Chapter 4. Secondary Survey & Findings Through last few decades, Pune has experienced tremendous growth due to increased employment opportunities along with educational, cultural, leisure and residential activities. Pune being an educational hub, its changing economy and industrial development encouraged to grow real estate at very high pace. With the changing character of the city patterns, in housing developments there is also change from individual houses to co-operative housing, group housing to integrated townships. People are preferring locations in the other areas of city which are fast developing areas in terms of amenities and infrastructure. This chapter addresses different aspects of growth pattern of the city. It tries to evaluate decadal growth of the city and growth of different sub-urban areas of the city in terms of housing. 4.1 Urbanisation Trends Urbanisation is a phenomenon which is observed all over the world weather nation is developed or developing. Pace of urbanisation has been increased rapidly from last few decades, in terms of population as well as size. This trend is a result of strong economic and social forces, as cities offer their citizens new opportunities for business, education, security and community. Pune city has experienced rapid growth in all sectors in last decade. The city had been known as educational hub for quite a while and is rapidly establishing new Institutions especially in the field of higher education throughout the city. It has attracted foreign capital especially in the field of information technology and engineering industries. These all factors have led to major spatial and structural changes in the city’s fabric. 4.2 Growth of the city Pune is the second largest metropolitan city in the Maharashtra and sixth largest growing city in the India. City having a strategic location and close proximity to Mumbai city has rapidly changed its character from Pensioner’s City to educational centre and 78 administrative centre to Information Technology hub. Until 1940-50 growth of the city was relatively slow. After partition refugees from Pakistan settled in the cantonment areas and also defence related activities increased during Second World War. This resulted in increase in population. Another major impact causing incidence is ‘Panshet dam disaster’ in 1961. In which houses on the right bank of the river washed away and people were forced to move out of the old core and towards government colonies in Erandwane and Parvati. This calamity gave rise to introducing modern town planning concepts for the city. Subsequently people started moving towards newly developing suburbs like Kothrud and south areas of the city. In addition, new industrial estates were established around Pune in Hadapsar, Bhosari, resulting in growth of housing around the city. By 1971 Pune has expanded spatially and gain status of metropolis with population of 1.14 million. Table No 4.1 Decadal population Growth of the City Year Population 1951 488419 1961 606777 1971 856105 1981 1203363 1991 1603430 2001 2538473 2011 3119874 79 Fig No 4.1 Decadal Growth Rate 3500000 3000000 2500000 2000000 Series2 1500000 Series1 1000000 500000 0 1951 1961 1971 1981 1991 2001 2011 The graph of demographic growth trend of Pune city is showing steep decline from 50.08% decadal growth rate in 1991-2001 to 22.73% decadal growth rate in 2001-11 which may be due to the development of Pimpri-Chinchwad Municipal Corporation as an industrial centre, Pimpri-Chinchwad may be considered as emerging counter magnet to Pune City. The average decadal growth rate from 1951 to 2011 is 36.54%. Rapid growth of the city is mainly attributed to industrialization after 1960 and expansion of one of the enormous industries today that is Information Technology. 4.3 Spatial Growth Pattern of the City Development plan of Pune as a city commenced from 1818, with the city area being just 5sq.km. In 1987 the area of Pune city was 146.11sq.km. Later with the addition of adjacent villages in 1997, the current area of PMC jurisdiction is 243.96sq.km. The old development plan was revised in 1987. For the newly added areas, the PMC has prepared a separate new development Plan. From a small area around KasbaPeth, Pune has grown dramatically. In 1958, small pockets of land in parts of the villages of Katraj, Dhankavadi, Lohagaon, Dapodi, etc. were added increasing the area within PMC’s jurisdiction. The last such annexation took place in 1997 wherein 23 villages with an area 80 of 97.84 sq. km. were added to Pune City. As a result, the PMC area increased from 146 sq.km to 430 sq.km. Table No 4.2 Year wise growth of area of the city Year Area (sq.km) 1818 5.00 1857 7.74 1889 9.86 1890 18.04 1931 18.79 1935 19.05 1958 138.05 1975 138.9 1981 145.92 1985 146.95 1997 138.38 2001 243.96 2011 430.00 4.4 Real Estate Scenario Pune’s proximity to Mumbai and the competitive & attractive prices as compared to prices in Mumbai city has attracted lot of investors. This has boosted real estate market of Pune. The growth in real estate market has been largely driven by rising incomes, rapidly growing middle class, and fiscal incentive on both interest and principal payments for housing loans, increasing city limits and increasing nuclear families. Growth of any area leads to improvement in infrastructure which creates higher demand for real estate in that area. As demand for the property increases, the real estate prices in the particular areas increases too. Pune’s real estate market is stagnant and inviting today. Upcoming projects like international airport and Metro rail would be changing the dynamics of the city as it may give increased floor space index in the nearby areas. Current population density of Pune is not as high as other metro cities in many wards. Policy framework of re-densification of the areas will certainly help to supply more housing options within the PMC limit. 81 4.5 Ward Wise Population Growth Scenarios Table No 4.3 Ward wise Population Growth Ward Name Area (Ha) Population (2001) Population (2011) Warje 15.21 116985 232725 Dhankawadi 10.84 251100 236621 Hadapsar 24.78 205009 280215 Bibewadi 18.35 239532 295667 Aundh 40.75 179886 180264 Kothrud 16.26 204316 209046 BhavaniPeth 2.9 218306 191787 Kasba 5 239370 222684 Yerawada 29.1 154425 238434 Tilak Road 14.71 211103 240740 Sahakarnagar 9.2 161665 203321 Sangamwadi 29.35 213718 261307 Ghole Road 12.75 201527 171756 Dhole Patil 14.64 100059 155307 Table No 4.4 Ward Wise Population Density Ward Name Area (Ha) Density (2001) (Density 2011) Warje 15.21 76.91 153.01 Dhankawadi 10.84 231.64 218.29 Hadapsar 24.78 82.73 113.08 Bibewadi 18.35 130.54 161.13 Aundh 40.75 44.14 44.24 Kothrud 16.26 125.66 128.56 BhavaniPeth 2.9 752.78 661.33 Kasba 5 478.74 445.37 Yerawada 29.1 53.07 81.94 Tilak Road 14.71 143.51 163.66 Sahakarnagar 9.2 175.72 221.00 Sangamwadi 29.35 72.82 89.03 Ghole Road 12.75 158.06 134.71 Dhole Patil 14.64 68.35 106.08 82 Fig No 4.2 Ward Wise Population Density – 2001 83 Fig No 4.3 Ward Wise Population Density 2011 84 4.6 Ward wise property price trends Table No 4.5 Ward Wise Price Trends Source: www.thepropertytimes.in Ward Name Area (Ha) Property rate / sq.ft. Aundh 40.75 8767 Yerawada 29.1 7751 Sangamwadi 29.35 9076 Dhole Patil 14.64 13000 Hadapsar 24.78 5837 Kothrud 16.26 9153 Ghole Road 12.75 12113 Warje 15.21 6714 Bibewadi 18.35 7307 Tilak Road 14.71 9930 Dhankawadi 10.84 4410 Sahakarnagar 9.2 11417 Kasba 5 7729 BhavaniPeth 2.9 8756 4.7 Ward Wise Rental Price Trends Table No 4.6 Rental Price Trends www.thepropertytimes.in Ward Name Area (Ha) Rent /sq.ft. Aundh 40.75 19 Yerawada 29.1 20 Sangamwadi 29.35 24 Dhole Patil 14.64 27 Hadapsar 24.78 15 Kothrud 16.26 19 Ghole Road 12.75 26 Warje 15.21 14 Bibewadi 18.35 16 Tilak Road 14.71 21 Dhankawadi 10.84 15 Sahakarnagar 9.2 21 Kasba 5 20 BhavaniPeth 2.9 20 85 Fig No 4.4 Ward wise property rates for year 2015 86 Fig No 4.5 Ward wise rental price for year 2015 87 4.8 Identification of growth trends After evaluation of spatial distribution of population based on ward densities in PMC area, the average ward population is 1, 92,642 varying from 1, 55,307in Dhole Patil Ward to 2, 95,667in Bibwewadi Ward. The densities are high in the core city. The area in the centre of the city, which is primarily in the old city area, is densely populated. The BhavaniPeth ward located right in the centre of the city has the highest density followed by its two neighbouring wards Vishrambagh Wada and KasbaPeth. This area includes Laxmi road which is a commercial street of the city. The city appears to be growing in the southeast and southwest directions. A Karve road ward is growing at a rate of 32%. In the southwest direction, the Bibwewadi ward is growing at a rate of 38%. Areas like Aundh, Sangamwadi and Sahakarnagr have shown rapid growth in population from 2001 to 2011. 4.9 Conclusion Ward wise population change from 2001 to 2011 shows that population densityis high in the core city wards.