To bring uni­for­mity in mas­ter plans, Punjab drafts new zon­ing regulation

Hindustan Times (Chandigarh) - Estates - - ESTATES - HT Es­tates Cor­re­spon­dent ht­es­tates@hin­dus­tan­times.com

MO­HALI: Aim­ing to bring uni­for­mity in the zon­ing reg­u­la­tions and de­vel­op­ment con­trols across all the mas­ter plans al­ready no­ti­fied or yet to be no­ti­fied in the state, depart­ment of hous­ing and ur­ban de­vel­op­ment has drafted ‘Zon­ing Reg­u­la­tions and De­vel­op­ment Con­trols of all Mas­ter Plans’.

Mas­ter plans are pre­pared un­der the pro­vi­sions of the Punjab Re­gional and Town Plan­ning and De­vel­op­ment (PRTPD) Act. The pro­posed reg­u­la­tions will be no­ti­fied un­der the pro­vi­sions of the PRTPD Act.

The reg­u­la­tions mon­i­tor the na­ture of land use and con­trol of de­vel­op­ment within each mas­ter plan. These reg­u­la­tions act as the guid­ing pa­ram­e­ters for the au­thor­i­ties to en­sure that the de­vel­op­ment per­mit­ted by them is within the frame­work of all mas­ter plan pro­vi­sions.

These reg­u­la­tions de­fine land use zones and the ac­tiv­i­ties per­mis­si­ble in each land use zone de­picted in the land use plan form­ing part of the mas­ter plans al­ready no­ti­fied or to be no­ti­fied.

Each mas­ter plan has zon­ing reg­u­la­tions and de­vel­op­ment con­trols and the new draft will bring in greater uni­for­mity. The build­ing by­laws and reg­u­la­tions al­ready ex­ist that con­trol the sub-di­vi­sion of land, de­sign and construction of build­ings.

NEWREGULATIONS ANDDEVELOPMENT CON­TROLS

Changes are pro­posed in the com­mer­cial de­vel­op­ment con­trols. Norms for de­vel­op­ment of com­mer­cial colony out­side mu­nic­i­pal lim­its has been de­fined. Com­mer­cial colonies have been al­lowed on a min­i­mum road of 45ft width that was ear­lier 80ft.

These com­mer­cial fa­cil­i­ties are in­tended to serve the needs of lo­cal res­i­dents and will not be shown sep­a­rately on the mas­ter plan.

In­stead, they are as­sumed un­der the pre­dom­i­nant res­i­den­tial mixed land use.

For a com­mer­cial colony on 1,200 sq yard to 2,000 sq yard plot, only sin­gle storey con­ve­nient shop­ping will be al­lowed with the ap­proach road of 45ft, frontage of 60ft, and min­i­mum front set­back of 20ft.

On a plot of 2,001-5,000 sq yard, dou­ble storey com­mer­cial colony will be al­lowed with ap­proach road of 60ft, frontage of 100ft, and min­i­mum set­back of 20ft.

On a plot of more than 5,001 sq yard, there are no re­stric­tions on the num­ber of storeys that canbe con­structed with ap­proach road of 80ft, frontage of 100ft and min­i­mum set­back of 40ft.

Stip­u­lated park­ing is two ECS (equiv­a­lent car space) for 100sq m cov­ered area. Norms for de­vel­op­ment of com­mer­cial projects within the mu­nic­i­pal lim­its shall be as per the lo­cal gov­ern­ment rules and reg­u­la­tions.

The pro­posed reg­u­la­tions also stip­u­late no-construction zone along ma­jor roads. All proper- ties within the ju­ris­dic­tion of lo­cal plan­ning area (LPA) (within and out­side mu­nic­i­pal lim­its) that abut the na­tional and state high­way shall have no-construction zone of 10 me­tre and 5 me­tre for roads hav­ing width of 80ft and above from the pro­posed right of way af­ter leav­ing land for road widen­ing, if any.

Also, the draft reg­u­la­tions pro­pose that all ex­ist­ing vil­lage link roads for which no pro­posal has been spec­i­fied in mas­ter plans shall be widened to min­i­mum 60ft.

No ac­tiv­ity in the mas­ter plan will be per­mit­ted on a road, less than the width as spec­i­fied in norms/guide­lines for par­tic­u­lar ac­tiv­ity or as spec­i­fied in the mas­ter plan, which­ever is more.

How­ever, in case if the ex­ist­ing road width is less than the width spec­i­fied as per the pro­pos­als of re­spec­tive mas­ter plans or as per norms/guide­lines for the ac­tiv­ity con­cerned, then the pro­por­tion­ate land on both sides shall be safe­guarded for widen­ing to com­ply with the min­i­mum re­quire­ment.

How­ever, no case will be con­sid­ered if the right of way of ex­ist­ing road width is less than as de­fined in the reg­u­la­tions.

For res­i­den­tial plot­ted colony up to 10 acres, 22ft road is pro­posed to be widened to 45ft. The 20ft ex­ist­ing road for plot­ted colony up to 50 acres is to be widened to 60ft. For colony up to 100 acres, the 20ft road is to be widened to 80ft.

The road for group hous­ing has to be widened to 80ft from 22ft. For all kinds of in­dus­try, the road width has to be 40ft from ex­ist­ing 16ft.

Con­tigu­ous ex­pan­sion of vil­lage pop­u­la­tion fall­ing in the non-res­i­den­tial zones of mas­ter plan will be per­mis­si­ble up to a dis­tance of 100m from the ex­ist­ing ‘lal lakir’/ ‘phirni’ of vil­lages to ac­com­mo­date the nat­u­ral con­tigu­ous growth of vil­lages.

This area will be ex­clu­sively used for al­low­ing houses for the vil­lagers and not for any other pur­pose such as de­vel­op­ing colonies or com­mer­cial projects by the pro­moter.

Area un­der the ex­pan­sion of vil­lage pop­u­la­tion fall­ing in non res­i­den­tial zone of mas­ter plan will be gov­erned by pre­vail­ing build­ing rules of the depart­ment of hous­ing and ur­ban de­vel­op­ment or amended from time-to­time for the pur­pose of al­low­ing houses for vil­lagers, the draft reg­u­la­tions pro­poses.

The com­pe­tent au­thor­ity will ap­prove the build­ing plan af­ter tak­ing change of land use charges or ex­ter­nal de­vel­op­ment charges as per the pol­icy.

DEPART­MENT OF HOUS­ING AND UR­BAN DE­VEL­OP­MENT HAS DRAFTED ‘ZON­ING REG­U­LA­TIONS AND DE­VEL­OP­MENT CON­TROLS OF ALL MAS­TER PLANS’

ISTOCK PHOTO

These com­mer­cial fa­cil­i­ties are in­tended to serve the needs of lo­cal res­i­dents and will not be shown sep­a­rately on the mas­ter plan.

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