I Welcome to the Course of Urban Planning. In this session we are going to continue with
the understanding of the Development Plan within the boarder Theme of different levels
of plan. In the previous session we had seen distinction
of the Development Plan from the other levels of plans. Major contents of the Development Plan with
particular focus on guidelines for capturing existing conditions and development issues
with the help of Draft Bhopal Development Plan of 2031. While going through the example, we also looked
at range of maps prepared for the Development Plan Document. In the content of the Development Plan, we
had covered how to capture the existing conditions and development issues as per the URDPFI guidelines
and we walked through the Draft Development Plan of Bhopal to understand the purpose and
approach better through the case example. In the Draft Bhopal Development Plan, we saw
that the range of aspects were reviewed and maps were created to portray the existing
conditions and the development issues and simultaneously the assessment of deficiencies
and projected requirements were estimated. Today, we are going to see how vision and
mission is indicated in the Document and what is covered in the development proposal and
how is it provided in the document. Accordingly, the coverage of the session will
include development and intend of the vision, content of the Development Plan particularly
development proposals, we will see the case example- Bhopal Development Plan 2031, range
of maps prepared for development proposals. Accordingly, the earning outcomes of the session
are that by the end of this section you should be able to discuss the development and intend
of the vision, should be able to determine the content of development proposal, should
be able to support your understanding with the help of case example; which we are looking
at Bhopal, should be able to list the range of maps prepared for the purpose of Development
Plan proposals. Now looking at the Development of Vision. The purpose of vision and mission to guide
planning principles for the plan formulation. Like, whether the city development strategy
is for compact city, green city, dense city, livable city and so on. Also to capture the essence of the city, if
it is tourist city, heritage city, educational hub, industrial city and so on. In the plan once the existing situations are
reviewed and projections are made, the vision and mission are formulated based on existing
conditions, development issues and stake holder consultation. Goals and objectives related to dispersal
of activities, environmental and infrastructure sustainability, mass transportation and informal
activities, information and communication technology, women and poorer section, these
all things need to be incorporated if they are not already considered in the process. Here we are looking at the vision for Bhopal
Development 2031. The residents of the city aspire the city
to be best livable city. They want to conserve and protect the eco-sensitive
areas, heritage and historical monuments which we had seen in their portrayal of the existing
condition. They want to prepare environmental conservation
along with tourism promotion plan for lakes and rivers through separate development regulation. Further, the target is for optimal utilization
of land by striking a balance in the vertical and horizontal growth of the city. In the city their vision is to bring in vertical
growth all along the metro and Bus Rapid Transport System Corridor. They wish to integrate sub-cities/smart city
as we had seen in the previous section with transport network and Transit Oriented Development. Further they want to adopt economic development
model for the development of city through Development Plan. Furthermore, Development Plan contains the
most important document of the proposal the Land Use Plan. As we have learnt that Development Plan is
a Statutory Document, it provides policies and proposal for the use of land in the planning
area. Development Plan guides the day to day decision
of whether or not the particular use permission should be granted. It is required that the decision should be
consistent with the Development Plan unless there are factual conditions supporting otherwise. Here in the proposed Land Use Plan of Bhopal
city we see that different zones such as Residential, Transit Oriented Development, Old City Commercial
Mixed Use, Special Planning Zones, Industrial Zones and so on have been indicated where
accordingly different policies and zoning regulations will be applied and proposals
will be developed in the plan period. Development Plan need not be rigid, however,
they provide strong basis for rational and consistent decisions with the vision and prevailing
and projected conditions of the city. Further, the Development Plan should provide
the concept of hierarchy of planning units and spatial development of various activity
nodes, facility centers and network of roads. The proposal in the Development Plan of Bhopal
have been formulated after multiple deliberations such as detail analysis of the existing conditions,
future growth projections, the overarching vision, principles and input from Stake Holders
Consultation. Looking at the concept and approach, the Draft
Development Plan provides the robust framework based approach covering long term planning
proposals effectively for future and retain the land for it. We also see midterm planning proposals which
range from 20 to 30 years which may be upgraded and revised after periodic evaluation or by
Government Policy Intervention. Further we see short term which is for a period
of 10 to 20 years interventions are being planned which are to be flexible that may
be allowed to change depending on the demand of the time. So we see that how the combination of rigid,
we see that how flexibility has been integrated in the process. Long Term Planning Proposal include road network,
road transport such as metro and major infrastructure, natural and built heritage. Midterm planning proposal include physical
infrastructure, social infrastructure. We see that Short Term Planning Proposal include
building uses, permissible land uses. Further, the Development Plan adopts the liberal
approach. So we are looking at the concept like how
do they want to go about it. We see that they adopt the liberal approach,
which means allowing the market to generate the required amount and kind of floor space
as long as it is not detrimental to the health and safety of the people. This means allowing sufficiently high floor
area ratio, FAR do not artificially suppress the demand and allowing mixed use to allow
flexibility in kind of floor space permissible. In Bhopal Development Plan liberal, robust
and flexible approach has been adopted which allows to sustain and accommodate variations
in demand for floor space and developable land. Therefore, estimations are made on the higher
side rather than the lower side and subsequently plans are prepared that allow sufficient supply
of floor space to be able to cater to more than estimated population through zoning FAR
and regulations. In the Development Plan sustainable approach
is propagated. We also see that they are propagating sustainable
approach. Liberal approach for the provision for future
floor space supply is seen as a sustainable approach. Further, allowing and incentivizing greater
number of people to locate near public transport in Transit Oriented Zone is another approach
adopted for addressing sustainability. We see other interventions which include and
encourage continuous development and discouragingly fogging sprawl into hinter lands and sensitive
natural areas and encourage redevelopment and adaptive reuse rather than a deterioration
of older developments while spread in green field areas. Further, we see for the sustainability aspect,
implementable aspect is kept in the Development Plan Proposal. Development Plan has clear micro level implementation
mechanism to implement the Development Plan in phases and parts backed by Statutory Provisions
and target is made to implement in the given market conditions. Such mechanism include Town Planning Schemes
called TPS which we will also see further in our coming lecture. Development Schemes, Local Area Plans we will
look into these as well and so on. We see that implementable aspect includes
a clear set of Development Promotion Regulations (DPR s) to promote and regulate development
in the area. Identify implementable projects that facilitate
plant growth, identify appropriate implementation mechanism to implement the projects and proposals,
identify cost estimates for various proposals, projects and identify sources of revenue to
cover the cost. In the Bhopal Development Plan, we see that
they adopted certain key principals for zoning, development promotion regulations and guidelines. Here they take a liberal approach to allow
and encourage development, let people market make their choice by allowing mixed use zones,
segregate or regulate only those activities detrimental to health and safety of people
such as hazardous industries and nuisance generating uses such as; logistic, wholesale,
warehouse, airport and so on, allow greater floor space supply than the demand to encourage
affordable development. Further we see preserve or conserve sensitive
areas including forest, water bodies, bio-diversity area, habitat sensitive and natural resources,
heritage structure and precincts, incentivized development with TOD in the areas with better
access to public transport. So we saw planning approach concept adopted
in the Development Plan. Moving forward, further we see that Development
Plan should provide the zoning regulation for the proposed land use categories including;
residential areas, commercial areas, manufacturing areas, public and semi-public areas, parks,
playgrounds and open spaces, transport and communication, special areas, old built-up
core areas, heritage and conservation areas, scenic value areas, disaster prone areas or
eco-sensitive area, primary activities and water bodies. In the planning proposal and recommendation
of the Development Plan the Bhopal Development Plan basis its proposal on the pragmatic approach,
which is perceived to bring a remarkable model shift in which the city of Bhopal is planned. Through the plan it is perceived that the
intervention shall disperse the growth of the city across its total area instead of
concentrating on selected land pockets and the proposal, the move has been made from
land use planning to zoning to promote equitable development across the city, to facilitate
flexible platform for diversifying usages and activities on any parcel of land. In the Development Plan key focus area have
been identified grouped in nine sub sections including key focus area, zoning and development,
transport network and mobility, housing, green network, physical infrastructure, social infrastructure,
economic development, heritage, environment. So we see that they have identified these
9 focus areas according to which zones have been created and the proposals have been prepared. Zoning proposals in order to facilitate the
regeneration of existing urban areas in the city and to incentivize mixed uses proposal
5 residential zones. As we can see in the list of 5 residential
zones identified and map indicating boundaries and location of the proposed residential zones. We see of first is the Residential General
1 Zone, is the existing residential zone as per Bhopal Development Plan of 2005. The yellow color central part and circling
the lake as, we can see in the map. The purpose of this zone is to incentivize
the redevelopment and allow regeneration of the existing urban areas. We further see Residential General 2, RG2,
is the proposed residential zone as per Bhopal Development Plan 2005, zone shown in saffron
color forming the second ring around the lake. The purpose of this zone is to allow limited
mixed use considering the existing development. Residential Zone 3, RG3, the area shown in
brown color forming the third circle from lake. This area includes existing low density use
and the purpose of this zone is to retain the identity and character of the areas. Areas under this zone are Arera colony, Chunahati.,
Shamla Hills, Vijaynagar and so on. We see another zone which is Residential General
4, RG-4, zone shown in orange color in the extreme periphery in the map. This zone includes new proposal to cater population
of year 2031. The purpose of this zone shall be an additional
proposed area with the provision of multiple mixed use development allowing the market
to function as per demand. Residential General, RG-5, this area includes
low density zone to preserve ecologically sensitive areas. Zone shown in peach color on the southern
side of the lake in the map. The plots falling under these zones shall
be approved for development as per the regulation specified in the later volumes. You see and we shall be also covering the
regulations later in the course. So, as you can see in the map the residential
area which is been proposed here, these areas. Further, in the Development Plan we see that
zones for Transit Oriented Development has been provided. In order to promote compact Transit Oriented
Development in the city and to integrate land use and transportation interface, Transit
Oriented Zone (TOZ) is introduced this is particular about the Development Plan here,
what has been proposed. The TOZ is an effective tool to promote compact
Transit Oriented Development within the walking distance of Public Transit Nodes such as BRTS
and MRTS stations. Sustainable Transit Oriented Densification
is planned to be achieved through TDR. TOZ is identified as 500 meters buffer distance
on either side of metro lines 1 and 2. It is anticipated that TOZ will induce, encourage
people to prefer the use of Public Transit. It will provide housing, employment, entertainment
and civic functions within walking distance of Transit Nodes, will encourage residence
and workers to drive their cars less and ride Public Transit more. Further, in the Development Plan, Old City
Heritage Zone is provided. This zone has been exclusively identified
to delineate the core walled city with its distinct character and heritage features and
fabric that need to be conserved. The intention in the plan is to incentivize
the conservation of heritage area. The heritage designation of whole city is
based on presence of properties of heritage importance with distinct character of conservation
nature. In the map we can see this spatial location
of this Old City Zone identified in Bhopal planning area. We can also see the delineated boundaries
of Old City Zone based on the heritage conservation and management plan prepared by appropriate
authority. The plot owners within the zone shall be incentivized
to undertake preservation, conservation of the heritage properties through receipt of
heritage TDR. So like we had seen, when we discussed in
the previous session, the heritage what the city has. So you look at the proposals how we are trying
to conserve the heritage of the area. Likewise, we see in the plan, commercial area
has been identified. Three Commercial Zones have been identified. We see Commercial Mixed Use Zone 1, 2 and
3 Commercial Mixed Use Zone 1, CMU 1, shown
in the sky blue colour in the map. Purpose of this zone is to upgrade current
commercial center of MP Nagar to CMU 1 with higher FAR. Commercial Mixed Use Zone 2, CMU 2, shown
in dark brown colour in the map includes the areas currently zoned as Sub-City Centers
in Bhopal Development Plan for 2005. New market and others (21:29) to promote Mixed
Use Development. The Commercial Mixed Use Zone 3 shown in indigo
colour map, this includes proposals Sub-City level areas as per the permissible activities. The purpose of this zone shall be at additional
purpose zone with the provision of Commercial Mixed Use allowing the market to function
as per the demand. Further, we see that the distribution of FAR
will be 1.5 in CMU 1 and 1.25 in CMU 2 and CMU 3 as a base FAR which can be extended
up to 3 to 5 for the purpose of redevelopment by the way of TDR and Premium FAR. As we saw in the concept about the flexibility
and being market oriented. So this step we see is something which is
allowing flexibility and also allowing development to be market oriented. Further, in the zoning we see Special Purpose
Zone proposed at the Development Plan. It is recommended that the ABD area of the
Smart City Zone be integrated with the Development Plan with a set of regulations and also the
new schemes proposed by the Government be incorporated under this zone as and when it
is proposed. The Bhopal Smart City Development Corporation,
BSCDL limited, has recognized special regulations for the development of this zone as high density
area with mixed land use. Further, in the Development Plan the proposal
is made for different industrial zones to enable and support industrial activities. We had earlier seen that how many industrial
zones were there in the city so how that industrial promotion has to be undertaken. So through this proposal they take care of
all these aspects. The basic consideration for economic development
proposed is based on the principle of supporting diverse economic activity through promotion
of primary, secondary and tertiary sectors and need of each sector to be fulfilled through
proposals and recommendations, like setting up of new investment regions, industries and
their required infrastructure. Two industrial zones are identified. We see Industry 1 Zone, Industry 2 Zone. Industry 1, this is the industrial area it
includes light, medium and heavy industries. Industry 2 Zone which includes the area demarcated
under the obnoxious industries. The intention of locating these zones in proximity
to each other is for facilitating, scaling up of economic activities of this zone for
industrial and allied activities. Likewise, in the proposal the zone for public
utility and facility is provided. In the zone areas of public utilities like
crematoriums, sub-stations, treatment plants and other services will be included, preferably
these activities will be accommodated on the Government Plan. Public utility and facilities like STP, WTP,
sub-stations are to be installed on the available Government land, primarily based on the suitable
location. Likewise, proposal is also given for public
and semi-public purposes. In this zone the existing and the proposed
areas of public and semi-public facilities like social, cultural, administrative, educational
and health is included. Preferably even these activities like what
we saw in a previous section are proposed on Government land. All government land available will be kept
reserved for the Government schemes it is envisaged primarily for the development of
key infrastructure with limited mixed use permissible based on specific conditions. Further we see the recreational zones ranging
from 1 to 5 are proposed. These zones include city, forest, garden,
parks, stadiums and playgrounds. The purpose of this zone is to increase green
cover in Bhopal Planning Area. Development of 10% recreation zone is ensured
in each Mixed Use Zone under the Development Plan. Likewise, we see that transportation zone
has been proposed inter and intra-city transportation network is included in this zone, major transportation
elements of the city have been identified under this zone. Transportation zone includes bus stops, railway
areas, airport areas, roads and other related activities which support transport infrastructure
in Bhopal Planning Area. This particular zone is identified on the
principle of integrating land use and transport as mentioned in the Principles of Preparation
of the Development Plan. The transport infrastructure includes fixed
infrastructure like road, segment and junctions together making network terminals, great separators
and right of ways along with designated parking facilities. The 5 categories of roads identified are based
on functional hierarchies are Bypass, Arterial, Sub-Arterial, Collectors and Local Streets. Similarly, we see that in the Development
Plan, logistic, ware house and wholesale zone has been proposed. This includes logistics, warehousing and wholesale. This zone is demarcated to support commercial
and industrial activities in Bhopal Planning Area. We see that this zone is proposed in all directions
of planning area to cater to the need of population equally and in a distributed manner. The zone primarily incorporates the area under
Kokta that are identified to be developed as transport nagar and areas near the proposed
industrial zones. Further, we see that Special Zones are proposed
for water bodies and buffer zones as we had seen while seeing the characteristic of Bhopal
that it is rich in environment. Therefore, this zone includes the water bodies
and buffer catchment areas and villages in the catchment areas to protect these water
bodies. To incentivize the conservation of water bodies
green TDR will be provided. The objective of the delineation of these
zones are to address the following aspects: urban and environmental improvement, creating
high quality public spaces like; lake fronts, botanical parks, providing adequate public
access to water bodies like delimiting of water bodies, rehabilitating the slums and
informal economic activities in buffer zone, creating vibrant urban environment, promoting
recreational activities. Likewise, we see proposals are made to include
the existing villages in the planning area through creation of Village Abadi and their
extension. As the planning area increases we see many
of the villages come in the planning zone so how these villages can be included. It includes the existing village in planning
area and the extension of villages up to a periphery of 500 meters, which is limited
to 250 meters in the catchment area of Bhojtal. In order to improve the primary sector in
the Bhopal Planning Area, zoning of appropriate agriculture land has been introduced. There was a need to identify the villages
in catchment areas and their buffers as they all are part of conservation of the catchment
areas. This will also protect the areas like buffers
of streams and channels for its conservations. The plan proposed implements the zones through
preparation of detailed Local Area Plan, existing old structure shall be incentivized to redevelop
higher FAR. Local Area Plans prepared for this zone shall
ensure improved street networks, infrastructure, parking management and regulation to achieve
desired urban character and form. The permissible activities are with respect
to the road widths. Further we see that URDPFI guidelines recommend
that Comprehensive Mobility Plan should be developed. The Comprehensive Mobility Plan should include
mass transportation system and land uses, interfaces, TOD development with priority
for non-motorized vehicle around the nodes, integration of proposed Comprehensive Mobility
Plan. So we see that the Bhopal Development Plan
provides comprehensive transportation and Mobility Plan to enable high quality, well
connected and integrated transportation network for health growth, thriving economy and high
livability standard for the city. The proposal includes BRTS Development Plan
of roads, metro rail road s similar to the other Indian metropolitan cities, Bhopal is
also facing severe problems such as traffic congestion, travel delays, unsafe travel condition,
parking issues, encroachments, increase in vehicular traffic volumes, long travel time,
lack of integration between land use and transportation system, congestion and bottle neck on major
junction s, inadequate blogged or unusable sidewalks, absence of well-defined street
classification system. We also see incomplete street sections with
undefined address and unorganized margin space, we see lack of integration between modes of
public transport, absence of pedestrian and bicycle network is seen in the city, unused
and insufficient cycle lanes not connected with the destination are also seen. We also see inadequate on street and off street
parking facilities, inefficient logistic facilities in and around the city. It is also observed that the existing road
network has not been developed based on a specific pattern. Through TDR, Micro Level Planning Tool is
being explored for network of 2005 which has not been implemented completely which led
to a mismatch between the current growth pattern in the city and the Development Plan Proposal. Proposal for improvement of transport network
is proposed for different categories of services and are covered in the later part of the Course. We will look into the details like how these
things are provided to a certain extent, how these things are looked into. It also provides details for street design
and demarcates. It also proposes concepts of complete street. As we can see here in the image. It has proposal for improving existing street
and road network. Proposal for expanding road network, pedestrian
network is also proposed to be created. There is proposal for bicycle tracks and pedestrian
facilities in the city. There is proposal for parking management,
proposal for logistic, warehousing and wholesale. We also see there are proposals for creating
bridges, grade separation and ROB s. There is proposal for public transportation
including BRT Corridor, non-motorized transport, Mass Rapid Transit Corridors. Further, as per the URDPFI guidelines infrastructure
plan, utility plan should be provided to indicate the layout of plan of trunk infrastructure
of each infrastructure and utility at a scale of proposed Land Use Plan. In the Bhopal Development Plan the detailed
account of housing provision is being given. We also see that water supply and sanitation
and sewerage detail proposal has been prepared for this. We further see that proposals have been prepared
for solid waste management. We also see Eco-Tourism Management Planning
has been prepared. In the Development Report, Old City and Heritage
Plan Proposal is also prepared. Further we see Special Area Planning is also
prepared through and particularly the Smart City Intervention has been done here. We shall cover this in detail in the later
part of the Course. We further see development promotion rules
and regulations to regulate and develop land use as proposed under the Development Plan
have been given, which we shall see in detail in our last segment of the course. We further see that while we have seen or
gone through all these content, we see that list of scaled maps are to be prepared. The maps which include are the prevailing
situation, existing land use, proposed land use, proposed infrastructure, proposed Special
Purpose Plan. So we have seen range of maps which are to
be prepared for the proposal in this case example. So summarizing, we see that, today, we have
seen what is the intend of the vision and how the vision is developed for the Development
Plan. We also saw what is the content of the development
proposal. We saw from what problems they identify to
the land use and different zones which we were classified and the details of each kind
of transportation to housing and solid waste and all the services have been included. We saw all of this through the case example
of Bhopal Development Plan and we also saw the range of maps prepared. So coming back to the main purpose of the
Development Plan we see that it is a Statutory Document and it guides day to day decision
making process and so that our everyday action or activity align with our larger goal. So we see that here, how through these kind
of proposals and documents we align to the entire development of the city. So for this session these were the references
used. Our coverage was limited with the scope to
make you aware of the topic. There are enormous readings and movies are
available to explore. Few are suggested here, this is not an extensive
list. You may feel free to suggest more from your
experience. Please feel free to ask questions, let us
know about your concerns you have, do share your opinions, experiences and suggestions. Looking forward to interacting and co-learning
with you while exploring cities and Urban Planning, thank you.