrounding street tree fabric. o Unify communities by using street trees to link residential areas. o Locate street trees in a manner that does not obstruct ground illumination from streetlights. Shade paved areas, especially parking lots. Demarcate public, semi-public/private, and private spaces clearly through the use of landscape, walls, fences, gates, pavement treatment, signs, and other methods to denote boundaries and/or buffers. Use landscaped walkways to direct people to proper entrances and away from private areas. Reduce barriers to views or light by selecting appropriate tree types, pruning thick hedges, and large overhanging tree canopies. Utilize landscape adjacent to natural features to soften the visual appearance of a development and provide a natural buffer between the development and open space areas. Identified Areas o All over the town wherever necessary j) Transit Integration: Provide attractively designed transit stops and stations that are adjacent to active uses, recognizable by the public, and reflect desired neighborhood character Design safe, attractive, accessible, lighted, and convenient pedestrian connections from transit stops and stations to building entrances and street network Provide generous rights-of-way for transit, transit stops or stations. Locate buildings along transit corridors to allow convenient and direct access to transit stops/stations. k) Parking Reduce the amount and visual impact of surface parking lots Encourage placement of parking along the rear and sides of street-oriented buildings. Avoid blank walls facing onto parking lots by promoting treatments that use colors, materials, landscape, selective openings or other means of creating interest. Design clear and attractive pedestrian paseos/pathways and signs that link parking and destinations. Locate pedestrian pathways in areas where vehicular access is limited. Avoid large areas of uninterrupted parking especially adjacent to community public view sheds. Build multiple small parking lots in lieu of one large lot. Retrofit existing expansive parking lots with street trees, landscape, pedestrian paths, and new building placement.
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Promote the use of pervious surface materials to reduce runoff and infiltrate storm water. Use trees and other landscape to provide shade, screening, and filtering of storm water runoff in parking lots Identified Areas o All over the town wherever necessary l) Lighting: Provide lighting from a variety of sources at appropriate intensities and qualities for safety. Provide pedestrian-scaled lighting for pedestrian circulation and visibility. Use effective lighting for vehicular traffic while not overwhelming the quality of pedestrian lighting. Use lighting to convey a sense of safety while minimizing glare and contrast. Use vandal-resistant light fixtures that complement the neighborhood and character. Focus lighting to eliminate spill-over so that lighting is directed, and only the intended use is illuminated. Identified Areas o On all streets, important buildings and city level open spaces m) Signages: Design project signage to effectively utilize sign area and complement the character of the structure and setting Architecturally integrate signage into project design. Include pedestrian-oriented signs to acquaint users to various aspects of a development. Place signs to direct vehicular and pedestrian circulation. Post signs to provide directions and rules of conduct where appropriate behavior control is necessary. Design signs to minimize negative visual impacts. Address community-specific signage issues in community plans, where needed. Identified Areas o All over the town wherever necessary n) Utilities: Minimize the visual and functional impact of utility systems and equipment on streets, sidewalks, and the public realm. Convert overhead utility wires and poles, and overhead structures such as those associated with supplying electric, communication, community antenna television, or similar service to underground. Design and locate public and private utility infrastructure, such as phone, cable and communications boxes, transformers, meters, fuel ports, back-flow preventors, ventilation grilles, grease interceptors, irrigation valves, and any similar elements, to be integrated into adjacent development and as inconspicuous as possible. To minimize obstructions, elements in the sidewalk and public right of way should be located in below grade vaults or building recesses that do not encroach on the right of way (to the maximum extent permitted by codes). If located in a landscaped setback, they should be as far from the sidewalk as possible, clustered and integrated into the landscape design, and screened from public view with plant and/or fencelike elements. Traffic operational features such as streetlights, traffic signals, control boxes, street signs and similar facilities should be located and consolidated on poles, to minimize clutter, improve safety, and maximize public pedestrian access, especially at intersections and sidewalk ramps. Other street utilities such as storm drains and vaults should be carefully located to afford proper placement of the vertical elements.
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Institutional Framework & Implementation Strategy 12
Ganderbal Master Plan - 2032
12. Institutional Framework & Implementation Strategy
12.1 IMPLEMENTATION STRATEGY After the formal submission of the Master Plan for Ganderbal, the Planning Area thereby declared under J&K Development Act 1970 would come under the purview of suitable authority appointed by the Government, for planning and development of Ganderbal as an upcoming class-I town. With an objective of developing Ganderbal as a self-sustained town, the proposals of the Master Plan felt the need of having a long-term policy framework to guide its development in a cohesive and sustainable manner. Town Planning Organization, Kashmir prepared the Master Plan for Ganderbal with due recognition of its fragile environs and rich horticulture resource base. Special planning considerations were adopted while preparing the master plan. The Master Plan implementation requires (i) development of new areas (ii) redevelopment of existing developed areas and (iii) conservation of eco-sensitive areas. Landuse plan, landuse zoning, sub-division and development control regulations would in general be the base for all development, and redevelopment in the city.
12.1.1 DIVISION OF THE CITY FOR DEVELOPMENT / REDEVELOPMENT The Ganderbal Master Planning area is divided into following parts for the purpose of development / redevelopment. a) New Developments in the existing Ganderbal Master plan area In 5-planning zones, there are large areas still under agriculture; orchard or vacant where urban development is proposed in the selected lands under the Master Plan 2032. In these areas, major new urban development would be taken up. b) New Residential developments Approximately 283.22 hectares of new residential area (including around 19.62 % of developed area) is indicated for new residential development. This area is divided into various housing blocks, which form the unit of development. c) Development of Neighborhood Centers Neighbourhood centres are generally the facilities, park and shopping areas to cater to the needs of 8,000- 10,000 population. These also include some new residential areas to be developed as integral part of the same. These centres are proposed to be developed to cater to major part of the facilities required at neighbourhood level for the additional population to be accommodated by 2032 and to compensate for existing deficiency.
For the development of a neighbourhood centre, it is proposed that an area of 10 hectare is to be acquired out of which about 75 % net area i.e., 7.5 hectare shall be available after providing for roads and common facilities like common parking, shopping etc. 5.5 hectare shall be developed for part provision of social infrastructure for the neighbourhood. The remaining 2.0 hectare shall be developed for housing. Out of the total neighbourhood area, 10 % i.e., 1-hectare shall be given back to the persons from whom the land has been acquired, proportionate to the area acquired at no-profit-no-loss basis. Remaining residential area shall be used for housing to be disposed of in open auction. This method is developed to make the land acquisition process attractive to the landowners. Once this experiment is successful, the same could be adopted for development of other residential and other areas in Ganderbal. For distribution of 10-hectare area, refer to Table 12.1.
Table 12-1: Details of Neighbourhood Centre S. No. Facilities No. Area per unit (HA) Total Area (HA) 1 High Secondary School 1 1.5 1.50
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S. No. Facilities No. Area per unit (HA) Total Area (HA) 2 Dispensary 1 0.1 0.10 3 Community Hall cum Library 1 0.2 0.20 4 Community Room 2 0.1 0.20 5 Primary School with Playfield 2 0.4 0.80 6 Middle School with play field 1 0.6 0.60 7 Electric Sub Station 1 0.05 0.05 8 Local shopping including Service Centre 1 0.45 0.45 9 Neighbourhood Park 1 0.75 0.75 10 Neighbourhood Play Area 1 0.75 0.75 11 Three wheeler cum Taxi Stand 1 0.05 0.05 12 Religious Building 1 0.05 0.05 Sub Total - A 5.50 13 Housing Area 2.00 Sub Total - B 7.50 14 Transportation and Communication 2.50 Total 10.00
12.2 URBAN LAND POLICY Master Plan is a set of coherent policies for ensuring living environment in a town or city through a vision for location criteria and factors of accessibility, functionality, optimization and sustainability of urban uses. In the Master Plan, an attempt has been made to make Urban Land Policy more realistic by taking cognizance of economic forces, urban forces, ground realities, fiscal empowerment, and structure/functions of local agencies and requirement of the community at large. The Master Plan of Ganderbal for a horizon period of 20-years (2012-2032) proposes development encompassing roughly about 5042.65 hectares of land within the Planning Area Limits. About 90 % of the land is in private ownership, which is likely to generate impediments in the implementation and enforcement of the Master Plan proposals. Due to ownership constraints of land, it has been observed over the period of time in cities/towns, that most of the Master Plans are not able to achieve the desired goals of planned development. Master Plan recommends the development of a model for the implementation of proposals by the local authority using the Public-Private Partnership and Public-Public Partnership.
Land is the medium on which the entire human superstructure of human settlement is created. In planning, the use of land leads to socio-economic and physical development of urban and rural areas. Land being a scarce entity envisages it is most effective and judicious utilization in the best interest of a community through the instrument of development plans. As such, urban planners and urban economists have often been urging that urban land should be treated as an asset and be planned accordingly. Implementation of the plan requires procurement of land either by way of private negotiation or through the land Acquisition Acts. Land procurement through such means naturally requires huge capital investment, which is beyond the fiscal capabilities of many of the local authorities. As a result, many plans remain confined to paper planning only. There is a growing consciousness that urban planning should be self-financing with minimum burden on local authorities or the government. In this context, the Master Plan proposes a set of techniques for land assembly or land procurement on the pattern of states like Maharashtra, Gujarat and Andhra Pradesh, which includes the following:
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Town Planning Scheme (TPS) by way of land pooling and redistribution; Mechanism of Transfer of Development Right; and System of Accommodation Reservation
12.2.1 POLICY DIRECTIVES The effective public control over land particularly through large-scale acquisition, especially for creating land banks for achieving major proposals of the Master Plan e.g. housing, nodal facilities, terminus centers, socio cultural activities, parallel corridors etc. It is also likely to help to regulate future development of the town and give financial sustainability to weak Urban Local agencies of the town ensuring control over land values;
The plot reconstitution/land assembly/land pooling is needed because of private ownership of the land in Ganderbal and this process can be used to facilitate land banks without acquisition for planned development;
The areas identified for development of Logistics, Industrial Estate, Wholesale, proposed corridors etc have been attached top priority under land bank development. For this purpose, the Master Plan envisage to declare the roads listed in Table 12.2 as ‘Scheduled Roads’ and notify their alignment at the approval of this policy document by the government;
Provision of Utilities and Services after acquisition of land by local agencies and encouraging the builders and housing cooperatives, urban local agencies etc registered with the planning agencies and making them vital component of urban development of Ganderbal;
Government besides propagating plot reconstitution and plan layout shall also develop planned colonies after bulk acquisition/land pooling to cater the urban poor who otherwise due to non-affordability are left out of land market. Plots in Housing colonies developed by Government/Private Entrepreneurs/individuals shall be reserved for the urban poor (EWS & LIG) as per norms in vogue to avoid growing of urban slums;
The implementation agencies should invite applications from the interested parties or individuals having chunk of land within the Master Plan limits to promote private interventions in the implementation of landuse proposals;
In the Planning Area, patches of Government land exist. Government land, pasture land, leased, non- leased land within the Master Plan limits shall be taken over by the Local Authority constituted for the purposes of Planning and Development of Ganderbal under the provisions of the J&K Development Act 1970, while as such land within the Municipal Council limits shall be handed over to Municipal Council for creation of assets, development of amenities/facilities as per the provisions of the J & K Municipal Act 2000
12.3 INSTITUTIONAL FRAMEWORK Master Plan proposes that Local Area Authority should take effective measures aimed at capacity building and institutional restructuring of its organization. It is proposed that the Authority shall strengthen its technical manpower by employing qualified town planners, engineers, architects, and landscape architects etc to execute proposed development activities and make delivery of services efficient. In order to render Master plan a successful exercise, it is proposed that a vibrant and proactive enforcement wing with state-of-the-art technology shall be established in consultation with concerned line departments of Ganderbal Town.
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12.4 PHASING OF DEVELOPMENT With limited resources in hand, debarring from horticulture resources, the Master plan asserts that Local Area Authority should evolve a scientific mechanism for resource mobilization and implementation of development proposals. It has been proposed that private participation shall be encouraged to cater the potential infrastructure demand during horizon period of 20 years. It is urged that the Authority shall provide a conducive environment for public-private-participation and should develop a mechanism to safeguard the area from destruction through effective checks on development carried out by private developers. Based on priority of targets, potential demand and fiscal investment, it is held that the Master Plan will have a horizon period of 20-years to be implemented in four phases of 5-years duration and continuous with Five Year Plan up to 15th Five Year Plan. The Master Plan for Ganderbal is proposed to be implemented from financial year 2012 to 2032.
In spite of the fact that Ganderbal has vast potential in the field of agriculture, but unlike other urban centers in Kashmir Region, the area could not take off for want of adequate infrastructure essential for urban development. To promote development, it is proposed to prioritize development in such a way that initially those components are proposed that would induce spontaneous development in the region and connectivity to all major urban centers. It proposes that Phase – I shall comprise all those components which may act as catalysts and contain multiplying effects for development. Therefore, apart from road connectivity, acquisition for development of housing colony, industrial development, Logistic, dislocation and rehabilitation of shops and residential structures at major road intersections shall be taken up in Phase-I and Phase-II.
The follow-up phases i.e. Phase-III and IV shall have thrust on further industrial expansion, land acquisition for further infrastructure development. The Master plan of Ganderbal being a guiding policy document asserts that possibilities have to be explored to check migration to other major urban centers by providing the entire infrastructure envisaged in the Master Plan.
12.5 RESOURCE MOBILIZATION Implementation of master plan generally requires massive financial investment, mobilization of which is a complex task. In the pursuit of spatial development, the government should not always be expected to spend money or participate directly in development activities rather private resources should also be appropriately mobilized. The role of private sector shall be duly recognized and utilized in plan implementation. As a general fiscal policy on resource mobilization, it would be desirable to have a proper mix of public and private sectors, both playing a symbiotic role in such a way that the public infrastructure programme is implemented through budgetary sources and marketed infrastructure and the facilities are provided through private sector while a joint venture could also be explored where practical.
The local authority as such has to come up with innovative fiscal instruments and ways to mobilize financial resources. One of the ways to enhance fiscal capabilities of the authority is to shed some of its functions and evolve alternative institutional arrangements for the performance of such functions. Already some headway has been made in this regard in other parts of our country. BOT, BOOT, OMT, OwMT, DBFOT etc are emerging variations of such partnership arrangements, which need to be explored.
Resource Mobilization especially in terms of fiscal investment during horizon period of master plan for achieving targets is proposed in the light of alternative investment models. Attempt has been made to explore potential areas of investment for private investors especially in the operation and maintenance of infrastructure created by Local Area Authority. As such master plan proposes a restrained role for private sector participation with respect to fragile environs and environmental sustainability of the area. It is felt that private investment in certain selective areas of development will provide necessary impetus for infrastructure development in the area.
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Table 12-2: Phasing of Development for horizon period - 2032 S. Major Development 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 No. Activities /Tasks Phase - I Phase - II Phase - III Phase - IV 1 Development of Proposed Peripheral Expressway 2 Development of Grade separators (bridges) over River Sindh for Peripheral Expressway (2 NOs) 3 Development of Grade separators (bridges) over the Canals 4 Development of Grade separators (bridges) on River Sindh for NH1 to University Road 5 Widening of Roads 6 Development of City Park 7 City Level Commercial Centre 8 Development of Road from NH-1 to University 9 Development and Up-gradation of Internal Collector/Link Roads 10 Widening & Up- gradation of Lanes, By-Lanes and Access Streets 11 Acquisition & Dev. of land for institutional housing 12 Development of Education & Research facilities 13 Development of Medical & Health sector 14 Acquisition & Dev. of land for Industrial Area 15 Acquisition & Development of land for Truck Terminal 16 Acquisition & Dev. of land for Regional Bus Terminal 17 Expansion of Proposed Regional Bus Terminal
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S. Major Development 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 No. Activities /Tasks Phase - I Phase - II Phase - III Phase - IV 18 Development of Stadium / Sports Centre /Complex / Exhibition Ground 19 Development of Eco Park 20 Solid Waste Management 21 Development of Sewerage System along with STPs 22 Provision of fire services, water supply, sanitation etc 23 Dev. of Parks & Gardens, Play fields, buffers etc 24 Acquisition and Development of Neighbourhood centres 25 Development & Beautification of River Fronts, Ghats etc 26 Up-gradation and Development of Drainage system 27 Development of New Roads in PU-3
12.6 REVIEW AND MONITORING OF MASTER PLAN Master Plan is a guiding policy exploring the potential frontiers of development. The Master Plan is perspective in nature and provides sufficient scope for accommodation of future development. The Master Plan has been so devised that it shall remain responsive to necessary amendments and ever-changing financial positions of implementing agencies during the horizon period of 20 years. As such, Master Plan proclaims “inherent flexibility through simplification of zoning regulations etc” thereby; rendering it more responsive to necessary adjustments and/or re-adjustments based on physical development and ground realities. It envisages that “Master Plan of Ganderbal is not an un-changeable Land Use Plan” while piece meal adjustments and/or re- adjustments shall remain invariably incessant in the implementation of its proposals. During implementation and enforcement of various proposals of Master Plan, piece meal modifications made in the Land Use or in the basic framework of policies of land development, should be incorporated in the Plan and corrections so made be updated at the close of every five-year (maximum) plan period. It is proposed that a mechanism for monitoring the progress of the master plan be established on sound footing at appropriate levels by the state Government. It is also proposed that State Government shall establish a vibrant and proactive enforcement wing with state-of-the- art technology in consultation with concerned line departments to monitor the progress of the Master Plan proposals. The Master Plan proposes that the total time taken in review, preparation and approval of master plan shall not exceed one year.
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Annexure
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ANNEXURE – I
PROPOSED URBANISABLE LIMIT
Area (HA) Population (as per census 2011) Municipal Committee 1434.22 27,816 GMC, Outgrowth (6) namely;- New Area + Out Growth colony Bande bagh, Shahpora, Malpora, Kujar, Malshahibagh, Darend Area of 12 Villages 3761.07 19,069 Badhra Kund, Sarich Chodri Bagh, Arch, Rangil, Tulmulla, Nag Bal, Seh Pora, Harran, Rakh Harran, Saloora, Rakh Kujjar and Wahid Pora Total Planning Area 5195.29 46,885
URBAN VILLAGES (Added to Ganderbal Planning Area)
S. No. Name of Villages Area (HA) *Population (2011) 1 Badhra Kund 162.97 1,934 2 Sarich Chodri Bagh 127.72 1,418 3 Arch 169.04 1,581 4 Rangil 257.15 1,926 5 Tulmulla 1113.06 7,199 6 Nag Bal 24.63 106 7 Seh Pora 416.07 2,249 8 Harran 100.91 1,874 9 Rakh Harran 269.89 782 10 Saloora (Partial) 646.48 - 11 Rakh Kujjar (Partial) 291.35 - 12 Wahid Pora (Partial) 181.80 - Total 3761.07 19,069 Note: *Estimated
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