Bhuj Am
Bhuj Am
Bhuj Am
The main objectives of the project are clubbed in two groups- Task Oriented and Approach
Oriented.
Task Oriented Objectives:
Updating Cadastral Map through Re-survey (ground survey by DGPS only), and Preparing a
Base Map
Preparing Existing Land Use Map and assessments of existing land use and land development
Conceptual DDP Proposals and Preparing DDP proposals for Submission to State Government
under Section 9 of GTP&UD Act, 1976
Preparation and Publication of the DDP under Section 13 of GTP&UD Act, 1976
Publication of Draft Development Plan and submission under Section 15 of GTP&UD Act, 1976
Preparation of Draft Development Plan for Submission to State Government for Sanctioning
under Section 16 of GTP&UD Act, 1976The approach while undertaking the project and
carrying out the various tasks shall focus on attaining a comprehensive and integrated output.
The overall approach throughout the course of project shall be such that following objectives are
met with.
Improving efficiency and the prospects for further development by means of scientific and
analytical approach.
Improving the quality of natural environs, built environ and living standards of inhabitants across
the project region.
Consuptualise the Infrastructure Development plan and Capital Investment Plan to channelize the
spatial and economic growth.
Preparing strategies that generate revenues for successful implementation of the Plan.
The broad structure of methodology and main activities shall be as presented below.
The consultancy services for the project will broadly include:
Primary and secondary surveys related to urban planning,
Preparation of detailed base maps by adopting GIS and other modern techniques,
Carrying out existing land use survey and preparation of existing land use map,
Assessments required for the identification of environmentally sensitive areas, high potential
areas, underutilized areas etc.,
Broad Land Use Regulations and preliminary urban design guidelines where relevant,
Detailed strategies for implementation of the Master Plan by adopting suitable land development
mechanisms,
Assessing financial requirements, phasing development and organizational structure required for
plan implementation process.
Finalization of Methodology and Work Plan to be adopted, in consultation with the Authority
Transportation Network: National and State Highways, other major roads, railway lines.
Natural Features: Rivers, major streams, forests, hilly and sandy terrain.
Task 2: Updating the Base Map of Project Area
The purpose of preparation of base map shall be to delineate the existing administrative boundaries,
and clearly demarcate the natural and physical features of the Project Area. The updated Base Map
shall also demarcate the spatial spread of built-up, vacant land, scrub land, vegetation cover, land
under agriculture use, forests, rivers, and other water bodies based on the aerial imagery and relevant
secondary data. The details of trunk network of water supply, main power transmission lines shall also
be mapped by studying relevant secondary information.
The preparation of Base Map shall be based on application of GIS. This task shall contain following
activities as represented in table below.
Table: Base Map Preparation
1 Procuring Topo Sheets, Satellite Image, Cadastral Maps, and other relevant maps
2 Applying long-lat and UTM projection to Land Sat Image for geometrical accuracy, Correlating
and Geo-referencing the Topo Sheets and Satellite Image
4 Extracting key features- Administrative boundaries, Natural features like rivers, ponds and
Major Transportation Linkages- from the relevant Maps and Army land
5 Digitization, Mosaicing and correlation of Cadastral Maps with the Image, Updating and
classifying Natural Features- rivers, ponds and Transportation Linkages- roads, railway etc.
7 Digitizing & classifying land cover features- agriculture land, scrub land, vacant land.
Data related to land use, built form and open and green spaces
Data related to status of physical & social infrastructure services and amenities
Data on traffic- regional traffic on highways, traffic in fringe areas, urban areas
Data on Government lands, Army land, lands under process of acquisition, lands given on
lease
Data on land values as per Ready Reckoner Rates and market prices
Details of sanctioned Master Plan and Development Control Regulations presently in force in
and around Project Area, along with modifications if any.
Apart from collecting data from various secondary sources moreover, following activities shall also be
undertaken to have a refined understanding and assessment of existing situation.
1. Photo Documentation
The Project Team will conduct a photographic documentation at various critical points such as major
developed zones, degraded drains and water bodies, major bottleneck areas, traffic congestion areas,
intersections, commercial areas, and unplanned development within the project area.
2. Focus Group Discussions
The Project Team shall carry out focus group discussions in the project area. These discussions will be
conducted with local residents, planning authority executives and other stakeholders with an aim to take
stock of the status and availability of services in the area.
3. Think tank meetings with officials
A series of consultation meetings are proposed to be held with the officials of BHADA, CTP, DILR,
various NGOs, respective Taluka/Village level agencies, and other concerned planning authorities
regarding the Development Plan, to identify and solve the technical gaps in the plan and implementation
process.
There are major four features to be identified and adopted in the land use preparation of the study area.
These are- Physical Features, Natural features, Land cover and Land use. These features are further
subdivided into number of layers and categories. Following is the list of each one of this and the
classification adopted for land use preparation.
Table: Land Use Classification Categories
1. Physical Features - NH, SH, Major roads, Bridges, Railway, Canals, Dams, Tanks
3. Land Cover - Agriculture- sawn area, Fallow land, Scrub open, Wetland, tree cover
4. BUILT LAND USE - Residential, Commercial, Mix/ Multiple use, Industrial, Vacant areas, Parks/
Gardens, Hotels, Recreational, Public Amenities, Govt. establishments, Educational & Health
Facilities, Socio-cultural and Civic facilities, Public Utilities, Transportation Facilities.
Reference Example:
Existing Land Use Maps for various pockets (to be compiled together to prepare the map for the whole
project area)
Output: BASE MAP AND EXISTING LAND USE MAP WITH REPORT
Various components of physical infrastructure to be studied and analyzed are: Road, Railways, Water
supply, Solid Waste management, Sewerage & Sanitation, Strom Water Drainage Transportation and
Power supply.
Land Potential Analysis: The Land Potential Analysis will be executed in order to identify the
potential areas for development under different land uses. The Parameters considered for evaluation of
the project area would be: connectivity (major/minor road analysis), proximity to existing urban centers
and village sites, proximity to existing industrial areas, land/property values etc.
All these assessments and findings will form very significant basis for developing the vision statement,
strategies, and proposals of the Master Plan.
Task 6: Draft Master Plan/ Land use Plan and Draft Development Control
Regulations Section 9 of GTU&PDA Act 1976
A. VISIONING EXERCISE, PROJECTIONS, PROGRAM BRIEF
1. Visioning Exercise
The visioning exercise will be carried out, in consultation with the Authority, in order to identify the
triggers and future scope for development of the area. Based on this, the proposal will be framed for the
formulation of the Draft Development Plan.
2. Future Projections and Growth Scenarios
The Future Projections in terms of population, employment, migration etc will be done for the horizon
year, based on the past trends and similar cases or models. For projecting the population, apart from
conventional methods, Share & Shift/Ratio Method shall also be adopted.
3. Program Brief
Based on the visioning exercise and the future projections, a program brief will be prepared for the
project area. This will identify amount of area to be promoted for development, envisage allowable
density levels, and clearly define the area to be demarcated under various specific land uses.
Proposal will be formulated to provide adequate infrastructure in term of proper connectivity and
efficient public amenities to the existing settlements, and new development areas proposed within the
project area. The draft master plan will also outline the proposals for land utilization based on land
capability.
Land use zoning will also be done for the project area. The Development Control Regulations for each
such land use zones shall also be formulated. Important aspects of DCR like Uses permitted/restricted,
FAR/FSI, and building height shall be defined for each land use zone.
This task shall focus on following activities:
Evolution of the program brief by incorporating the findings of the Existing Situation Analysis
and population projections and the existing land utilization.
Preparation of proposed transportation network maps with major & minor road networks,
pedestrian systems, routes for mass-transit, etc.
Defining areas proposed for urbanization and sprawl, peri-urban areas, conservation zone,
restricted development zone, to control differential development across the project area.
Demarcating residential, commercial, public/semipublic zones, work & activity nodes, within the
urban areas, and areas proposed for urbanization and satellite towns.
Detailed designation of land for various public purposes like schools, health institutions, cultural
institutions, open spaces, playgrounds, areas for water harvesting etc, sites for services
industries, mining & quarrying, industrial estates, communication networks etc.
Proposals of various infrastructure networks (water supply, sewerage, storm water drainage,
transport etc.) by integrating Master Plans prepared by sectoral functional agencies and line
departments.
Incorporating the modifications finalized in consultation with the Authority u/s 14 of GTP&UD
Act 1976
Pre p a ra tion of d ra wing s a nd d ocume nts for 2 nd Pub lica tion a s p e r p rovisions of Se ction 1 5 of
GTP&UD Act 1976 in consultation with Appointed Town Planning Officer of Planning Authority
In addition to Plan and DCR, an efficient land development mechanism is very important to bring such
Master Plan proposals to the level of implementation. Innovative strategies/mechanism shall be
suggested to make the Authority earn revenues to meet part or whole of the costs to be incurred while
implementation of the Plan.
The Master Plan shall also be accompanied by phasing plan and for implementation purpose. This will
help in optimizing missing infrastructure, and enable the implementing authority to carry out the
implementation of the Master Plan in an effective manner.
Lastly, the Final Development Plan (Proposed Land Use), DCR, Report, and other required documents
shall be framed in form of Statutory Maps/Documents, in consultation with the Authority, as required
under the relevant law/Act.
8 Initiation of Field survey for existing land use and other relevant information
24 Proposed Land use zoning with designated land for public purpose and DCR
2.1 INTRODUCTION
Bhuj city is the administrative headquarter of Kachchh District, the largest district of Gujarat in terms of
geographical area. It is located in north-west part of Gujarat at a distance of around 400 Km from
Ahmedabad and Gandhinagar, the state capital. Being centrally situated in the district, and second
largest city of Kachchh, Bhuj is of strategic importance for development of the region. Bhuj is well
connected with other cities of Kachchh and Gujarat by road and rail. It serves as an important centre for
trade and commerce for the region.
The coastline of Gulf of Kachchh has been recognized as an important geography for international trade.
Several ports having high significance at regional and national level are located here, and the shoreline
still offers huge potential for further such developments of port and port-led economic activities. Kachchh,
recently, is also being explored and established as a unique tourism experience through initiatives of
Gujarat Tourism. There are huge investments made and under way towards development of industrial and
regional infrastructure, both from public and private sector. Thus, the city of Bhuj shall witness plethora of
opportunities and challenges in coming times.
The city is administered by a Municipal body, while the planning and development is regulated by Bhuj
Area Development Authority (BHADA) which was established by Govt. of Gujarat following the
devastating earthquake in 2001. The municipal body spreads over an area of around 19.60 sq.km. and
accommodate a population of around 1.47 lacs as per Census 2011. The jurisdiction of BHADA
admeasures around 56 sq.km. (including the Municipal area), and have a population of around 1.87
lacs (including the population residing in Municipcal area) as per Census 2011.
BHADA consists of area under Bhuj Municipality, Mirzapar village, part of Madhapar village and part of
Bhuj village. The central areas in and around the Walled City are intensively developed compared to
other areas. The Walled City Area, Bhujiyo hill with fortress looking down the city, and several lakes
including Hamirsar Lake in the central part of the city are some characteristics features of Bhuj.
Bhuj is a picturesque and historic city dotted by palaces, lakes, havelis in addition to the walled city and
fortress built on a hill. While the areas around the Municipal area have witnessed development in recent
past, there are vast areas towards periphery not developed for urban activities yet.
The first Development Plan for Bhuj was prepared in 1976 by the Town Planning and Valuation
Department, which covered an area of around 13.58 sq.km. There were no planning exercises carried
out after that till 2001. In 2001, following the devastating earthquake of unprecedented intensity, Govt.
of Gujarat notified Bhuj Area Development Authority (BHADA) under the Gujarat
Town Planning and Urban Development Act (GTP&UD Act), 1976. The jurisdiction of BHADA spread over
an area of 56 sq.km. The Draft Development Plan-2011 was prepared for the area under BHADA, and
submitted to State Govt. as per the provisions of GTP&UD Act, 1976 in 2001.
As per the Gujarat Town Planning and Urban Development Act (GTP&UD Act) 1976, Bhuj Area
Development Authority (BHADA) is entrusted preparation, implementation and revision of the Development
Plan of area under BHADA. It is now required to revise the Development Plan-2011 as per the provisions
of GTP&UD Act, 1976.
BHADA is now expediting the process of Preparing the Revised Development Plan for BHADA- 2025, and
wish to appoint technical consultant to avail professional services for the same.
2.2 PROPOSED OVERALL VISION
Residential Development
2. Encourage development in areas where public capital expenditures, service costs and environmental
constraints are minimal.
4. Establish land use criteria that will minimize conflicts between residential lifestyle options and land
intensive employment opportunities.
5. Identify areas with the least environmental constraints and most favorable infrastructure capability as
growth centers over the next 20 years.
6. Improve roadways & other access; promote public/social services & compatible commercial
development.
7. Establish the availability of adequate transportation, utility, recreation and public services infrastructure
as criteria for all changes in land use.
8. Utilize existing infrastructure more efficiently by encouraging subdivisions to locate in identified growth
centers.
10. Encourage open space and natural area provisions within subdivisions.
Assure the provision of adequate infrastructure (water, sanitation, roads) and services (police, fire,
parks, schools, cultural) to protect and promote the health, safety and welfare of the local residents.
Maintain the beauty and integrity of the natural environment and heritage buildings.
Economic Development
Combine and optimize the objectives of providing for economic opportunity, maximizing the use of
existing infrastructure, protecting the environment
Support employment choices with the potential for increasing the per capita income of regions local
residents.
Identify appropriate sites for the development of local and regional commercial centers
Innovative land development mechanism within the available Civilian use land parcels to generate
financial resources for entire project area.
The Master Plan for the BHADA is proposed to be formulated in coherence with the existing physical and
environmental determinants.
1. Linkages & Connectivity - within the region and outside to its environs
2. Proposed Land use Zones - as per the Hyderabad Metropolitan Master Plan
3. Existing Developments Coherence between historic areas, old town and new town
The Environmental Determinants to be considered in the preparation of the Development Plan are:
1. Existing Water bodies/ river channels/ canals etc in and around the region
Any more environmentally sensitive areas identified during the surveys and site analysis will be added
consequently. Adequate buffers are proposed to be kept to protect the environmentally sensitive areas.
The Proposed Conceptual Layout is formulated in coherence with the other regional proposals.
The synthesis of site studies, land suitability analysis and population/ employment projections is seen in
the form of the proposed Conceptual Development Plan for the Project Area. Certain principles have been
the guiding factors in the Conceptual Development Plan formulated here. These Design Principals, have
been laid down with a view to achieving the vision of self-sustaining integrated development for the
Project Area. These are briefly stated below.
Sustainable and Integrated Development are defined as the key word for the development of the Project
Area. Simultaneously ecological sustainability would also be considered as a major design criteria. The
development also implies good education, health, and provision of adequate and good infrastructure and
civic amenities to the residents of Bhuj City. The sub-section ahead would elaborate the guiding factors/
principles in the course of designing the Conceptual Development Plan for the Project Area in order to
achieve the above stated vision.
Walk to Work
An equitable environment
Based on the programme brief and with the design principles in perspective, the concept plan has been
made to test the workability and feasibility of achieving the project objectives. The concept plan has
helped arrive at some physical manifestations of the vision and programme brief proposed for the project
area. The main goal of the concept plan has been to create a logical and efficient road network and
integrate the natural features.
Low Rise Medium Density Development
Grid-Iron Pattern
Modular Development
The Open Green area network provided along major roads weaves
through the proposed built form to be approachable by all residents
of the region. These Open spaces network acts as breathers to the
high activity and density zones, especially along the central spine.
Activity Zones
The envisioned major activity belt (central spine) will serve as the
main artery, supported with the cross axis of commercial/ retail and
office blocks. The commercial spine will also have a wide green belt
in the middle, forming a linear park along the entire stretch of the
spine.
The Built form of the project area is proposed with overall medium
density at town level and high rise high density structures along the
central spine and low rise low density around the open space. The
buildings facing this green belt are envisaged to be of lesser density
than the road facing commercial/ office buildings. The green facing
buildings might be of institutional nature, like art galleries, convention halls or museums.
The Central Spine: Commercial Development
The idea is to create a dynamic open space belt in the middle with
various recreational and leisure activities. The entire spine is
envisaged to form the core of the region, with large public spaces
supported by shopping malls, theatres, libraries and other
institutional buildings.
B) Transit Oriented Development FSI linked with Plot Size, Margin and Proposed
ROW
FSI GR. FLOORS BLDG HT.
COV. (%)
P R O
F Cyberabad: Proposed FSI Variations
F
F
Land Pooling Japan, South Korea, For Amenities and Cumbersome Lengthy
Taiwan, Western Public Buildings Procedure
Australia
Purchase through Maharastra, Takes Less Time Difficult to Apply for Large
Negotiation Tamilnadu, Rajasthan, Project
Jammu and Kashmir
Transfer of Development Mumbai, New Jersy, Win Win Situation for Depends Upon the Real
Rights Chicago, Virginia, All Estate Market for Success
Montgomery