CHAPTER IV IMPACT ON LAND CHAPTER IV

IMPACT ON LAND

4.1 Introduction

4.2. Spatial growth

4.3. Change in landuse

4.4. Growth in land values

4.4. Resume CHAPTER IV IMPACT ON LAND 4.1. Introduction: The growth of IT industry has been observed since last two decades as discussed in the previous chapter. Therefore PMR has undergone various changes and the landuse pattern. This chapter mainly attempts to identify such changes especially in the last two decades. Some of the changes in the last two decades may be directly or indirectly related to growth of IT industry in PMR. The present chapter mainly intends to identify the landuse changes and to attempt to establish relationship between the two. Thus the discussion on changing urban landuse, landuse changes in the surrounding villages and extra ordinary change in land rates is presented in the present chapter. 4.2. Spatial growth of : Over the years PMC has grown in concentric rings. Future growth of PMC will be mainly governed by existing transport corridors, existing and future industrial developments in and around PMC and the expansion of Central Business District (CBD). Spatial growth of PMC will taken place to the surrounding areas as these are emerging as of the employment nodes. Along with this, few areas in PMC area will be overcrowded in terms of commercial developments and the out migration is expected from already overcrowded residential areas towards fringe areas. This out migration is already started and observed because of the IT industrial development in the fringe areas resulting the new constructions and commercial buildings. 4.2.1. Municipal Corporation (PCMC): Pimpri Chinchwad, Dehuroad, etc. villages are on the west and is on the north west. This area has been established to cater the urban need of the people and mainly form by inclusion of IT and Auto hub. PCMC MIDC is fully developed and will continue to attract PMC citizens for jobs. Phase I and II are attracting major investments while Phase III and IV are in the planning stage. After establish of IT, the space encircled by PMC, PCMC and was having rural area, has been allotted to IT and thus the townships like Hinjawadi IT Park I and II have been emerged within the period of 10-15 years. That has become one of the fastest growing areas in PMR and hence this phase of PMR can be stated as the effect of IT industry Hinjawadi Phase III has given a Special Economic Zone (SEZ) status

49 and attract number of multinational companies. Chakan MIDC is also attracting major investments and is developing as an extension to PCMC, MIDC (Table No. 3.03) Bharat Forge has proposed an SEZ just 45 km. to the north of PMC over an area of 1,800 ha. to be developed majorly as automotive industries. All these existing and future industrial developments are well connected with PMC through old and new NH-4 and Mumbai-Pune expressway through city roads such as Road, Sus Road (SH-57), Road, Karve Road and Road. For future expansion of PMC in the west, north west, and north, Baner, , Sutarwadi, Pashan, and Aundh would be the residential area. 4.2.2. Pune-Nagar highway: Introduction of IT hubs in the north east direction from Pune. This has shown a good deal of growth in the past, but with lower pase. After the introduction of IT the rate of growth change drastically and hence may be considered as the impact of IT. This area of Pune will receive equal attention for various developments along with west, north-west and north areas. Towards north-east, Ranjangaon MIDC, and , , Bund Garden along Pune-Nagar road are attracting IT and BPO investments. This area has an advantage of existing airport at Lohgaon while the proposed international airport at Chakan can be easily be accessed from Pune- Road. Pune-Nagar Road is witnessing a high commercial development in the last few years. For future expansion of PMC the potential areas will be Kharadi, Ramwadi, Wadgaon Sheri, Lohgaon, Kalyani Nagar, etc. CBD expansion is expected in and around Pune-Nagar Road. 4.2.3. : Hadapsar is came in the eyesight after the city (IT Hub) and developed very fast within the short period of 10 years located towards west, north and north-east, south and south-east, responsible for the PMC spatial growth. For investors it is good deal to invest in manufacturing operations. Hadapsar industrial areas have advantage of Pune-Solapur road connectivity and this area has also seen IT developments by private investors, where IT offices are developed. It is becoming as a self-contained city along with residential areas, schools, amenities etc. Magarpatta Cyber city is a good example of this. Southern areas of PMC will be connected to industrial areas in West and North through Mumbai-Pune expressway. PMC's growth towards the extreme south and beyond its boundaries is restricted due to hills and forests. For future expansion of PMC in the South and South-East potential areas will 50 Table no. 4.01 Pune Neighbourhoods Sr. no. Zone Neighbourhood Description

These were established and 1 The seventeen Peths (markets) of developed during Central Pune Pune the Maratha and Peshwa rule, and are referred to as the old city.

Deccan Gymkhana, and Shivajinagar in the west; Camp, Bounded on the 2 New Bund Garden and in north by the Mula- Developments the east; , , . (inner) Sahakarnagar, Mukund Nagar, Maharshi Nagar, Gultekdi and Salisbury Park to the south.

Khadki, Aundh and Ganeshkhind in the northwest; and Road in the west; Dattawadi, Sahakarnagar and Dhankawadi in Several educational the southwest; Bibvewadi institutes are 3 New and Lullanagar in the southeast; located in the developments Yerwada,Wadgaon Sheri (including Bibvewadi and (outer) Kalyani Nagar and Shastri Nagar) in Dhankawadi the northeast; in the neighborhoods. north; Ghorpadi, Fatimanagar, Wanowrie and Hadapsar South to the east.

Baner and Pashan in the northwest; and in the west; Wadgaon Budrukh, and in the southwest; Kharadi and 4 , Wanawadi,NIBM, Hadapsar are home Suburbs Kondhwa,Undr iand to large IT parks Mohammedwadi in the southeast; Hadapsar, Mundhwa and in the east; Kharadi in the northeast; Dhanori and Kalas to the north. ( Source: PMC, CDP Plan 2006-2012)

51 be Hadapsar, Ramtekadi, Mohamadwadi, Kondhwa etc. CBD expansion is expected in and around Pune-Solapur Road. 4.2.4. Kothrud: Karmarkar, etal (1981) have predicted the high growth in Kothrud area in the first stage of development on the basis of population potential surfaces. In the second stage it was expected to have growth in Katraj area. It is interesting to observe that this kind of prediction has been proved to be true in the last four decades. Kothrud is the enormously developed area is located in south and south-west area developed due to the advantage of Mumbai-Pune expressway link. Areas of Kothrud, Warje, Karve Nagar, Wadgaon will continue to receive attention for residential and commercial developments. These areas are already developed in terms of infrastructure services and availability of various amenities like education, health, banking services etc. and this area is preferred by many citizens. Due to geographical restrictions such as Panshet and Khadakwasala dam, hills and forests this area is not expect future developments. The area beyond PMC also lacks transportation linkages except for Pune-Satara Road because of inaccessibility. Pune, Khadki and Cantonment Board were established during British rule. The size of urban area was 34.71 Km2 In 1940, cantonment Board was established with the additional 47.24 Km2area. And hence Pune Urban area was measured to be 81.95 Km2 The municipal corporation was formed and the inclusion of 78.02 Km^he total area was 188.86 Km2 In the period of 20 years PMC council established and in 1970 the total area was 266.88 Km2 In the next 12 years the industrial development programs and the infrastructure in Pimpri Chinchwad Municipal Corporation have been formed. With the inclusion of 47.23 Km2area the total PMR was 314.11 Km2 Before 1980, the manufacturing industrial area was established only in PCMC, Bhosari area and after 1980's the industrial area was establish on Pune nagar highway, Kharadi etc. was defined in July 1967. After independence the area of Pune city was 138.98 Km2 In 1981 city area was extended to 146.11 Km2 In 1997, 23 villages of fringe area of Pune city were included in PMC limit and the total area has become 243.87 Km2 To run and maintain the work of city, entire PMC area was sub-divided into 144 municipal wards. This format has been revised and at present 64 municipal wards has been formed for the better administrative as well as the municipal work. (Fig. No. 4.01) 52- Table No. 4.02 Spatial growth of Pune city and Pune urban areas Area (Km2)

Sr. No. Year Pune City Urban Area Reason for expansion

1 1817 5.0 N.A. N.A.

Formation of Pune Municipality, 2 1860 7.6 34.71 establishment of Pune and Khadki cantonments.

3 1940 18.84 81.95 Establishment of Dehuroad cantonment

4 1950 125.75 188.86 Pune Municipal Corporation formed

Pimpri-Chinchwad Municipal Council 5 1970 138.76 266.88 established

Pimpri-Chinchwad Municipal 6 1982 146.00 314.11 Corporation formed

Merging of 38 & 18 fringe villages in to 7 1997 430.00 669.3 Pune and Pimpri-Chinchwad Corporations respectively. (Source: PMC, CDP 2006-2012)

Pune is defined as a metropolitan city occupied area of 669.3 Km2 with the population of 31 lakh in 2011. In 2001 the large proportion of the total population was from the age group of 24-35. This may be due to the immigration. The increasing IT industries providing the opportunities to the skilled people so it can be said that the migration to Pune will be continue. The natural growth is low and migration is the significant factor for the increasing population. According to a household survey conducted in March 2004 by PMC, 78.2 % of the households have a family size of three to five persons. The average household 4.04%. (Traffic and transportation study, Pune 2005)

53 **< Table No. 4.03 Spatial growth of Pune City Sr. Total Area Area Added Year Newly Merged Area/ Villages No. Km2 Km* South-Shankarsheth road to Ambil Odha road North East- Right bank of Mutha river 1 1857 7.74 East- Welesly road to new Mpdikhana near Nagzari. Area between Shankarsheth road, Satara 2 1889 9.86 2.12 road and Golibar Maidan. 3 1890 18.04 8.17 Erandwarwadina and Bhamburda villages. 4 1931 18.79 0.75 Parvati Gaothan and area till Hingne. 5 1935 19.05 0.26 Chatushringi Area. 6 1958 138.98 27.02 Inclusion of 18 villages. 7 1975 138.05 -0.84 Exclusion of some part of Bhosari. 8 1981 146.95 7.33 Inclusion of Sutarwadi. 9 1983 146.11 10.01 Inclusion of survey no.79 of Ghorpadi. 10 2001 243.87 97,84 Inclusion of 23 villages. (Source: PMC, CDP 2006-2012)

4.2.5. Spatial growth of Pimpri Chinch wad Municipal Corporation: Pimpri Chinchwad is a newly developed urban area of Pune. It is situated on the outskirts of Pune. The establishment of Hindustan Antibiotics and MIDC marked the beginning of industrialization in the area. The establishment of the Industrial Development Corporation (MIDC) in 1961-62, has been facilitated and encouraged to set the industrial units to the big industries and also those to start the new business. Pimpri Chinchwad has been developed as major industrial centre and become the home of large well known industries like Tata, Bajaj etc. and many other Indian and multinational companies. This area has been provided employment to many skilled and unskilled workers and still it provide the job opportunities and attracting people from the nearby and far areas towards it. Thus migration is the major reason of growth in population.

55 Table No. 4.04. Spatial growth of Pimpri Chinchwad Municipal Corporation

Sr. no. Year Area (Km2) Spatial Growth

Pimpri Chinchwad Municipal Corporation-"C" 1 1970 class city, formed on 04-03-1970 Pimpri Chinchwad New Town Development 2 1972 64.65 Authority was established to create a planned environment for the working population. Status change from "C" class to "A" class from 7th 3 1975 64.65 January 1975 Municipal corporation is formed. Seven villages 4 1982 86 merged in the municipal council. PCMC is formed on 05-10-1982

Addition of 18 new villages in 5 1997 171.56 PCMC area. Addition of 84.51 Km2 area.

(Source: PCMC, CDP 2006-2012)

Table No. 4.05. Distribution of Pimpri Chinchwad Municipal Corporation Area (2001)

Sr.No Land Area (Sq.km) Old Municipal Area 1 32.97 Newly Added Area 2 80.88 M.I.D.C 3 12.32 P.C.N.T.D.A .4 32.57 PCNTDA Transfer To 5 11.82 PCMC Total 170.56 (Source: PCMC, CDP 2006-2012)

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5cb In 1972 Pimpri Chinchwad New Township Development Authority (PCNTDA) was established to create a planned environment for the working population. In 1982 Pimpri Chinchwad Municipal corporation has been formed with the inclusion of seven villages in the municipal council i.e. Sangvi, Rahatni, , (Partial), Pimple Nilakh, , . The total area of PCMC has become 86 Km2 In 1997, 18 villages have been added in PCMC with the addition of 84.51 Km2 area. PCMC has been covered 171.56 Km2. (Fig. No. 4.02). After 1990 the new type of industry called IT industry started establishing mainly in the fringe areas of PMC and PCMC. The migration of skilled people increased and the areas surrounding these industries started developing as residential, as well as commercial centre. In the period of 15 years, the 38 fringe villages included in PMC and 18 villages merge into PCMC area and the total urban areas have been almost doubled i.e. 669.3 Km2 The process of merging villages in the fringe zone continues to expand the urban area upto 669.3 Km2in which Pune city has occupied to be 430 Km2and PCMC has occupied 171.51 Km2 The population growth was so high that areal expansion of PMR continues till recent past. (Fig. No. 4.03) In 1981 the population growth of PCMC was 178.82% which declined to 95.8% in 2001. This may be because of inclusion of 18 villages in PCMC region. 4.3. Change in landuse: It is necessary to observed change in urban landuse as well as rural landuse in the surrounding villages due to the rapid growth of the city. This part of the study is based on the reports prepared by Pune Development Plan committee. The committee has prepared the draft plans from time to time with the intention to minimize environmental degradation. However some changes have been made due to increasing demand and socio-political pressure. Following lines may give brief idea of such changes. In 1987 the total land under PMC limit was 146 Km2 In 2001, 23 neighboring villages merged in PMC area and the total area has become 430 Km2 The landuse pattern shows that around 43% of the area was residential, 2% is under commercial zone, 4% under industrial zone and 16% under public or semipublic and recreational use (Census 2001). As per 1987 Development Plan (DP), the residential zone was 36.56% which increased to 50.35%. The area under industrial use decline from 5.25% to 2.48 %. 60 The major change took place between 1966-79 in Agricultural and commercial use. The total built up area of Pune during 1979-80, was just 19.47 Kmzand in 2001 it was 97.16 Km2. The reasons of the city growth can be the sprawl at the fringe areas, renewal in the inner city and the growth in population in PMR. After adding 23 fringe villages to the old Municipal limits, the total area of Pune has increased from 145.92 Km2. The table (table no. 4.6) shows changing landuse pattern. The Development Plan prepared for PMR in 1967, in which 61.26% area of total land was under agriculture, 17.43% under settlement, 11.52 % areas under grasslands and scrub. In 1998 the area under agriculture has been decreased but the land under settlements increased tremendously and it reached to 41% .The landuse of water sheets and hills and forests was same in 1967 and 1998. The land under agriculture has been decreased and the lands under settlements have been doubled. (Table No. 4.06) Most of the vacant lands close to the roads have been used for residential purpose or construction. The open lands are converted into Malls, hotels, shopping complex. The outskirts area of the city turned into big townships, new colonies, institutions and apartment complexes. Presently the land values are increasing not only in the city areas but also in the fringe areas because of the great demand of houses. The land of fringe areas of 12 villages of 1630 hectors was under the agriculture which was brought under the settlements. In the recent discussions for the development plan of PMR, 380 hector area of Mundhwa region is declared as the residential zone so the agriculture in this area is in danger and slowly disappearing. (DainikPudhari2010). Presently, Pune city is facing high growth rate of population, traffic congestion, increase in pollution level, and decrease in green cover, encroachment on the hill slopes, sewage and waste disposal, power crisis, water problem and so on. A small area around Kasba Peth, Pune has grown dramatically. In 1958, small pockets of land in parts of the villages of Katraj, Dhankawadi, , Dapodi, etc. were added increasing the area within PMC's jurisdiction. In 1997, 23 villages with an area of 97.84 Km2 were added into Pune city. As a result, the PMC area increased from 146 Km2 to 243.9 Km2 (Census 2001).

61 Table No. 4.06. Landuse change in Pune Metropolitan Region Area under each category (%) Sr. No. Landuse category 1967 1998 1 Settlements 17.33 41 2 Agriculture 61.26 42.11 3 Watersheets 2.25 2.25 4. Hills and Forest 7.64 7.64 5 Grassland and scrub 11.52 7 Total 100 100 (Source: PMC CDP 2006-2012) The eye catching change in landuse is observed in residential area. In the 1987 DP, It was 50.58 Km2 which has been doubled in Development Plan 2001, i.e. 103.74 Km2 Compare to commercial purposes there is less development in industrial area. Due to the rapid growth of population the landuse for transportation, water bodies and the recreational purposes also increased. The author is aware of the fact that the growth of the city and changes in the functional zones etc. have not been caused entirely due to IT industry. However it may not be over statement to state that such changes are observed mainly after introduction of IT industry in Pune and hence the significantly associated with it. The landuse pattern of PMC according to the development plan is depicted in the table (Table No. 4.07) shows clearly that maximum area is devoted to residential purpose. The both city development plans 1987 and 2001 have acted and added residential areas in the metropolitan region by 103.74 Km2 It is also worth seen that area covered by hills and hill slopes is maintained to just 5% of the area. The area devoted to public utility is very small that is 0.57% as 2001 development plan could not add any area. The development plan of PMC in 1987 and 2001 is shown the changes. The information from PMC explained the landuse changed. (Fig. No. 4.04, Fig. No.4.05) At the time of Development Plan prepared in 1987, the total area under PMC was 138.38 Km2, in which the addition of 105.58 Km2 was in the developed plan prepared in 2001. The data shows that nearly about 40% is the residential area. In 1987 the area under industries 5 % and in the new plan only 2.5% area was given to

62 industries. The less area was reserved for commercial, public and semipublic and transportation. Table No. 4.07. Land use pattern of PMC area 1987 DP 2001 DP Total 1987 DP 2001 DP Total Landuse Sr. Area Area Area Pattern 2 2 2 % % % No. Km Km Km 1 Residential 50.58 53.16 103.74 36,55 50.35 42.52

2 Commercial 2.35 1.57 3.93 1.7 1.49 1.61

3 Industrial 7.26 2.62 9.88 5.25 2.48 4.05

Public and 4 15.22 1.45 16.67 11 1.37 6.83 semipublic 5 Public utilities 1.38 - 1.38 1 - 0.57

6 Transport 22 9.81 31.81 15.9 9.29 13.04

Reserve forest 7 2.35 26.7 29.05 1.7 25.29 11.91 and Agriculture 8 Water bodies 12.04 2.48 14.52 8.7 2.35 5.95

Hills and Hill 9 12.45 - 12.45 9 - 5.10 slopes 10 Recreational 12.73 7.79 20.52 9.2 7.38 8.41

Total 138.38 105.6 243.96 100 100 100

(Source: PMC CDP 2006-2012) The area under reserved forest and agriculture has been increased. Though the area under PMC has been increased, only 5% area is under water bodies which are not sufficient for the growing number of population. The increasing population is responsible for the increasing number of vehicles, only 13% area is under transportation. In 1986 after the PCMC was formed the total area was 86 Km2. In 1997 the inclusion of 84.51 Km2 areas of 18 villages merged into old PCMC. The total area is 170.51 Km2 In the new extended area 26% area is under settlement which is doubled

63 than the previous plan. PCMC area is developed and established because of the industrial development. But in the new plan it is only 0.9% which is only 10% of the previous plan. In the old plan there was no land for forest and Software Technology (ST) Park. But in new plan 2.96% area is under forest and 0.83% area is for ST Park. The area under transportation has been increased from 4.8% to 7.8%. (Fig. No. 4.08) Though the area is industrially developed 33% area is under agriculture and 19% area is vacant. The highest proportion of land is under agriculture and residential and very less, only 1% area is allotted for industrial use. It is observed from the data given in table (Table no. 3.04) that IT industries have been started establishing after 1990 hence it can be said that IT industries are the major factor for the development of the region and increasing the size of total PMR. It was expected to have population of PMR to be 42 lakhs however in reality it exploded to501akh(Census2011). As per the study carried out by (Bhailume 2011) based on Shenon's entropy analysis, the residential area of PMC and PCMC and the overall growth in built-up area has been increased by 1340.39% from 1980 to 2008. The growth of built up area of PMC and PCMC area is 265.77% from 1980 to 1992. It has been decrease in the year 2004-2008 i.e. 37.05%. .The study is based on remote sensing technique using Landsat, LISS 3, data. The change in landuse has been quite visible by comparing the images of different dates (Fig. no.4.07, Fig. no. 4.08, Fig. no. 4.09). In 1980, the built up area of Aundh was 2.48%, which was increased 48% in 2008. It means the total urban sprawl is 45.65%. It is 23 times within 28 years. In Yerawada the built up aaarea has been increased from 1.27% in 1980, to 70.59% in 2008. Hadapsar is located to the east of Pune. In this area the total built up was 2.35 % in 1980 and it has been increased with 70.85%, means the urban sprawl is 68.50%. In PCMC zone the urban sprawl in Pradhikaran area has been increased from 0.86% in 1980 to 63.15% in 2008. In Chinchwad administrative division the urban sprawl has been observed from 2.10% to 62.19%. The built up area of Bhosari gaon has been increased from, 1.03% to 41.08% and the built up area of Kasarwadi has been increased from 1.37% to 67.49%.

64 Landuse pattern of PMC-1987 DP

• Residential

•Commercial

a Industrial

D Public and semipublic • Public utilities

D Transport

• Reserve forest and Agriculture a Water bodies

• Hills and Hill slopes • Recreational

(Fig. No. 4.05)

Landuse pattern of PMC-2001DP

• Residential

• Commercial

a Industrial

O Public and semipublic • Public utilities

• Transport

• Reserve forest and Agriculture a Water bodies

• Hills and Hill slopes • Recreational

(Fig. No. 4.06)

65 Table No. 4.08 Landuse pattern of PCMC area Old area New area Old New Total Sr. Landuse Total Area (Sq.km) (Km2) Area Area Area No Pattern (Km2) 1986-87 1997-98 % % % 1 Residence 10.1 22.3 32.4 11.74 26.39 19.05 2 Commercial 0.4 0.2 0.6 0.46 0.24 0.35 3 Industrial 10.9 0.8 11.7 12.67 0.95 6.86 Public & Semi 4 0.9 0.8 1.7 1.05 0:95 0.96 Public 5 Public Utilities 0.4 0.4 0.8 0.46 0.47 0.47 6 Transportation 4.2 2.4 6.6 4.88 7.81 3.87 7 Garden 0.7 0.01 0.71 0.82 0.01 0.42 8 Water bodies 1.9 0.8 2.7 2.22 0.95 1.58 9 Agriculture 26.3 33.3 59.6 30.58 39.4 34.95 10 Quarry 0.2 1.1 1.3 0.24 1.3 0.76 11 Vacant 30 19.2 49.2 34.88 22.72 28.85 12 Forest 0 2.5 2.5 0 2.96 1.47 13 Software Park 0 0.7 0.7 0 0.83 0.41 Tota 86 84.51 170.51 100 104.98 100 (S ource: PCMEC , CDP 200(i-2012 )

This shows that in PCMC area the built up area has been increased near about 60% in the different administrative areas. It is clearly observed from the maps that built up area has been increased with a low pace till 1992. Since 1980 the growth in built up area of PMC and PCMC is very high i.e. 1340.39%. This may be considered as impact of IT sector. The IT industry in Hadapsar has been established in 1998 after Hinjawadi. The demand of residential housing has been increased. This can be considering as a spin-off effect of development of IT sector. Considering the facts that there is much scope to state that IT industry has so on significant impact on built up area from 1980 to 2004.

66 Land use pattern ofPCMCarea

70

60

50 • Newly added area 40 1997-98 £ • Old area & 1986-87 M 30 - H it

20

10

0 -i •,-•

Landu.se

(Source: PCMC Development Plan) (Fig. No. 4.07)

67 Built-up area of PMR (LANDSAT ETM+ (1992)

^1"^ ft MHO S^+fflS PlRif*WJftr^y " > • jSS"\

5%sL^xS&k!^al Ka % s ?\Jr y - l^rrCB BK^IP HOB •* "* -L' •«&• - '^-^ST (UP?* "' / v

N Legend A | Built-up area Q 2 4 Km. i i Boundary

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68 Built-up area of PMR (LANDSAT ETM+ (1999)

V^? * * # lll*h^A i •ProC

1"** jy*- "*""*"* • "**

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N Legend A | Built-up area 0 2 4 Km. I AHmintQtrativp WarH/Pnminit**** i i i Boundary

(Fig. no. 4.09)

W Built-up area of PMR (IRS P6 LISS III (2004)

Legend | Built-up area | Administrative Ward/Commitee Boundary

(Fig. no. 4.10)

70 Photoplate No. 4.1 Encroachment of land and hill slopes

1) Kondhwa

2) Chatushringi hill

71 4.4. Growth in land values: Increasing demand of houses results into increase in land values. Socio economic effects related to land values cannot be neglected. The study has surfaced these observations which will throw light on the change in the land value and the life style too. The urban land and property values have considerably changed the way of life of the citizens life in the city is fast and business like. The social life has changed completely. The joint family system is a thing of the past, the individual family, consist the head of the family (husband), his wife and one or two children. Rented premises are.vanishing and co-operative societies, ownership flat, housing board are the new solutions for the housing problem. Living in city is no more enjoyable. Life is expensive, it is mechanical and 95 % time of the working day is consumed. Inflation has made the price rise very steep in the last decade, affecting the life of middle class and higher middleclass considerably. The opportunities offered by the flourishing cities are numerous in the form of higher business potentialities, higher turnover of money more contacts and possibilities of improvement on the monetary as well as status counts. Housing problem is connected with the availability of residential land at a reasonable price. The problem of land is more serious in the urban areas than in the rural area. Due to high cost of land, cost of construction, lack of adequate land at desired locations are the problems while taking the decision of purchasing house. The pressure of urban growth is pushing up the land values and it is found that the lands within the corporation limits are very expensive. The incoming migration in Pune reflects in the increase in size of Pune city. PMR experiencing rapid growth of population which is responsible for the rising common problems like industrial concentration, acute housing shortage, growth of slums and their social evils, unauthorized constructions and continuous urban sprawl, inadequacy of public utility services, community and transport facilities, encroachment on good agricultural land and last but not the least high renting and soaring land values etc. The dispersal and industrial development is the major factor of population growth. The changing landuse pattern explains that land is heeded for residential, commercial, industrial, recreational purposes, communications and discharge of urban wastes etc. 72 The growth of PMR region was faster after 1991 due to the strengthening of industrial base of the region. The rising IT industries offering the employment opportunities to the skilled people due to which people are migrating not only within the Maharashtra but also from the other states of . Increasing population is resulting the increasing demand of houses. The IT industries are located in Hadapsar, Kharadi, Wadgaon Sheri, Kalyani Nagar, Aundh, Erandwane. The service stations and institutions of IT sector have been spread in all over Pune region. The high salaries of IT employees demand the good well built houses with high amenities. The high purchasing power of people increased the prices of houses as well as open land. The ready reckoner has shown the rate of open land and that of residential areas. In PMC and PCMC area not only in the areas where IT parks have been established but also in the other areas land rates have been grown, hence changes in land rates are worth to note. (Table No. 4.09, 4.10) (Fig. No. 4.11, 4.12). 4.4.1. Koregaon Park: The area was famous because of the Osho ashram, is now the preferred location of set up of some of the national and multinational IT industries. The open land rate has been increased from?5100/m2 in 2002 to ? 18200/m2 in 2010. The residential cost has been increased from ? 29100/m2 in 2002 to f 59400/m2 in 2010. 4.4.2. Hadapsar (Cyber city Magarpatta): The establishment of Magarptta city is the major factor for the development of area resulting the increase in rate of land. The residential cost has been increased from ? 7950/m2 in 2002 to ? 30800/m2. Also the cost of open land has been increased from ? 2480/m2 in 2006 to ? 9250/m2 in 2010. 4.4.3. Viman Nagar: The area has airport and hence always kept away from the residential area. The land rates in this zone have been changed from ? 8800/m2 in 2002 to ? 37400/m2 in 2010. This means that the land value has been observed to be increasing with a faster rate due to the IT Park. The open land value has been changed from ? 4060/m2 in 2002 to ? 11500/m2 in 2010. 4.4.4. Aundh: Though the Pune University and Balewadi sports stadium are in this zone the tremendous growth of Aundh is observed after Pune IT Park. Due to the increasing demand of houses the land rates have increased. The residential cost has been increased from ? 15000/m2 in 2002 to f 45600/m2 in 2010. The growth in residential 73 Cost has been observed 2007, in the period of two years of establishment of IT Park. The same with open land cost has been increased from 7 4880/m2 in 2002 to7 13300/m2in2008. 4.4.5. Wadgaon Shef i: The two IT parks Cerebrum and Marisoft are located in this area. So the tremendous growth of land value is observed in this area. The drastic change in residential land values has been observed from 7 5830/m2 in 2002 to 7 30800/m2 in 2010.The land rates have been doubled in the period of three years i.e.2007 to 2010. The open land cost has been significantly grown from 7 415/m2 in 2002 to 7 9400/m2 in 2010. In the period of two years the land value has been doubled. 4.4.6. Erandwane: The Sharada centre IT Park is established in Erandwane. The cost of residential area has been doubled from 7 22500/m2 in 2002 to 7 45000/m2 in 2010 and the cost of open land has been increased from 7 12880/m2 in 2002 to 7 14900/m2 in 2010. The slight growth in open land rates has been observed. 4.4.7. Lohgaon: The only airport in Pune is located at Lohgaon, provides domestic, national, international transportation facility. The land rates have started growing after 2006. The residential cost has been increased from 7 7800/m2 in 2002 to 7 35200/m2 in 2010. The cost of open land has been doubled from 7 5000/m2 in 2007 to 7 11000/m2 in 2010. 4.4.8. Kothrud: Kothrud is tremendously developed as residential area due to the Mumbai Pune express highway. In this area residential cost is more than the open land. In the period of five year the residential cost has been doubled from 7 15900/m2 in 2002 to 7 36000/m2 in 2010. The cost of open land has been changed from 7 5070/m2 in 2002 to7 9900/m2in2010. 4.4.9. Dhankawdi: The area is to the south of Pune city where the industrial growth is less but the residential development is more. The residential cost has been changed from 7 9950 /m2 in 2002 to 7 34500/m2 in 2010 and the cost of open land has been increased three times from 7 3235/m2 in 2002 to 7 10400/m2 in 2010.

74 Table No.4.09 Cost of Open land in PMC area

(Rates in ?PerM2)

2002 2006 2007 2008 2010 Open Open Open Open Open Sr. No. Name of the area land land land land land 1 Koregaon Park 5100 5355 10000 16000 18200 2 Erandwane 12880 14170 17000 14500 14900 3 Shivajinagar 12730 15375 20000 22000 25300 4 Yerwada 4135 5460 8000 12000 13800 5 Aundh 4880 5385 4400 11500 13300 6 Magarpatta city 2635 2480 4600 8400 12000 7 Hadapsar gadital 2635 2930 4400 7800 9250 8 Viman nagar, 4060 5140 6500 10400 11500 9 Pashan 1990 2630 5300 5830 11500 10 Kothrud 5070 4140 5300 9000 9900 11 Karve road 8270 14170 15000 14500 16000 12 Markett yard 4620 4555 6700 10500 9800 13 Dhankawdi 3255 3335 4700 9000 10400 14 Baner 3000 3960 5500 9000 9900 15 Kondhwa 5260 6080 6700 6500 7200 16 Karve nagar 4500 5165 6700 11500 13300 17 Warje chowk 2640 2775 5500 9300 9770 18 Lohgaon 1800 2370 5000 10000 11000 19 Wadgaon sheri 415 2075 1500 5950 9400 20 Balewadi 1400 2575 3700 7800 8970

(Source: Ready reckoner 2011)

75 Cost of open land in PMC area KoregaonPark

Erandwane 35000 Shh/ajinagar

Yerwada 30000 Aundh

Magarpatta city

25000 Hadapsargadital

Viman nagat.

« 20000 Pashan X -Kothrud s. — Karveroad 5 15000 Markettyard

Dhankawdi

10000 Baner

Kondhwa

5000 — Karvenagar

Warjechowk

Lohgaon 0 Wadgaonsheri 2002 2006 2007 2008 2010 Balewadi Year

(Source: Ready reckoner 2011) (Fig. No. 4.11)

7d Table No. 4.10 Residential cost of land in PMC area (Rates in ? Per M2)

2002 2006 2007 2008 2010 Sr. Name of the area Residetial Residetial Residetial Residetial Residetial No. cost cost cost cost cost 1 Koregaon Park 29100 33610 37000 52000 59400

2 Erandwane 22500 22500 29900 44500 45000

3 Shivajinagar 25580 26860 34900 46000 55200

4 Yerwada 11940 16485 24000 36000 41400

5 Aundh 15000 16540 17400 38000 45600

6 Magarpatta city 7950 9615 20000 28000 30800

7 Hadapsar 8650 8435 14000 25000 27500

8 Viman nagar, 8800 12145 22000 34000 37400

9 Pashan 9540 11020 17700 19470 36800 10 Kothrud 15900 14555 20300 30000 36000

11 Karve road 16200 22500 26200 40000 48000

12 Markett yard 15900 18000 21700 34000 33600

13 Dhankawdi 9950 11930 15100 30000 34500

14 Baner 10450 15050 19600 30000 33000

15 Kondhwa 11100 13405 17400 15730 22000

16 Karve nagar 10500 13460 20800 38000 41800

17 Warje chowk 8250 9100 18200 31000 35700

18 Lohgaon 7800 8780 20000 32000 35200

19 Wadgaon sheri 5830 8740 14000 19800 30800

20 Balewadi 6700 8000 15900 26000 31200

(Source: Ready reckoner 2011)

77 Residential cost of land in PMC1 area

70000 - Koregaon Park

- Erandwane

60000 -Shivajinagar

- Yerwada

-Aundh 50000 - Magarpatta city Hadapsar gadital •I Viman nagar. pg .= 40000 Pashan •= • Kothrud Karve road - 30000 Markett yard

-Wanovwi

Dhankawdi 20000 Barter rd.

Kondhwa

10000 - Karve nagar

-Warjechowfc

Lohgaon

-Wadgaon 2002 2006 2007 2008 2010 sheri - Balewadi Years

(Fig. no. 4

(Source : Ready reckoner 2011)

78 4.4.10. Pimpri Chinchwad area: Pirapri Chinchwad is the area where industrial growth has been started after 1961. Many manufacturing industries have been set up their units in PCMC like Tata, Bajaj, Philips India Ltd. etc. People were coming to Pune in search of jobs not only from the nearby areas but also from outside of the city. Migration is one of the main reasons of growing population in PMR. Talawade IT Park is located to the north of PCMC. The price hike in the residential and open land cost have been observed after 2006. The residential cost in Pimple Saudagar and Nigdi is comparatively less than the other areas. In Sangvi, the cost of land has been increased three times. In Pimple Nilakh and Pimple Saudagar the cost has been increased from f 4830/m2 in 1998 to ? 21300/m2 in 2010. In Pimpri Chinchwad, Akurdi and Nigdi the land rates have been doubled from ^ 8500/m2 in 1998 to ? 24850/m2 in 2010, and the open land cost was ? 3200/m2 in 1998 to ? 6800/m2 in 2010. (Table No. 4.11, 4.12) Thus the table (Table No. 4.07, 4.08, and 4.09, 4.10) show the open land cost and residential cost of PMC and PCMC respectively. The high growth of land cost have been mainly observed after 2002 and in the area like Kalyani nagar, Wadgaon Sheri, Lohgaon, Viman nagar, Hadapsar, Kothrud and Dhankawadi etc. There are the fringe villages which have been included in PMC limit in 1997. The IT parks have been established in the outskirts of Pune city. Many new residential townships have been planned by construction companies due to the increasing demand of houses with the high amenities. (Fig. No. 4.12, 4.13) This data shows the tremendous hike in land prices after the establishment of IT parks in PMR. It can be said that this is the result of the development of IT industries in Pune which attracted skilled people towards it not only from the other districts of Maharashtra but also from the other states of India. Due to the increased demand of housing and the high salaries of IT employees resulted in the rising prices of the land values and residential values. Presently, land and house prices are out of reach of the middle class, lower middle class people.

79 Table no. 4.11 Cost of open land in PCMC area

(Rates in ?PerM2) Sr. 1998 2003 2005 2006 2010 No. Area Open land Open land Open land Open land Open land 1 Pimpri 3200 3780 3965 4260 6800 2 Chinchwad 3350 3680 3800 4165 6510 3 Akurdi 3115 3450 3795 3985 5670 4 Nigdi 3865 4910 4675 4910 6300 5 Sangvi 1820 1800 2100 2210 7350 6 Pimple Nilakh 495 680 1200 1600 5360 7 Pimple Saudagar 655 470 1470 1800 6290 (Source: Ready reckoner)

Table no. 4.12 Residential cost of land in PCMC area

(Rates in ? Per M2) Sr. 1998 2003 2005 2006 2010 Area No. Resi cost Resi cost Resi cost Resi cost Resi cost 1 Pimpri 8500 9000 9935 12000 24850 2 Chinchwad 8700 9820 10330 10435 23950 3 Akurdi 7600 8650 9515 9595 21600 4 Nigdi 6000 8740 7945 8740 18500 5 Sangvi 7825 7900 8600 9040 27150 6 Pimple Nilakh 4830 6250 7320 8750 21300

7 Pimple Saudagar 4950 6100 7300 8200 18000 (Source: Ready reckoner)

80 Cost of open land in PCMC area

8000

Pimpri

Chinchwad

Akurdi

Nigdi

Sangvi

Pimple Nilakh Pimple Saudagar

-i 1 1 r 1998 2003 2005 2006 2010 Years

(Source : Ready reckoner) (Fig. No. 4.13)

-SI Residential cost of land in PCMC area

30000

25000

1) Pimpri

20000 2)Chinchwad = - s 3)Akurdi U 15000 4) Nigdi

10000 5)Sangvi

6) Pimple Nilakh 5000 7) Pimple Saudagar

i i 1998 2003 2005 2006 2010 Years

(Source: Ready reckoner) (Fig. 4.15)

S2 4.4. Resume: The study of urban landuse is quite significant. The data regarding area under various urban functions and the landuse change in the development plans shows the change in landuse. The growth of IT industries increased the demand of houses and infrastructure facilities due to which the more area was brought under the residential and other services. The information of changing landuse and growing land values collected from the government offices and the census handbook is presented in the tables and graphs. The demand of houses has increased the land values. The growth in land values is observed after the growth of IT industry. So it can be said that the growth of IT industry is the major reason of increase in land values. This part of the study is followed by understanding the social and demographic impact of IT industry. The next chapter discusses this impact.

83