SERIES - 1, PLANNING

VOLUME - 5

Population Projection,
Landuse Forecasting,
Town Planning Norms and Standards

Institute of Town Planners, India

Haryana Regional Chapter
Panchkula
 Preface
The organic growth of towns without any planning for the future leads to deficiency in facilities,
services and utilities. As the population increases, the streets become narrower for the movement of
ever increasing traffic. Therefore, there is a dire need to foresee the population growth and the
resultant requirement of facilities, services and utilities so as to overcome the difficulties which are
normally associated with unplanned organic growth of towns. The economic development and
change of land values over a period of time results into the inter mixing of non compatible land uses
which needs to be regulated by land use zoning in the development plans to achieve better habitable
environment. The present study is an attempt to facilitate the town planners and practitioners to
achieve a balanced and healthy urban development.

Over 100 towns have been examined in the study to arrive at suitable techniques and proposals. The
study examines and proposes methods of population projection, land use forecasting and
rationalization of town planning norms, their relation with each other. It has zeroed down to specific
planning recommendations and suggestions for the Indian towns and can serve as a quick reference
book of urban planning.

I am thankful to Sh. Raj Vir Singh for his guidance as a research guide and all the members of ITPI HRC
who have made valuable contributions to this study. I am also thankful to Ms. Rajdeep Kaur and Ms.
Gurpreet Kaur, Research Associates of HRC for their outstanding work.

(Nadim Akhtar)
Dated: 22.03.2018 Chairman, ITPI-HRC
Panchkula.
 CONTENTS

Chapter No. Title Page No.

1 Introduction 1-3
1.1 Concentric and Scattered Spread 1
1.2 Ribbon Development 2
1.3 Satellite Towns 2
1.4 Scope 3

2 Estimating Population 4-12

2.1 Important Uses of Population Projection 4
2.2 Types 5
2.2.1 Total Projections and Regional Projections 5
2.2.2 Forward Projections and Backward Projections 5
2.2.3 High, Medium and Low Projections of Population 5
2.3 Methods 6
2.3.1 Component 6
2.3.2 Mathematical 7
2.3.3 Employment 9
2.3.4 Ratio 9
2.3.5 Migration and Natural Increase 10
2.3.6 The Cohort – Survival 10
2.3.7 Matrix 11
2.4 Limitations 11

3 Landuse Forecasting 13-34

3.1 Land Use Change Model 13
3.2 Activity Weighted Technique 13
3.3 Density Saturation Gradient Method 14
3.4 Projective Land Use Model 14
3.5 Computer Aided Land-Use Transport Analysis System 14
3.6 The Leeds Integrated Land-Use/Transport Model 15
3.7 Land Use Demand & Supply Analysis 15
3.8 Categorization of Land Uses 17
3.9 Gross Density 19
3.9.1 High Rise Versus Low Rise 19
3.10 Major Land Use Forecasting 27
3.10.1 Residential 28
3.10.2 Commercial Land 33
3.10.3 Industrial Land 33
3.10.4 Public/Semi-Public 34
3.10.5 Parks and Open Spaces 34
4 Conclusion 35-38

References 39-40
Annexure 1 – Classification of Use Zones i - iii
Annexure 2 - Comparative Analysis of URDPFI standards and iv -v
Proposed Gross Density in Haryana towns
Annexure 3 - Comparative Analysis of URDPFI standards and vi - viii
%age of different Landuses in Haryana towns
Annexure 4 - Space Standards Recommended/Followed by ix-xxii
different agencies
Annexure 5 - Growth rate of towns – Haryana xxiii-xxv

LIST OF FIGURES

Figure No. Title Page No.

1.1 Concentric Spread 1
1.2 Concentric Spread of Ahmedabad 2
1.3 Concentric Spread of Bangalore 2
1.4 Linear Development 2
1.5 Finger Plan of Copenhagen 2
1.6 Satellite Towns 3
1.7 Satellite Towns Around Delhi 3
3.1 Vertical Development Reduces Car Uses and People can Walk or 22
Use Bicycles
3.2 Horizontal Development Makes People to Depend on their 22
Private Vehicles
3.3 Motorization and Urbanization Trends in India 22
3.4 Example of Highly Polluting Indian Towns 23
3.5 High Rise Apartments 25
3.6 Horizontal Development 25
3.7 Maximum FAR/FSI 27

LIST OF TABLES

Table No. Title Page No.

2.1 Population Projection Gurugram 2021 and 2031 8
3.1 Land use Demand for the Urban Land uses 16
3.2 Land use Allocations in Urban Centre’s of Various Population 18
Sizes
3.3 Existing Percentage of Land use in Cities and Towns 18
3.4 Developed Area Population and Average Densities 19
3.5 Cost of three Types of Building Foundations in Different Seismic 23
Zones
3.6 A Comparison Showing Vertical Development and Horizontal 26
Development
3.7 Land use Structure for Developable Area in Urban Centers 27
3.8 Recommended Population Threshold, Plot Area and 29
Accessibility for Public Services/Facilities
3.9 Recommended Typical Sector Planning 32
3.10 Details of Areas – Residential Sector Planning 32
3.11 Broad Percentage of Land under Various Uses 34
4.1 Growth Rate of Gurugram Town (2001-2011) 36
 CHAPTER – 1
INTRODUCTION

Since the dawn of civilization, human beings have started living a sedentary life which ultimately
led to the emergence of villages and towns. These settlements started growing in size due to
natural increase in population (i.e. birth minus death) and also due to immigration from other
settlements. The bigger settlements called towns are like living organisms which grow with the
passage of time and their growth needs to be planned. Normally, when the town grows without
any plan or regulation it results into a low density unplanned urban sprawl and when the growth
potential of this area increases, the population density also increases resulting into total
mismatch between the services, utilities and the requirements of the population. In many cases
the urban sprawl results into wastage of precious fertile agricultural land which needs to be
curtailed by systematic planning for high density and high rise buildings. The availability and
cost of land determines the form of development and construction of low rise or high rise
buildings. The land values are usually higher along the transit routes and in the Central Business
Districts (CBD) whereas the outer areas of the towns have low land values and therefore,
characterized by low rise / density urban sprawl.

Therefore, in planned urban development, conscious decision needs to be taken regarding the
form of urban development, planning norms/standards and the pattern of residential densities
to arrive at the optimum level of vertical and horizontal expansion of town.

The growth in population of towns is reflected on the ground by spatial expansion of towns,
which can be planned in the following three ways:

1.1 CONCENTRIC AND SCATTERED SPREAD

There is all round growth of the town around a settlement

or nucleus as shown in the figure 1.1. This is the natural
growth pattern of the towns expansion where there is no
physical constraints to restrict the urban expansion. This
form includes planning for the existing leapfrog and poly
nucleus development also. An example of this simple out
Figure 1.1: Concentric spread

1

w
ward
d ciircu
ularr form of plaanning
g is Ahmeedaabad
d and Bangaalore aas ssho
own
n in fig
guree 1..2 aand 1.3
3. Such
h
to
own
n norm
mallly ssuffferss fro
omm im
mpro
opeer h
hou
usin
ng, con
nceentrration of peoplle in
n th
he heaart of tthee to
own
n,
co
ong
gesstion o
of th
he ttrafffic and
d accid
den
nts..

F
Figu
ure 1
1.2:: Con
ncentriic sp
prea
ad o
of Ah
hmeedabad
d Fig
guree 1.3
3: Co
onccenttric sspreead of B
Ban
ngallore

1.2 R
RIB
BBO
ON DEVELOPM
MEN
NT

The tow
wnss caan gro
ow alo
ong the m
major ttran
nsitt ro
outee w
whicch
iss po
opu
ularly ccon
nsid
dereed aas a traanssit o
orieenteed devvelo
opm
ment
becaause the exp
pan
nsio
on relies heaavilly o
on tthee traanssit rroute
ass in
ndiccateed figuree 1.4
4. TThee fin
ngeer p
plan
n off Co
opeenh
hagen is
an eexam
mpple of tthiss fo
orm
m off plannin
ng iin w
whiich the spacce
betw
weeen tthee lin
ness off lin
neaar d
deveelo
opm
men
nt h
has alsso b
beeen
Fig
guree 1.4
4: Liinea
ar D
Deveelop
pmeent
filled
d up as sh
how
wn in thee fig
gurre 1.5. This fform
moof plan
p nnin
ng
leeads to
o liineaar d
devvelo
opm
men
nt w
when thee trransit rou
utes are
faar aapart. No
ormallyy, aall typees o
of b
buildin
ngss crreep
p in
n at th
he
frrontag
ge, such as sccho
oolss, ffacttories, bu
us sto
ops,, p
petrrol
pum
mps, th
heaatrees, comm
merrciaal ccom
mplexees etcc. w
with
h n
no
reegaard to zon
ning
g reegu
ulattion
ns. TThiis kkind
d off deevelop
pmeent is
Fig
guree 1.5:Fiingeer plan of C
Cop
penh
hageen
not ssuittab
ble ffrom
m trafffic aand
d transspo
orattion
n po
oint off vieew.

1.3 S
SAT
TEL
LLIT
TE T
TOWN
NS

Therre h
havve beeen atttem
mptts to rregulaate thee g
grow
wth
h aand exxpaansiion off to
own
ns by deeveelop
ping
g
saatellitee citiess ass sh
how
wn in ffigu
ure 1.6
6. How
weveer, thee po
opu
ulattion
n off a gro
owing tow
wn can seeldom
m bee

2

diveerted in this m
manneer. A nu
umb
berr of ssateellitte ttow
wnss havee b
beeen creeateed in India siincee
ndeependeencce, succh aas M
in Marrimaalai neear Chenn
nai, an
nd N
Navvi M
Mum
mbaai n
near Mum
M mbaai.

A
Anottheer eexam
mple o
of D
Delh
hi iss sh
how
wn in ffigu
ure 1.7
7. Th
herre aare urb n ceenteers perrforrmiing thee seervices
ban
of saatelllitees, ee.g.., Ghazziab
bad
d, N
Noid
da aand
d Gu
uru
ugraam (Gu
urg
gaon). Evventtuaally succh ssateellitte ttow
wns geet
m
merg
ged
d with
w thee m
main
n to
own
ns.

Fig
guree 1.6
6: Sa
atelllitee Townss F
Figu
ure 1
1.7: Sattellitte to
own
ns arou
und D
Delh
hi

1.4 S
SCO
OPE
E

The stu
udyy exxam
minees aand
d prrop
posees, meetho
odss off po
opu
ulattion
n projeecttion
n, laand
d usse fforeecastin
ng and
d
raatio
onalizaatio
on o
of ttow planniing no
wn p orm
ms, theeir relaatio
on witth eeacch o
otheer, witth a viiew o arrrivee at
w to
greaaterr ob
bjecctivvity in urb
ban
n plaann
ning
g.

This rep
porrt criticcallly eexamin
ness th
he tow
wn p
plan
nning praactices fo
ollo
oweed iin Indiia eespeciallyy Haaryyanaa
and arrrivees aat suitaablee m ds of pop
metthod on pro
pulatio ojecctio
onss, laand usse fforeecasstin
ng aand
d no
orm
ms aand
d
sttandarrds wh
hich
h arre h
han
ndy to usee an
nd ccan
n bee reeferrred
d to
o byy th
he ttow
wn p
plan
nneers in p
practicce.

3

 CHAPTER – 2
ESTIMATING POPULATION

Planners use various methods and tools for “predicting” the future which involves data of
population as they are the ones for whom planning is done. They are concerned with population
projections which form the basic framework for setting targets expected to be achieved within a
specified time-frame, be it for land use, services or facilities etc. Most of the important decisions
about land uses and services are derived from population estimate which are detailed as
following1.

2.1 IMPORTANT USES OF POPULATION PROJECTION

1. Development planning of cities, housing, employment etc.

2. Projection of labor force for estimating the future production of goods and services.

3. Population projections by age for requirement of future school enrolments etc.

4. Population projections for estimating the future demand for food, power, water, transport
etc.

5. Projections of the future age and sex composition of the population for estimating the
incidence and prevalence of various diseases and planning for the number of hospitals,
hospital beds and specialized facilities as well as training programmes for medical specialists.

6. Future consumption requirement of various goods and services by the population, obtained
from the projection of population by age and sex, in different socio-economic strata. For
example, the future demand of feeding bottle for children will depend on the projected
number of children in future.

The need for population projection in India by different components like age, sex, rural-urban
etc., for use by the official agencies, both at the centre and the states, was keenly felt in 1958 on
the eve of the formulation of the Third Five Year Plan. Being the second most populous country
in the world, the size and growth of India’s population have remained a matter of great interest
not only to India but to the outside world also. Different population projections at the country


1
Shubham (2014), Article on Population Projection, Planning Tank retrieved from https://planningtank.com dated 12th
August, 2017
4

level are made by the government, national and international agencies from time to time. In
addition, individual demographers make their own projections for the country as a whole, and
sometimes, at the sub-national level also. The important international agencies which make
population projections for the world as a whole and for the individual countries are the United
Nations Population Division; the World Bank; and the United Nations Population Fund (UNFPA);
etc2.

2.2 TYPES

Population projections are of various types which are as following3:

2.2.1 Total Projections and Regional Projections:

Projections made for the whole country are called total projections. When projections are made
for a region, state or province, district or ethnic group, they are called regional or sectoral
projections. Total projections are easy to make as compared to regional projections. This is
because present and past data about birth and death rates and internal migration are not easily
and accurately available at the regional level.

2.2.2 Forward Projections and Backward Projections:

All projections that are based on past data are called forward projections. However, in certain
exceptional cases, projections are made about the past population. These are known as
backward projections. Backward projections are made where population census has not been
done or to check the correctness of past population data.

2.2.3 High, Medium and Low Projections of Population:

Population projections are made on the basis of certain assumptions relating to birth rate, death
rate and migration which have also been categorized as follows.

If it is assumed that the birth rate is high, death rate is low, immigration rate is high and
emigration rate is low, it is high projection rate of population. Such a projection is for less
developed countries that are passing through the demographic transition stage.


2
Census of India (2001), “Report of the Technical Group on Population Projections constituted by the National
Commission on Population”, Office of the registrar general & census commissioner, India.
3
 S. Divisha, “Article on Population Projections: Meaning, Type and Importance”, retrieved from
http://www.sociologydiscussion.com dated on 12/0802017.
5

If it is assumed that there is medium increase in birth and death rate and medium increase in
immigration and emigration rate, it is known as medium rate of population projection. Such a
projection shows a medium increase in the growth rate of population due to the success of
family planning and health services. Projection of this type is useful in fast developing countries.

If it is assumed that both birth and death rate are high and both immigration and emigration
rates are also high, it is low projection rate of population. Such a situation exists in very
backward poor countries such as in Africa.

Low projection rate of population is also suitable for developed countries on the assumptions
that there are low birth and death rates and both immigration and emigration rates are also low.

2.3 METHODS

In the calculation of projection, the time period and the base years are very important. There are
several methods used in the calculation of projection. This section of the chapter describes the
various methods and approaches involved in population projection by different organizations
and scholars4.

2.3.1 Component

The component method of population projection basically refers to the projection type where
there is the separation of the three components of population change namely, mortality, fertility
and migration. These components are projected and applied to the base population in order to
obtain projected population at future points in time.

This method was used by a technical group constituted by the National Commission on
Population (NCP) under the Registrar General, India to work out population projections for India,
States and Union Territories up to the year 2026. This method was applied for States having
population of 1 crore or more during 2001 Census. The exceptions to this were Himachal
Pradesh and Uttarakhand5.

1. Advantages
a) The method is crucial for planning exercise since it takes future population change into
account and can be designed to satisfy basic needs of certain segments of the population.

4
Shrivastava O.S. (1994), “Demography and Population Studies”, Vikas Publishing House Pvt. Ltd.
5
 Town and Country Planning Organization (2015), Urban and Regional Development Plan Formulation and
Implementation Guidelines, Ministry of Urban Development, Government of India.
6

b) It attempts to take proper accounts of the component of the population change and also of
available information as to their trends in the past.
2. Disadvantages
a) The method merely provides an estimate of what will be if the components of population
change takes the course specified in the assumptions.

2.3.2 Mathematical

The basic mathematical methods, involve the charting of past and present population data for
the determination of "trends" and the projection of these present population trends into the
future. These are simple or direct methods of estimations based on the past population records.
This model is used by different organizations such as Census of India, URDPFI (Urban and
Regional Development Plans Formulation and Implementation) Guidelines, American Planning
Association and International Union for the Scientific Study of Population. The mathematical
models of population projection, such as arithmetic, geometric and Incremental Increase are
adopted by Amritsar Master Plan- 2031 and City Development Plan for Allahabad, 20416. These
projections are discussed as follow.

1. Arithmetic Increase

In this method, the average increase in population per decade is calculated from the past census
reports. This increase is added to the present population to find out the population of the next
decade. Thus, it is assumed that the population is increasing at constant rate. Therefore,

Population after nth decade will be Pn= P + n.C

Where, Pn is the population after ‘n’ decades and ‘P’ is present population and C i.e., rate of
change of population with respect to time is constant. This method can be used for short period
projections if the conditions are fairly static.

2. Geometric Increase

In this method, the percentage increase in population from decade to decade is assumed to
remain constant. Geometric mean of increase is used to find out the future increment in


6
 Town and Country Planning Organization (2015), Urban and Regional Development Plan Formulation and
Implementation Guidelines, Ministry of Urban Development, Government of India.

7

population. Since this method gives higher values and hence can be applied for a new industrial
town at the beginning of development for only few decades.

The population at the end of nth decade ‘Pn’ can be estimated as:
Pn = P (1+k)n
Where, k = Geometric mean P = Present population n = no. of decades.
3. Incremental Increase

In this technique, the average of the increase in the population is taken as per arithmetic method
and to this, is added the average of the net incremental increase, one for every future decade
whose population figure is to be estimated. In this method, a progressive increasing or
decreasing rate rather than constant rate is adopted. Mathematically, the hypothesis may be
expressed as:

pt = p0 + n*k + n (n+1)/2*a
Where, pt = population at some time in the future, p0 = present or initial population, k = rate of
increase for each decade, a = rate of change in increase for each decade, n = period of projection
in decades.

4. Graphical

In this method, the populations of last few decades are correctly plotted to a suitable
scale on graph. The population curve is smoothly extended for getting future population. This
extension should be done carefully and it requires proper experience and judgment. The best
way of applying this method is to extend the curve by comparing with population curve of some
other similar cities having the similar growth condition.

An example of the population figures for Gurugram derived from the above methods are
illustrated in table 2.1.

Table 2.1: Population Projection Gurugram 2021 and 2031

Methods 2021 2031

Arithmetic Increase Method 1148400 1410280
Geometric Increase Method 2038994 4689686
Incremental Increase Method 1459746 2344318
Average 1549047 2814761
Note: The graphical method has not been applied due to wide variation in the population figures of 2001 and 2011 which could
not be compared with any town having similar population structure.
8

It can be seen from the above table 2.1 that arithmetic increase method of population projection
estimates the population at the lower side whereas the geometric increase method of
population projection estimates population on the higher side. They lay down the higher and
lower limits of expected population. In such cases, the average of all form of population
projection can be considered after due diligence and cross-checking with the local municipal
authorities.

The mathematical projections have their own limitations which are as follows:

1. The projection is done on the self-evident assumption that the demographic projection of
the future is based on the growth rate of the past and that the prevailing situation will
remain in the future too.

2. It ignores the past and future socio-economic changes which affect population growth
significantly.

2.3.3 Employment

This method is described in the URDPFI Guidelines. This method assumes that there is a very
strong inter-relationship between population and employment and indicators such as worker’s
population can be correlated with total population to yield extrapolated information. This
method’s reliability is low and should not be used for long range population forecasting.

2.3.4 Ratio

This method is described in the URDPFI Guidelines and is based on the assumption that changes
in any geographical area are a function of those experienced in wider area. Thus population of a
city is held to be a function of the region and region itself is a result of the function of nation.

In this method, the population of the second largest area (e.g. the region) is plotted against that
of the parent area (the nation). A curve is obtained by fitting it on the two points. Thereafter, it is
extrapolated, by least square/graphical/other method, to estimate the projected value for the
parent area for the target year. The requirements of such projections are time-series of
populations for the areas to be used in the analysis and a forecast or sets of forecast for the
larger area.

9

These methods are weaker for longer periods and smaller areas, but are useful for quick
forecasting for middle range (10-15 years) for areas not less than a whole metropolitan area or a
city region.

2.3.5 Migration and Natural Increase

This method is described in the URDPFI Guidelines and adopted by the Master Plan for Delhi -
20217. This method enables natural and migratory changes to be handled separately. By
examining past data on net migration rates and by attempting to relate these to economic
conditions, particularly to the demand for employment in the study area, it is possible to adopt
varying assumptions about the pattern of future migration. A set of programs of future natural
change is developed either by subjective projection of past maximum and minimum migration
rates or by using migration data from projections produced nationally or regionally. The essence
of the method is to begin with the starting date population, add the estimated migratory
population figured to produce the next figure (A). Natural change in population is then added to
the projected figure (A), thus completing one cycle of the projection giving a figure (B). The
process is then repeated until the end of the projection period giving a figure (C). Cycle of
projection could be any convenient period; example 5 years or 10 years or more.

This projection method uses total population, but age and sex structure is not considered. Thus
changes in death and birth rates, which might result from changing age/sex structure cannot be
seen and acted upon. Neither future estimates of school age population and numbers of women
of working age can be made. Still migration and natural increase method does reveal the
possible sequence and the main elements of change.

2.3.6 The Cohort – Survival

The Cohort – Survival projection method is proposed / described by URDPFI Guidelines, United
Nations8 and World Bank. It is a method for forecasting what the future population will be, based
upon the survival of the existing population and the births that will occur. This method can be
applied for any period of time but typically it involves five year steps.


7
 Delhi Development Authority (2007), “Master Plan for Delhi -2021”, Published by Delhi Development Authority,
New Delhi.
8
United Nations (1955), “Manuals on Methods of Estimating Population”, Department of Economic and Social Affairs,
Population Branch.
10

Cohort – component models are so called because they divide the population into cohorts and
model on the demographic components of change such as fertility, mortality and migration –
affecting each of the cohorts. Cohort indicates the generational group e.g. 0-9, 10-19 and so on.

The cohort component method is used when population projections by age and sex are needed
for 5 years, 10 years or longer periods of time. This projection tool allows planners to examine
the future needs of different segments of the population including the needs of children,
persons in the labor force and the elderly. It also allows planners to project the total size of the
population. The results can be used in all aspects of local and regional development plans.

2.3.7 Matrix

This method is described in URDPFI Guidelines9. The method follows the logic of the cohort-
survival technique. The initial age and sex distribution is similarly represented as a column sector
but the incidence of births and deaths is handled by means of a ‘survivor ship matrix’ which
operates on the original population to age the population through successive time periods,
simultaneously performing the calculations of births and deaths.

2.4 LIMITATIONS

Population projections are often incorrect. The following are the common errors, difficulty and
limitations of population projections10:

1. Wrong assumptions: The projections are bound to be incorrect when the mathematical and
growth component methods are based solely on past trends and wrong assumptions. Very
often high decadal growth rate may not reflect the overall prosperity or economic
development or growth potential of a town because additional adjoining area, having dense
population, was added to the town.

2. Estimation of mobility of labor. It is not possible to estimate correctly birth rate, death rate
and migration rate due to the mobility of labor, especially in a developing economy. With
development and structural transformation, there is large scale mobility of labor within and
outside the country which cannot be projected correctly even for a short period.


9
 Town and Country Planning Organization (2015), Urban and Regional Development Plan Formulation and
Implementation Guidelines, Ministry of Urban Development, Government of India.
10
 S. Divisha, “Article on Population Projections: Meaning, Type and Importance”, retrieved from
http://www.sociologydiscussion.com dated on 12/0802017.
11

3. Fertility theories of “Comparative Statics”. A model requires dynamic and unconditional
models for population projection. Demographic literature mostly uses fertility data for “cross-
sectional comparisons “where as forecasters require “longitudinal sequences”. Cross-
sectional data and the comparative statics about fertility cannot be used for other times and
places, certainly not for future times11.

4. Biological, socio-cultural and economic hypotheses about fertility. A projector cannot

statically know which theory to trust and more importantly does not know to what extent
they will change the fertility, mortality and migration rates over different years.

5. Age-Sex Structure: Population projections may turn out to be wrong during the
demographic transition stage because it is difficult to estimate correctly the age-sex
structure of the population.

6. Condition change: Demographic projections are like weather forecasting. Like weather, they
are based on conditions and if conditions change during the projection period, they may be
incorrect. For example, failure of crops due to adverse climatic conditions, sudden burst of
inflation may emerge and the projector may find it difficult to gauge their impact on various
variables affecting population change.

Despite limitations population projections will continue to be made because everyone needs
them. The planners need them, the governments, administrators, industrialists, and
businessmen need them. Projections have failed many times but they must succeed.


11
Shrivastava O.S. (1994), “Demography and Population Studies”, Vikas Publishing House Pvt. Ltd.
12

 CHAPTER -3

LAND USE FORECASTING

After assessment of the projected population of the towns, the land use requirements for the
projected population are estimated. The assessment of the land use requirements cannot be
devoid of the land use policy of the state and central government on land preservation etc. The
assessment need to be objective and land should be treated as a perishable resource and
therefore planned with at most care and diligence. There are many techniques and methods by
which future land requirement for limited purposes and area can be assessed. But, there are very
few attempts on models which can be used objectively in forecasting all the land use
requirements of towns. Some of the important models have been discussed as follows12.

3.1 LAND USE CHANGE MODEL

The land use change model analyzes conditions under which land use change occurred in the
past. Those conditions are projected into the future to create the development probability index,
which assigns a probability of land use change for each parcel of the land. The model uses
logistic regression analysis to determine which of several criteria related to land use and
development had a relationship to the location of development and the strength of those
relationships. The model requires the collection of land use data over many years and relates
them to criteria relating to the development and location of the area. The probabilities, and the
parcels selected to change, may be affected by the locations of known development projects, as
well as the decisions of local authorities..

3.2 ACTIVITY WEIGHTED TECHNIQUE

This technique allocates activity growth in population to share of the particular activity which
already exists in the zone. It assumes that if the present trends continue, allocated activity will
grow in proportion to the present share. Therefore, the zone with highest present share will be
allocated with major share in future. It is clear that existing size as a proxy for the future
development potential leads biased allocation. This technique is suitable only for short term
planning.


12
 Module 4 (2006), “Landuse”, Department of Civil Engineering, Indian Institute of Technology, Bombay retrieved
from /www.civil.iitb.ac.in/~dhingra/ce751/Module4.pdf.
13

3.3 DENSITY SATURATION GRADIENT METHOD

The Density Saturation Gradient Method (DSGM) is based upon the axiom that there are
regularities in the activity distribution about the central place. This method can be used as a tool
for the analysis of existing land use structure and also for use in forecasting land use structure.
The forecast is basically a trend projection of the existing land use and density structure in the
region. The method is based essentially on the regularity of the decline in density with the
increasing distance from the Central Business District (CBD). This method depends upon the
relationship between distance and present saturation. Though the DSGM is complete in itself,
this technique demands more subjective inputs and allows only for a cursory and limited
consideration of policy and other planning decisions.

3.4 PROJECTIVE LAND USE MODEL

This model is another family of Lowry derivative models. Projective Land Use Model (PLUM) is
designed to yield projections of the zonal level distribution of the population, employment and
land use within an area based upon the distributions of these characteristics in base year. There
are different versions of PLUM. Allocation incorporates auto and transit mode separately and
disaggregated local serving categories; allocated by different processes. The allocation
algorithms are derived from original Lowry model. This model can distinct both basic and local-
serving employment. The allocation function used in the model has two components,

a) The first component is the probability of making a trip for a given trip purpose of particular
length.
b) The second component is the measure of attractiveness of the destination.

The total PLUM model is divided into four phases: initial allocation, revised allocations of
incremental employment, reallocations and increments, projections. The outputs of PLUM
consist of total housing units, residential population, total number of employment of residents,
and total employment.

3.5 Computer Aided Land Use Transport Analysis System

It has been developed to forecast the future location of housing, industrial and commercial
activities and the land use and travel patterns, within a large metropolitan area. It is applied to
Tokyo, with a huge population of some 28 million lives within an area of 15000 sq. km. In the

14

model, land uses are classified into the following four types according to their locational
characteristics:

a) Priority location type(e.g. large scale basic industries )

b) Optional locational type(e.g. business areas , housing)
c) Subsequent location type (e.g. neighborhood stores, schools)
d) Passive location type(e.g. agricultural areas, forests)

The allocation and amount of use is determined on the basis of an existing development plan.
Allocation of optional land uses is described by these five models which are as follows:

i. The industrial location sub model

ii. Business location sub model
iii. Activity within each of the zones
iv. Local land use sub model
v. The transport sub model

3.6 The Leeds Integrated Land-use/Transport Model

It represents the relationship between transport supply (or cost) and the spatial distribution of
population, housing, employment, jobs, shopping and land utilization. It is applied to a study
area divided into zones, with an external zoning system to ensure the closing of the spatial
system. The main use of this model is to allocate exogenously specified totals of population, new
housings and jobs to zones taking into account the existing land use pattern and the cost on
travel and constraints on land use.

3.7 LAND USE DEMAND & SUPPLY ANALYSIS

1. Land use demand

The land use forecast translates projections of growth in housing units and jobs into projections
of land area needed to accommodate that growth. The underlying assumption is that we can
use general factors to estimate “demand” for different land uses, for specific types of jobs and
units. Based on the socio-economic forecast, the land use forecast projects how new land
development will be distributed among the Community Plan (CP) regions, according to the
projections in the socio-economic forecast report.

15

The demand for land area to support different types of land use activities is called “Land Use
Demand.” Land use forecast identifies land use demand for the urban land uses as shown in the
table below 3.1. The table also indicates how the socio-economic projections are linked to land
use demand. For example, future projections in the number of housing units needed to support
a growing population would result in a demand for single-family and multi-family residential
units.

Table 3.1: Land Use Demand for the Urban Land uses

Growth in Creates Demand for Land in

Land Use Category
Housing Units x Single-Family Residential
x Multi-Family Residential
Jobs x Commercial (office and retail) land uses
x Industrial land uses

2. Land Supply

This forecast assesses the existing supply of land available to accommodate the demand for
future land uses. It consists of lands that are already planned for urban development but have
not yet been developed. Lands planned for urban development are those shown on the
Plans/maps, including Project Districts. Land supply numbers address the question: If no
changes were made to the existing plans, how much growth could be accommodated? Another
name for this is “build-out.” It should be noted that the supply consists of lands that have plan
designation and that may or may not have requisite land use zoning.

3. Comparing Supply to Demand

The final step in the land use forecast is the comparison of demand to the supply of developable
lands. Comparing supply to demand indicates whether urban-planned lands are sufficient to
meet demand over the planning period. If demand exceeds supply, the analysis indicates how
much additional land is needed in each of the general land use categories.

Some land use forecast studies automatically increase the amount of additional land needed by
a factor of 20 to 25 percent, for purposes of flexibility. The intent is to allow for “market
unpredictability”.

16

It is evident that the models are essential for the objectivity required in the projection of future
land uses. But, the models also require the input of comprehensive data, sound planning
principles, policies and assumptions which depend on various factors which may be of national
importance or localized in nature. In India, the land use forecasting models are seldom used due
to the non-availability of requisite data spreading over a period of time and due to the
complexity involved in the use of such models for which the practitioners are not prepared.
Moreover, every town has a unique history and position in the overall development of the area.
For example, there are large chunks of under/unutilized land uses in towns such as the
cantonments, residential zones in Lutyens Delhi and Nungambakkam in Chennai which fall
within the towns and therefore disturb the overall gross density and natural land use pattern of
the towns. No models can be derived for universal applicability.

3.8 CATEGORIZATION OF LAND USES

The spread of population and the use of land is very uneven and diverse in towns. The URDPFI
Guidelines have categorized the land uses in various categories such as Residential, Commercial,
Industrial, and Public/Semi-public, Recreational, Transport and Communication, Agricultural etc
(refer table 1 in annexure 1) for the purpose of uniformity. However, there are variations in the
categorization of the land uses across the country as can be seen from the practice followed in
Haryana (refer table 2 in annexure 1) and in Delhi (refer table 3 in annexure 1) for example. This
deviation of categorization can result in deviation in the application of other guide lines of
URDPFI. Uniformity in land use classification is essential in the long run to arrive at the consensus
for land use forecasting. However, this does not mean that the deviations prohibit the laying
down of benchmarks which can be slightly varied as per the local conditions.

At the preliminary stage, there is a need to study the land use composition of various towns so
as to have an idea about the composition of various land uses. Table 3.2 gives the existing land
use of Indian towns.

17

Table 3.2: Land use Allocations in Urban Centre’s of various Population Sizes

Sr. City Size Percentage of Developed land

No.
Residential Commercial Industrial Parks P/SP Roads Vacant Other Total
1 10 lakhs 30 2 5 4 9 8 25 17 100
2 5 to 10
33 3 14 3 15 10 11 10 100
lakhs
3 1 to 5 lakhs
40 2 5 4 13 11 13 12 100

4 50,000 to 1
37 2 6 3 8 10 16 17 100
lakh
5 20,000 to
32 2 10 5 9 13 15 14 100
50,000
6 Below
23 3 5 2 10 11 22 25 100
20,000
Mid-
34 2 9 3 10 9 17 16 100
Value*
*Note: Mid-value = Maximum value + Minimum value/2

Source: Report of the National Commission on Urbanization, 1988

A list of existing land uses of 11 towns are given in the following table 3.3. It is for illustration
purposes only so as to give a broad feel of the land use distribution.

Table 3.3: Existing Percentage of Land Use in Cities and Towns (%age)

Sr. Use Percentage of Land Use in Cities And Towns (%age)

No.

Faridaba
Amritsar

Chennai

Udaipur

d (2011)
Kanpur
Patiala

Indore
(2010)

(2009)

(2004)

(2001)

(2006)

(1996)

(2001)

(2001)

(1998)

(2010)
Noida
Patna
Surat

Pune

1 Residential 50.94 40.58 57.53 42.55 54.25 47 54 47.55 62.93 41.69 36.45
2 Commercial 4.72 2.84 2.44 1.61 7.09 5 4 4.46 3.28 6.02 1.11
3 Mixed Use - - - - - - - 3.37 - 0.21 -
4 Industrial 5.35 3.21 17.74 4.05 5.17 11 9 1.05 6.93 17.98 13.76
5 Pub. & Semi 11.23 14 8.83
8.86 3.40 6.84 18.48 11 10.18 3.78
Public
6 Recreational 1.50 3.12 0.62 8.37 2.09 8 8 3.07 6.84 15.46 19.13
7 Transport & 10.09 14 19.59
16.66 9.18 13.05 - 14 5.90 10.37 11.7
Communication
8 Agriculture, 28.14 - 1.13
Water bodies
0.27 9.09 22.97 12.93 - 24.41 0.60 1.30
and Special
areas
9 Utilities & 0.65 - -
0.33 - 0.57 - - - 6.90 1.86
Services
10 Govt. Land 10.58 - - - - 1 - - 2.13 - -
Total 100 100 100 100 100 100 100 100 100 100

Source: Master Plans/Development Plans

18

The above tables are given for illustrative purpose only and in actual practice the predominant
employment characteristics of the town in question should also be examined with reference to
the other towns of similar characteristics.

3.9 GROSS DENSITY

Gross density reflects the overall land utilization intensity of a town. The vertical or horizontal
expansion and urban form of the town has a direct bearing on the gross density. The current
town planning practice starts from assessing the total urbanisable area based on the gross
population density. As per the URDPFI Guidelines, the gross density of the towns is
recommended to be fixed in accordance with the following table 3.4.

Table 3.4: Developed Area Population and Average Densities

Settlement Type Persons Per Hectare (pph) in

Plain Areas Hill Areas
Population Density Population Density
Small Towns Less than 50,000 75-125 Less than 20,00 45-75
Medium Towns 50,000 – 5lakh 100-150 20,000 – less than 80,000 60-90
Large Cities More than 5 lakh 125-175 80,000 and more 60-90
Metropolitan Cities - 125-175 - 100-150
Mega polis - More than 200 - -
Source: URDPFI Guidelines, 2015

They have left the scope for the deviation from the above table subject to local conditions. But it
has been found that there is a remarkable deviation from the recommendations of the URDPFI
Guidelines as can be seen from the comparative analysis of 64 towns for which development
plans have been prepared by Haryana State (refer table 1 in annexure 2). It can also be seen that
there is no correlation between the population size and the gross density of towns. Moreover,
the presence of vast floodable areas, forests and ridges within the census and urbanisable
boundary of town can give a distorted picture of the gross density of the town. It would be
desirable to start from the basic land uses and their requirement.

3.9.1 High Rise Versus Low Rise

Land is not unlimited, and time has come when planners need to consider the intensity of land
use at the first instance. This brings us to the important question of planning for high rise
development. There is no universally accepted definition of a high rise building. As per the

19

dictionary meaning a high rise building is a building having many stories. The variation in the
definitions of high rise building largely arises due to the variation in the fire and safety
preparedness of the concerned authorities. For example as per the Emporis standards, a
building13 above 35 meters in height is considered as high rise building whereas as per the
Indian National Building Code, a building which is above 15m is considered to be a high rise
building. Apart from this there is wide variation in the definitions adopted by the local
authorities in India. The Mumbai Municipal Corporation holds that any building above 32 meters
is to be considered as high rise building.14 However since the structural and fire safety of a
building is of utmost concern, the definition given in the National Building Code seems to be
most appropriate for planning and designing purposes in Indian context.

Vertical growth is the process of increasing and maintaining the intensity of land use in
established areas. It is often realized by densification, high-rise development and urban
renewal.15 Increasing population, narrow roads, slums, environmental pollution, garbage
accumulation, scarcity of drinking water, concentrated and unbalanced growth and poor
transportation facilities have combined to create a depressing picture of life in old cities. With
the passage of time, as land starts to fall short in comparison to the demands of urbanization,
the vertical direction has to be given preference.16

On the other hand, horizontal development is a never-ending mass of urban development

extending to the horizon. In India, with an unprecedented population growth and migration, an
increased urban population is inevitable. More and more towns and cities are blooming with a
change in the land use along the highways and in the immediate vicinity of the city.17 This type of
development usually results in loss of agricultural land, open space, and ecologically sensitive


13
https://en.wikipedia.org/wiki/Low-rise
14
The Economic Times, (May 09,2016) “BMC proposes new norms for city's high-rise buildings” retrieved from
https://economictimes.indiatimes.com/wealth/real-estate/bmc-proposes-new-norms-for-citys-high-rise-buildings /article
show/52180268.cms
15
“Development Strategies for Sustainable Growth” retrieved from “http://www.sage.unsw.edu.au/current students/
ug/projects/Wallace/consolidation.html”
16
Saleem Sehba (2016), “Issue Related to Vertical Growth and Development” retrieved from https://www
.omicsonline.org/open-access/issue-related-to-vertical-growth-and-development-2168-9717-1000178.pdf
17
Barima Abel O Anarfi “Form, Structure And Morphology Of Urban Planning” retrieved from
https://www.academia.edu/9468419/FORM_STRUCTURE_AND_MORPHOLOGY_OF_URBAN_PLANNING?auto=
download
20

habitats. In simple words, as population increases in a city, the boundary of the city expands in a
sprawl to accommodate the growth.

Characteristics of Vertical and Horizontal Development

1. Land use

In vertical development, mixed kind of land use, higher density and clustered activities helps in
easy accessibility to the facilities thus reducing the travel time whereas in case of horizontal
development homogeneous land use, low density and dispersed activities enhance the travel
time and distance requiring automobile access which tends to increase pollution and road
congestion.

2. Cost of Public Services

Vertical development makes more efficient use of land and resources by strengthening the
existing urban infrastructure, reduction in infrastructure costs energy usage and creating greater
resilience. It tends to reduce the land covered by buildings or paved for roads and parking
facilities. It also improves overall accessibility, reduces public transportation costs, including the
per capita costs to consumers to own and operate vehicles.

Horizontal development of the town is usually accepted as being very costly to its occupants
and to society in the long run, due to its environmental and economic cost. Cities have
experienced an increase in demand for the maintenance and improvement of urban
infrastructures such as fire-service stations, police stations, schools, hospitals, roads, water mains,
sewers and other services such as waste and recyclables collection, mail delivery and street
cleaning. Maintenance cost to individuals is high in vertical development as the charges for
water, removing garbage, security and transportation etc are higher when compared to low rise
buildings which depend on local authorities for the same.

3. Energy Efficiency

Vertical development brings activities closer together, making them more accessible by foot or
by bicycle, reduces the car dependency, energy consumption, and low emissions via a decrease
in distance traveled. In the vertical cities the horizontal travel distance is less and vertical travel
distance is by high speed elevators, reducing the consumption of fuel which saves time, money

21

energy and reduces the carbon foot print (refer figure 3.1). Moreover, the requirement of air
conditioning is minimized in high rise as lesser roof area is exposed to direct sun light.

Figure 3.1: Vertical development reduces car uses Figure 3.2: Horizontal development makes people
and people can walk or use bicycles to depend on their private vehicles

Horizontal development is not energy efficient as horizontal growth of the town or a city causes
more travel and thus more fuel consumption and traffic congestion (refer figure 3.2). It leads to
increased driving and car dependent lifestyle and
contributes to poorer air quality by encouraging more
automobile use, thereby adding more air pollutants
such as carbon monoxide, carbon dioxide, ground-
level ozone, sulphur dioxide, nitrogen oxides, volatile
organic carbons, and microscopic particles which are
health hazards. Figure 3.3 shows that while urban Figure 3.3: Motorization and Urbanization
Trends in India
population has increased by 50 % during 1990–2004,
the number of Registered Motor Vehicles (RMVs) has risen by nearly 400 % in India which is
alarming. India has 13 out of 20 most polluted cities in the world. India ranks 177th among 180
countries in terms of Environmental Performance Index 201818. This poor performance is largely
attributed to the ever increasing air pollution in cities caused by PM 2.5 leading to deaths. As per
global burden of disease estimates for 2017, PM 2.5 deaths in India are the second highest in the
world. An epidemiological study done by Central Pollution Control Board and Chittranjan
National Cancer Institute of Calcutta, every third child has reduced lung function in India and as


18
Environmental Performance Index (2018) retrieved from http://www.iasparliament.com/current-affairs/environment-
biodiversity/environmental-performance-index-2018
22

many as 12 lakh deaths take place every year due to air pollution in India. No Indian city passes
the World Health Organization guideline value for PM10 pollution of less than 20 micrograms
per cubic meter. Only 52 cities pass the Indian government’s own standard of PM 10 which says
that it should not exceed PM 60. The example of the highly polluting Indian towns is as follows
(refer figure 3.4).

Figure 3.4: Example of Highly Polluting Indian Towns

4. Cost of Construction

Cost of construction per square feet is higher in high rise building. As per normal land values, it
goes on increasing as one goes higher than 6-7 floors. This is more in seismic sensitive areas
(refer table 3.5)19. Only the higher land values and scarcity of land can over shoot this cost.

Table 3.5: Cost of three Types of Building Foundations in Different Seismic Zones

Building Foundation Structural cost in Rupees per sqm of Percentage Increase in cost over Non-
floor area seismic (N. S) case
N.S Zone Zone Zone Zone Zone Zone III Zone Zone V
II III IV V II IV
8 storied Isolated 433 443 449 507 518 2.4 3.6 15 17
Raft 750 773 801 819 871 3.1 6.8 9.2 16.1
Pile 1846 1924 1926 2134 - 4 4 16
10 Isolated 433 439 449 513 517 1 3.6 18.5 19.4
storied Raft 762 773 787 820 862 1.4 3.3 7.6 13.1
Pile 1872 1949 1984 2117 - 4 6 13


19
 V. Thiruvengadam , J. C. Wason and K. I. Praseeda, “Cost Modeling of Foundations of Reinforced Concrete Buildings Designed
for Seismic Effects” retrieved from http://www.iitk.ac.in/nicee/wcee/article/ 14 _S14-018.PDF 
23

5. Spacious and privacy issues

High rise have less space and even terrace is common. The disturbance from neighbors may
result in lack of privacy or less privacy as many people occupy the same building with
inadequate private outdoor space, such as a garden20. Horizontal development, initially, has low
density and individual houses usually have internal courtyards which gives more privacy.

6. Resale value

Resale value in case of flats is lesser as compared to individual houses. The value of appreciation
and resale is much higher in low rise as mostly investors look for them because of the
independence it gives them. Low rise buildings can be added to and altered easily to suite the
changing requirements.

7. Amenities

In vertical development one can enjoy the facilities and high living standards, due to provision of
facilities and services and a variety of amenities, including laundry services, pools, convenience
stores and even small grocery stores located within the building itself. On the other hand in
horizontal development, facilities/ services like shops, schools, parks etc. tend to increase the
travel distance.

8. Socialization

Lack of social interaction in vertical development leads to increase crime and the option of
socialization is higher in low rise development. The anonymity of the high-rise block facilitates
crime, whereas in low- rise buildings the inhabitants themselves, looking casually out of doors
and windows, are the neighborhood’s best protection.21

9. Impacts on wildlife and ecosystem

In vertical development more land is left open and there is lesser ecological disturbance as
compared to horizontal development as more land is covered under buildings roads and
pavements.

In areas where horizontal development is not controlled, the concentration of human presence
in residential and industrial settings may lead to an alteration of ecosystems patterns and

20
https://www.addressreport.com/blog/low-rise-vs-high-rise-apartments/
21
1988,”Report of the National Commission on Urbanization”
24

proccessses. It may decreeasee th
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22
Sam
maraatungga Thushhara , Daaniel O'H Haree “H
High Dennsityy Higgh R Rise V
Verttical Livving for L Loww Inccomee Peoplee in C Coloombo, Sri Laankaa:
Leearnning fromm P
Pruittt-Igoe” retrrieveed ffrom
m htttps:///ww
ww.rreseaarchggate.net//proffile/T
Thusharra
_SSamaaratuungaa/pubblicaationn/269986331722_Hiigh__Dennsityy_Higgh_R Risee_Veerticaal_LLivinng_foor_L
Low__Incomee_Peeoplee_in__Collombbo_S Sri_L
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a__Leaarninng_frrom__Pruuitt-IIgoe//linkks/5660377d88808aae4acccfbbb8aff1c/H Highh-Deensityy-Hiigh-R Risee-Veerticaal-Liivingg-forr-Loow-Inncom
me-P Peopple-
inn-Collombbo-SSri-LLankka-Leearning-from m-Prruitt--Igoee.pdff
23
S
Springerr-Veerlagg Beerlinn Heideelverrg ((20100), “Caausess annd Connsequuencces of Urbban Groowthh annd S Spraawl” rettrievved from m
ww ww..springerr.comm/cdda/coontennt/doocum mentt/cdaa
25

Table 3.6: A Comparison Showing Vertical Development and Horizontal Development
Parameters Vertical development Horizontal development
Growth Pattern Compact, Infill (Brownfield) Scattered, periphery (Greenfield)
development development
Urban Form Cluster development, High Density Sporadic development, Leapfrog pattern,
High rise development Commercial strip, Low Density plotted
development, Single Use development
Land use mix Mixed land use is possible. Homogeneous (single use, segregated)
planned land uses.
Ground area Less area More area
occupied
Accessibility, Easily accessible (within walking Requires automobile access tends to
Transport and distances) increase pollution.
Connectivity Multimodal transport and land use Automobile-oriented transport and land
patterns that support public transit,use patterns poorly suited to walking,
walking, and cycling cycling, and use of less public transit
Highly connected roads, sidewalks systems.
and paths. Hierarchical road network with numerous
dead end streets, and unconnected paths
and sidewalks
Impact on public Air pollution is minimized by More air pollution due to longer vehicular
and social health shorter distances. travel time.
Cost of Construction cost increases with Construction cost is minimal.
construction the height of the building.
Infrastructure cost Infrastructure cost and Infrastructure cost and maintenance is high
and maintenance maintenance tends to be low as as building, roads etc are widely spread.
spatial coverage is less.
Energy efficiency Energy efficient as travel time is More travel time and fuel consumption.
minimized.
As density is higher so choice tends Limited choice as threshold population is
Choice of facilities/
Services (shops, to increase. missing.
Schools, parks) Local, well distributed services.

Street Design Streets designed to accommodate a Streets designed to maximize motor

variety of activities. vehicle traffic volume and speed

Density Higher density, Clustered activities. Low density, dispersed activities

Public Places Emphasis on the public realm Emphasis on the private realm (yards,
(streets, sidewalks, swimming pools, shopping malls, gated communities,
gym and public parks etc). private clubs), sporadic public places,
mostly unmaintained.
Impact on Wildlife More land is left open and lesser More land is covered under buildings and
and Ecosystem ecological disturbance. roads.

26

It is evideent fro
om thee fo
oreegoing
g taablee
hat
th h
high risse deeveelop
pmentt hass
distincttivee advaanttagees ovver low
w risee
deveelop
pmmentt. In
n maany ccou
untriess
nclu
in udin
ng thee deveelop
ped
d co
oun
ntries likee
U
Unitted Sttatees, poorlyy p
plan
nneed urb
ban
n
deveelop
pmmentt is tthreeateniing thee
environ
nmeentt, h
heaalth, aand
d quallity off
liffe. In com
mmmun he wo
nitiees acrrosss th orld,
sp
prawl is takking
g a seerio
ouss to
oll. Ch
hinaa F
Figu
ure 3.7
7: Max
M ximu
um FA
AR/F
FSI

has o
optted
d to go
o hiigh rise to
ommeeet th
he inccreaasin
ng d
dem
man
nd of ruraal p
pop
pulaatio
on m
mig
gratting
g to
o ciities
w
whicch iis to
o th
he ttun
ne o
of n
nearly 25 miillio
on p
perr yeear. Ch
hinaa haas tthe larrgesst n
num
mbeer o
of tall buildings
in
n th
he w
world.. It has m
morre than
n 1500
0bbuild
dings abovee 150 meeterrs aand
d 26
6 su
upeer ttall skyyscrap
perss.
Shan wer haas a h
ngaai ttow heig
ghtt o
of 6
632 meters an
2 m nd haas hom
mes, ssho
opss, o
officces,, g
galleeriees aand
d
m
multtiplexees244. TThe urban
n laand
d iss grrosssly un
nderutilizeed in mo
ost off the Indiian cittiess an
nd Ind
dian
n
m
metrros haave thee lo
oweest Flo
oor Spaacee Indexx (FFSI) wh
hen
n co
omparred to otherrs d
develo
opin
ng ccou
untrriess.
The FSII in Shang
gai is 4 tiimees thatt off Deelhii an
nd M
Mumb
bai as is eevid
den
nt frrom
m th
he g
graph (reeferr fig
guree
3.7).

0 MAJO
3.10 ORR LA
AND
DUUSE FO
ORE
ECA
AST
TING
G

The UR
RDP
PFI Guideelinees pro
ovid
des for fo
oreccasting
goof laand
d usses as a p ntage of tottal areea aas is
perrcen
evvidentt fro
om the fo
ollo
owing tab
ble 3.7
7:

Ta
able 3.7: Lan
nd u
use
e Strructurre fo
or D
Dev
velo
opa
able
e Arrea in U
Urb
ban Cente
ers

S. N
No. La
and
d usse C
Cate
ego
ory Perccentag
P ge o
of D
Deve
eloped
d Area
a
Sm
mall M
Medium
m Larrge Cities Mettrop
poliitan
n Cittiess
&MMeggapo olis
1 R
Residen
ntiaal �50
45� 0 43--48 36--39 36--38
2 C
Com
mmeerciial 2-3 4--6 5--6 5--6
3 In
ndu
ustrrial 8--10 7--9 7--8 7--8
4 P
Pub. & Sem
mi P
Public 6-8 6--8 10--12 10--12

24
Novv 21, 20016,””Cityy Exxpanssionss andd thee Veerticaal U
Urbannizatiion aapprooachh” reetrievved ffrom
m httpps:///meddium
m.com
m/@
@SunnnyK
Kulkkarni//cityy-
exxpanssions-annd-thhe-veerticaal-urrbannizatiion-apprroachh-1002800a05a01

27

 5 Recreational 12-14 12-14 14-16 14-16
6 Transport & Communication 10-12 10-12 12-14 12-14
7 Agriculture, Water bodies and Balance Balance Balance Balance
Special areas
8 Total Developed Areas 100 100 100 100
Source: URDPFI Guidelines, 2015

The above percentage of land uses is subject to variation on account of local conditions.
However, the comparative analysis of 64 planned towns of Haryana (refer table 1 in annexure 4)
shows that there is remarkable variation.

The URDPFI Guidelines has established the broad parameters on which the forecasting of land
uses is to be done but the guidelines do not indicates the methods and techniques adopted to
arrive at the planning parameters. Moreover, it is seen from above analysis that there is a
remarkable deviation from the recommendations of the URDPFI Guidelines and the actual
practice being adopted in the planning of towns.

Therefore, the best way to forecast land use requirement is to understand its components. The
components that make up the forecast also reflect the “steps” that are essential to arrive at the
forecast results25. Broad planning principles, components and considerations for the same are as
following:

3.10.1 Residential

Residential land use is the major component of any city and accounts for majority of the total
land in urbanisable area. It shapes and defines the overall structure of the city. The gross
residential area required can vary depending upon the desired density of residential
development planned for. The higher intensity of land use will require high rise development
resulting in less residential area on the ground. Therefore, a balance need to be arrived
between the population of residential development and the thresh hold population of the
services and utilities. This balance should not only confirm to the planning standards and norms
but also reflect the ease of availability of the services and facilities. It is essential to minimize


25
Plan Pacific, Inc. (2006), ‘Technical Resource Study on Land Use Forecast – Island of Maui’, Maui Country General
Plan 2030, Published in the US by Maui County Planning Department
28

travelling distance and bring the majority of services and facilities within walking and cycling
distance26.

The space standards of public utilities, services and facilities have evolved in India over a period
of long time. The National Building Code (NBC) has recommended the space standards of public
utilities, services and facilities which were recommended to be followed by the state
governments. Prior to the recommendations of NBC the planning authorities where following
diverse planning standards and norms. However, even after the recommendations of NBC
(updated up to the year 2016) the recommended space standards are not being followed by
many of the agencies perhaps because of the compelling local conditions. The space standards
recommended/followed over a period of time by important agencies is indicated in the
annexure 4 which shows the variation in recommendations/adoption.

Most of these space standards do not provide for the convenient travelling distance required to
avail the services and facilities. This may lead to serious lapse in the provision of the services and
facilities on the ground at convenient distances. It should be endeavor of the planning
authorities to locate these facilities and services so as to minimize the use of motorized vehicles.
Therefore, there is a need to re examine and rationalize the space standards keeping in view the
latest requirement and planning practices. The following table 3.8 indicates the norms and
standards which have been proposed/rationalized for adoption.

Table 3.8: Recommended Population Threshold, Plot Area and Accessibility for Public
Services/Facilities
Sr. Category Sub- Category Population/unit Plot Area ( Accessibility
No Sqm/ha) (in kms)
1 Health a. Dispensary, Polyclinic 15000 800 sqm 1
b. Nursing Home, Child welfare 15000 3000 sqm 1.5
and Maternity Centre
c. Family Welfare Centre, Health 30,000 4000 sqm 1
Centre
d. General Hospital including 1General Hospital in 5 ha ….
Speciality and Super-Speciality district
Hospital, Medical and Training headquarters/5 lakh
Institutes, Nursing and
Paramedical Institutes
e. Dispensary for Pet animals and 2.5 lakh 500 sqm 3
birds


26
Haryana Regional Chapter, Panchkula (2017), “Study on Planning for Pedestrian and Cycle Movement”, Institute of
Town Planners India.
29

 f. Veterinary Hospital 5 lakh 2000 sqm 6
2 Education a. Creche, Anganwadi 10000 800 sqm 0.5
b. Nursery cum Primary School 5000 5000 sqm 0.5
c. Integrated High School 15000 2 ha 1
(including primary school)
d. Integrated High School 15000 3 ha 1
(including primary school)
with hostel facility
e. School for Physically and 1-2 lakhs 1.5 ha 5
Mentally challenged
f. Vocational Training Centre: ITI, 5 lakh 3 ha 8
Polytechnic, Vocational Training
Institute, Management Institute,
Teacher Training Institute etc.
g. General College 1.25 lakhs 3 ha 8
h. Professional (Engineering 7.5 lakh 5 ha 8
College)
i. University 10 lakh 20 ha
3 Sports Facilities a. Community Sports Centre, 1 lakh 2 ha 2
Multipurpose Ground
b. District Sports Centre 5 lakh 10 ha 8
4 Communication a. Head post office with delivery 1 in each town 2000 sqm 1
facilities Sub post office
b. Delivery sub post office 25000 80 sqm
c. Telephone Exchange 1 in each town/as 5000 sqm …
per technical
requirement
d. TV, Radio Station As per technical 2000 sqm
requirement
5 Security Facilities a. Police booth, Traffic and Police At major road 10-12 sqm …
Control room intersections
b. Police Post 20,000 2000 sqm 1
c. Police Station 1 in each town and 1 ha 8
one on every 80,000
6 Electrical and a. Electrical Sub-Station (11 kv) 1 for 15000 500 sqm …
Safety Facilities b. Electrical Sub-Station (66 kv) 1 for 100000 6000 sqm …
c. Electrical Sub-Station (220 kv) 1 for 500000 4 ha …
d. Grid Sub-station 1 in each town /as 0.5 ha …
per technical
requirement
e. Fire Station 5 to 7 km radius 0.5 ha …
f. Disaster Management Centre 1 in each town As per …
requirement
7 Distributive a. Milk booth, Fruit and Vegetable 10000 50 sqm …
Services booth
b. LPG, Gas Godown with booking 30000 500 sqm …
office
c. Filling station 15000 500 sqm …

30

 8 Socio Cultural a. Multipurpose Community Hall 25000 8000 sqm 1
Facilities which may include provision for
marriages, small public
gathering, function, eating
joint, and library etc
b. Recreational Club 5 lakh 5000 sqm 8
c. Socio-cultural activities such as 6 lakh 2 ha 8
auditorium, music, dance &
drama centre, meditation &
spiritual centre etc.
d. International Convention 1 in city with 10 ha …
Centre and Exhibition hall population of 10
lakh and above
e. Public Library 1 in city with 8000 sqm …
population of 10
lakh and above
f. Auditorium 1 in each town with 2 ha …
population of 5 lakh
and above
g. Open Air Theatre 1 in each town with 2 ha …
population of 10
lakh and above
9 Other Community a. Old Age Home 5 lakh 3 ha 8
facilities Care Centre for Physically-
Mentally challenged
Working women- men hostel
Adult Education Centre
Orphanage, Children’s centre
b. Night Shelter 1 lakh 1000 sqm 3
c. Religious site 10000 1000 sqm 1
d. Dharamshala 1 lakh 5000 sqm 2
e. Taxi Stand 30000 2000 sqm …
f. Dhobi Ghat 2 lakh 4000 sqm ….
g. Public Conveniences … 50 sqm 1 km
h. Garbage Collection Centre … 100 sqm 2 km
i. Garbage treatment, processing 5 lakh 2 ha …
plant
10 Cremation, Burial a. Cremation ground, Electric 5 lakh 6000 sqm 6
Ground and Crematorium
Cemetry
b. Burial Ground and Cemetry 5 lakh 2 ha 6
11 Open Spaces a. Neighbouhood Park, 5000 2000 sqm 0.25
Playground, Children Park, Tot-
Lot
b. Sector Park 30000 1.5 ha 0.5 km
c. District Park, Open Air Gym 3 lakh 5 ha 4
d. Town park 1 in each town 20 ha …
having population
more than 5 lakh

31

Note-

i. The above bench marks are subject to 5% variation.

ii. Compatible items have been clubbed together and the total of their land requirements has been indicated. No
separate land is recommended to be allotted for the individual item which has been clubbed together.

Based on the above threshold population and maximum accessible distance, the composition of
typical sector of 100 hectares (247 acres approx.) is indicated in the table 3.9 given below for
illustration purposes.

Table 3.9: Recommended Typical Sector Planning

Sr. Category Sub- Category No. of Area
No units (Sqm)
1 Health a. Dispensary, Polyclinic 2 1600
b. Nursing Home, Child welfare and Maternity Centre 2 6000
c. Family Welfare Centre, Health Centre 1 4000
2 Education a. Creche, Anganwadi 3 2400
b. Nursery cum Primary School 4 20000
c. Integrated High School (including primary school) 1 20000
d. Integrated High School (including primary school) 1 30000
with hostel facility
3 Security Facilities a. Police Post 1 2000
4 Electrical and Safety a. Electrical Sub-Station (11 kv) 2 1000
Facilities
5 Distributive Services a. Milk booth, Fruit and Vegetable booth 3 150
b. Filling station 2 1000
6 Other Community a. Religious site 3 3000
Facilities b. Taxi Stand 1 2000
7 Parks and Open a. Neighborhood Park, Playground, Children Park, Tot-Lot 6 12000
Spaces b. Sector Park 1 15000

The sector is planned for 30,000 persons at the gross density of 300 pph which is the minimum
standard recommended to be adopted for future planning. Therefore, the details of areas in a
sector shall be in accordance with the percentages indicated in the table 3.10 given below.

Table 3.10: Details of Areas – Residential Sector Planning

Sr.no Land use Percentage of Area under use
1 Residential 49
2 Convenient shopping 1
3 Public services, facilities and utilities 12
4 Roads, Pedestrian and cycle tracks 35
5 Exigency/Planning Considerations 3
Total 100

32

It may be noted from the above table that 49% of the land is utilized for residential purposes. 3%
of the land is reserved for exigency/planning considerations as the areas can seldom match the
above percentages and there is a need to maintain flexibility in planning.

However, care has to been taken to accommodate and integrate both existing residential areas
and the area proposed to be added for a future population for the purpose of overcoming the
existing deficiencies in facilities, services and utilities. Similarly, affordability issue needs to be
addressed at the first instance to determine high rise and low rise mix of residential
development.27

3.10.2 Commercial

Commercial growth is also an important part of the city’s overall economic development
strategy. It is planned to provide adequate, organized, retail and wholesale trading activity for
the city residents. Only the commercial centers such as town centers, district centers and places
of wholesale trade need to be reflected on the development plans. Local commercial activity
required for day to day functioning of the major land uses is not be reflected on the
development plan drawings as they fall in the sub-category of the major land use indicated on
the development plans.

It is recommended that only 2-4% of the total urbanisable area should be reserved for town
centers, district commercial centers and for wholesale trading activities.

3.10.3 Industrial Land

It is important to provide ample land for expansion or relocation of existing industrial uses in the
city apart from land demand for new industries. The need for industrial land is not town centric
only. All the product of industries does not get consumed within the town itself. On the contrary,
the demand for industrial land depends upon the demand of the surrounding region and other
towns. Therefore, a judicious decision needs to be taken in this regard and experience has
shown that under normal circumstances 7-10% of the urbanisable land should be reserved for
industrial purposes.


27
Haryana Regional Chapter, Panchkula (2017), “Study on Affordable Housing – Challenges and Solutions”, Institute
of Town Planners India.
33

3.10.4 Public/ Semi-Public

The public and semi-public land uses are not utilized by the different age groups of the
population and in most of the cases they are not under utilization for all days and night.
Therefore, there is a strong justification to restrict the land under this use so that the demand is
met by going high rise. It is recommended that not more than 6-9% of the urbanisable land
should be utilized for this purpose.

3.10.5 Parks and Open Spaces

Provision of such spaces shall be made integral part of the planning as these are the lungs of the
city. A town park, District Park and other open spaces except those provided in the residential
sectors should not be less than 5-8% of the total urbanisable area.

It is clear that URDPFI Guidelines cannot be applied in totality for each and every town because
every town is unique and requiring separate planning approach and considerations. Since, no
correlation was found between the land under various uses and the population size of towns, it
would be unrealistic to fix the percentage of areas under various uses with mathematical
precision. The broad percentages of the land under major land uses as discussed above are
given in the following table 3.11.

Table 3.11: Broad Percentage of Land Under Various Uses

Sr.no Land use Percentage of area under uses

1. Residential 47-49
2. Commercial 2-4
3. Industrial 7-10
4. Public/Semi-Public 6-9
5. Parks and Open Spaces 5-8

Since every town is unique, minor deviations, keeping in view the local conditions can be
considered from the above benchmarks.

34

 CHAPTER 4

CONCLUSION
Accurate population projection is the back bone of any planning process. It is also evident that
population projections may not tally with the actual population achieved but they can certainly
be close to the reality. It is generally felt that the mathematical methods are no longer
acceptable. Perhaps the best uses to which the mathematical methods may be put are as checks
on analytical methods. The advantage in using mathematical methods is that they are easy to
compute, and that they sometimes have "worked." The methods are easy because the technique
is to assume a population increase without asking why this increase should take place, and to
assume that population trend lines will be static . The fact that these methods have sometimes
been successful when used for very short periods of projection is perhaps, due to the fact that
this country has enjoyed a fairly stable rate of population increase. Finally, the accuracy depends
on the knowledge and experience of the person projecting the population as many subjective
decisions are required to be taken. There cannot be unified assumptions for all the towns as
every town is unique, but certain broad principles, precautions and practical methods can be
laid down, which are as follows.

1. Town is not an island. It has a definite position, both spatially and functionally with reference
to other settlements. Therefore, very often it forms a part of a Regional Plan or urbanization
policy which assigns the projected population. This does not require any projection of
population.

2. Data on birth death and migration should be critically studied to find out the trend. This
trend should then be used to project population with accuracy. If the data at town level is
not available, data of higher level can be used with caution and diligence.

3. A statistical examination of co relation between population size and growth rates of 101
towns of Haryana has shown that there is no significant co relation between them (annexure
5). Therefore, it is not necessary that as the town grows in size it will increase its growth rate.

4. Similarly, the towns at the lowest ring of population may not show high growth rate because
new towns also come into existence having similar employment and economic
opportunities.

35

5. Urban growth dynamism has shown that each big town has its influence area in which
smaller towns may not show a higher growth rate. These smaller towns will grow rapidly only
when there is spill over of employment and economic activities from the adjoining big size
town.

6. The past trend should be studied keeping in mind the external factors such as change in the
census boundary of the town which may have affected the growth rate. Sudden change in
growth rates need be examined in detail for the causes. The following table 4.1 of Gurugram
shows the during 2001 – 2011 the growth rate of the town was high at 283%, partly because
the area of the census town had increased by 1674% in this period. The change in the census
boundaries when not considered can give a misleading growth rate.

Table 4.1: Growth Rate of Gurugram Town (2001-2011)

2001* 2011@ Growth Rate (%age)

Population 228820 876,969 283
Area (in Sq.kms) 41.64 738.82 1674
Source:
* Census of India 2001, “General Population Tables Haryana”, Directorate of Census Operations Haryana
@ Statistical Abstract of Haryana (2011-12), “Department of Economic and Statistical Analysis Haryana, 2013

7. However, in the absence of ready availability of localized data on births, deaths and
migration the growth rate of past decades will continue to be used for quite some time in
projecting population.

8. Since, the land surrounding majority of the towns is fertile judicious planning of land use is a
must. As a matter of principle all the million plus cities which are the engines of economic
growth should opt for high rise development as the land values are also high in these cities.
It is clear that high rise development is the call of the day yet we cannot ignore the poor
economic status of majority of the migrants to the towns which is not favorable for high rise
residential development.

36

9. The high rise residential development is beyond the affordable limits of majority of migrants.
According to the report of “The National Commission on Urbanization”, for the vast majority
of Urban India, only 7% of our urban population could afford anything taller. Therefore, the
main residential land use should be further detailed and phased out.

10. Affordable plotted development can be provided immigrants from villages while all the
other residential, institutional, commercial and recreational land use must go for high rise
development.

11. The small size towns can adopt low rise development as the land values in these towns are
low and most of the immigrants to such towns are from the villages having no experience of
living and utilizing the high rise buildings. Therefore, the recommended gross density of the
towns should be arrived by the combination of high rise and low rise development. Low-rise
and plotted development should be gradually replaced by high rise flatted development.
The million plus cities should have only 20% of its residential area under plots measuring less
than100 sqm or low-rise flatted development measuring less than 50 sqm. In general, the
hangover of colonial era should be over by now and the government housing should
invariably be in the high rise development.

12. It may also be noted that the land uses should be in conformity with the natural growth of
the town and in accordance with the economic trends. A review of the town centers of
Chandigarh, Gurugram, Panchkula and Faridabad indicates that the commercial activity does
not match the area and size of the town centers. Sector 17 of Chandigarh was planned as a
town centre, but it is yet to achieve its full potential as a large part of this sector lacks active
commercial activity. Similarly, the land for town centers of Gurugram, Panchkula and
Faridabad stands acquired for more than three decades yet there is hardly any commercial
activity worth its name and stand out as monuments of faulty planning and execution. It is so
because excessive commercial land use is provided in sectors, district commercial centers
and along the major artery roads.

37

13. Higher density/utilization of land should invariably be proposed in and around the central
business districts and major transit routes. The intensity of land utility should thereafter
gradually decrease as one goes away from the CBD, and the transit routes. Much will depend
upon the professional capability and experience of the professionals in arriving at the most
suitable distribution of projected land uses.

14. Normally the plans are prepared for a 20 year period and most of the plans do not contain a
provision of interim review. With the result, the land uses are changed very often for no
tangible reasons. Every development plan should be reviewed for its population & land uses
and phasing only after 10 years and suitable correction done, if required.

15. Under ideal conditions, for accuracy, it would be desirable to start the estimation of land for
all the land uses separately. This would ensure that the intensity of land use and other details
of floor area ratio etc are taken care of in arriving at the total urbanisable area but this
requires the data on the existing land uses with their changing characteristics over a period
of time which is not available. Therefore, it is recommended that the local authorities should
record the land use of each of the property floor wise and update/verify the same every five
years.

38

 References

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https://www.academia.edu/9468419/FORM_STRUCTURE_AND_MORPHOLOGY_OF_URB
AN_PLANNING?auto=download
x Census of India (2001), “Report of the Technical Group on Population Projections
constituted by the National Commission on Population”, Office of the registrar general &
census commissioner, India.
x Delhi Development Authority (2007), “Master Plan for Delhi -2021”, Published by Delhi
Development Authority, New Delhi.
x “Development Strategies for Sustainable Growth” retrieved from
http://www.sage.unsw.edu.au/current students/ ug/projects/Wallace/consolidation.html.
x Environmental Performance Index (2018) retrieved from
http://www.iasparliament.com/current-affairs/environment-biodiversity/environmental-
performance-index-2018.
x Haryana Regional Chapter, Panchkula (2017), “Study on Planning for Pedestrian and Cycle
Movement”, Institute of Town Planners India.
x Haryana Regional Chapter, Panchkula (2017), “Study on Affordable Housing – Challenges
and Solutions”, Institute of Town Planners India.
x Module 4 (2006), “Land use”, Department of Civil Engineering, Indian Institute of
Technology, Bombay retrieved from /www.civil.iitb.ac.in/~dhingra/ce751/Module4.pdf.
x Nov 21, 2016,”City Expansions and the Vertical Urbanization approach” retrieved from
https://medium.com/@SunnyKulkarni/city-expansions-and-the-vertical-urbanization-
approach-10280a05a01.
x Plan Pacific, Inc. (2006), ‘Technical Resource Study on Land Use Forecast – Island of Maui’,
Maui Country General Plan 2030, Published in the US by Maui County Planning
Department .
x S. Divisha, “Article on Population Projections: Meaning, Type and Importance”, retrieved
from http://www.sociologydiscussion.com dated on 12/0802017.
x Shrivastava O.S. (1994), “Demography and Population Studies”, Vikas Publishing House
Pvt. Ltd.
x Saleem Sehba (2016), “Issue Related to Vertical Growth and Development” retrieved from
https://www.omicsonline.org/open-access/issue-related-to-vertical-growth-and-
development 2168-9717-1000178.pdf
x Shubham (2014), Article on Population Projection, Planning Tank retrieved from
https://planningtank.com dated on 12th August, 2017.
x Samaratunga Thushara , Daniel O'Hare “High Density High Rise Vertical Living for Low
Income People in Colombo, Sri Lanka: Learning from Pruitt-Igoe” retrieved from
https://www.researchgate.net/profile/ThusharaSamaratunga/publication/269863172_Hi
gh_Density_High_Rise_Vertical_Living_for_Low_Income_People_in_Colombo_Sri_Lanka
_Learning_from_Pruitt-Igoe/links/56037d8808ae4accfbb8af1c/High-Density-High-Rise-
39

 Vertical-Living-for-Low-Income-People-in-Colombo-Sri-Lanka-Learning-from-Pruitt-
Igoe.pdf.
x Springer-Verlag Berlin Heidelverg (2010), “Causes and Consequences of Urban Growth
and Sprawl” retrieved from www.springer.com/cda/content/document/cda.
x Town and Country Planning Organization (2015), Urban and Regional Development Plan
Formulation and Implementation Guidelines, Ministry of Urban Development,
Government of India.
x The Economic Times, (May 09, 2016) “BMC proposes new norms for city's high-rise
buildings” retrieved from https://economictimes.indiatimes.com/wealth/real-estate/bmc-
proposes-new-norms-for-citys-high-rise-buildings /article show/52180268.cms.
x United Nations (1955), “Manuals on Methods of Estimating Population”, Department of
Economic and Social Affairs, Population Branch

40

 ANNEXURE- 1
Classification of Use Zones

1. Classification of Use Zones (URDPFI Guidelines)

Sr. No. Use Zone Types of Use Zones
1 Residential Primary Residential Zone
Unplanned/Informal Residential Zone
2 Commercial Retail Shopping Zone
General Business and Commercial District Centre
Wholesale, Godowns, Warehousing/Regulated Markets
Service Sector
Regulated/Informal/Weekly Markets
3 Mixed Use Mixed Industrial Use Zone
Mixed Residential Zone
Mixed Commercial Zone
4 Manufacturing/ Service and Light Industry
Industry Extensive and Heavy Industry
Special Industrial Zone
Hazaroudous, Noxious and Chemical
5 Public and Semi Govt. Land Use(Use undetermined)
Public Police Headquarter/Station, Police Line
Education and Research
Medical and Health
Socio Cultural and Religious (including cremation and burial grounds)
Utilities and Services
6 Recreational Playground/Stadium/Sports Complex
Parks and Gardens-Public Open Space
Multi-open Space (Maidan)
7 Transportation and Roads/BRTS
Communication Railways/MRTS
Airport
Seaports/Dockyards
Bus Depot/Truck Terminals and Freight Complexes
Transmission and Communication
8 Agricultural and Agriculture
Water Bodies Forest and Horticulture
Poultry and Dairy Farming
Rural Settlements
Brick Kiln and Extractive Areas
9 Special Area Old Built up (Core Area)
Heritage and Conservation Area
Scenic Value Area
Government Restricted Area (such as defence)
Other Uses/spot zone
10 Protective and Water Bodies
Undevelopable Use Special Recreation Zone/Protective Areas such as sanctuaries/reserve
Zone forests and Ecosensivitve Zone
Undevelopable Use Zone
Source: URDPFI Guidelines, 2015

i

2. Classification of Use Zones (Development Plan Haryana)

Sr. No. Use Zone Types of Use Zones

1 Residential Residential Sector on neighborhood pattern
2 Commercial Retail Trade
Wholesale Trade
Warehousing and Storage
Office and Banks including Government Office
Restaurants, Hotels and Transient Boarding Houses including public
assistance institutions providing residential accommodation like
Dharamshala, Tourist House etc.
Cinema and other places of public assembly on a commercial basis.
Professional Establishments
3 Industry Service and Light Industry
Extensive and Heavy Industry
4 Transportation and Railway Yards, Railway Station and Sidings.
Communication Roads, Road Transport Depots and Parking Areas Dockyards, Jetties
Airport/Air Stations
Telephone Exchanges
Broadcasting Station
Television Station
Logistic Parks/Dry Ports including Inland Container Depots and
Warehouses
5 Public Utilities Water Supply installation including treatment plants Drainage and
Sanitary installation including Sewage Treatment Plant and disposal
works
Electric power plants, substation etc.
Gas Installation and Gas work.
Solid Waste Management Site
Cattle Pond, Transfer Station for Solid Waste Management, Slaughter
house with meat market, Dairy/Piggery zone, Dog Kennel.
Dead carcass
5 Public and Semi Public Government Administrative Central Secretariat, District Offices, Law
Courts, Jails, Police Stations, Governors and Presidentெs Residence.
Education, Cultural and Religious Institutions
Medical and Health Institutions
Cultural institution like Theatres, Opera Houses etc. of a predominantly
non commercial nature
Land belonging to defence
6 Open Spaces Sports Grounds, Stadium and Play Grounds
Parks
Green Belts, Garden/Golf Courses and other Recreational Uses.
Cemeteries, crematories etc
Fuel filling stations and Bus Queue shelters
Water bodies/lakes/water recharge zones
Mela Ground, multipurpose ground
8 Agricultural Land Market Garden, Orchards and Nurseries
Land under agriculture operation, where no change of land use/license
shall be granted.
Land Under staple crops
Grazing and Land pastures
Forest Land.
ii

 Marshy Land
Barren Land
Land under water
Dairy Farming
9 Special Zone - 1 Institutions, offices, recreational building and areas with residential,
commercial and other uses ancillary to the main uses mentioned above.
Residential & Commercial
Special Zone - 2
10 Natural Conservation Agriculture and Horticulture,
Zone Pisiculture,
Social forestry/plantation including afforestation, and Regional
recreational activities with no construction exceeding 0.5% of the area
with the permission of the competent authority.
11 Mixed Land Use Residential, Commercial and Industrial
Source: Development Plan of Faridabad (2014)

3. Classification of Use Zones (Delhi Development Authority)

Sr. No. Use Zone Types of Use Zones

1 Residential Residential area
Foreign Mission
2 Commercial Retail Shopping
General Business and Commerce
District Centre
Community Centre
Non Hierarchical Commercial Centre
Wholesale, Warehousing, Cold Storage and Oil Depot
Hotels
3 Industrial Manufacturing, Service and Repair Industry
4 Recreational Regional Park
City Park, District Park, Community Park
Historical Monuments
5 Transportation Airport
Terminal / Depot - Rail / MRTS / Bus / Truck
Circulation - Rail / MRTS / Road
6 Utility Water (Treatment Plant etc.),
Sewerage (Treatment Plant etc.),
Electricity (Power House, Sub-Station etc.)
Solid Waste (Sanitary landfill etc.)
Drain
7 Government President Estate and Parliament House
Government Office / Courts
Government Land (use undetermined)
8 Public and Semi Public Facilities Hospital, Education and Research University / University centre,
College, Social - Cultural, Socio Cultural Complex / Centre, Police /
Police Headquarter / Police Lines, Fire Stations / Disaster
Management Centres, Religious, Burial Ground / Cremation.
Transmission Site / Centre
Sports Facilities / Complex / Stadium / Sports Centre
9 Green Belt/ and Water Body Plant Nursery
Green Belt / Agricultural Green
River and Water body

iii

 ANNEXURE- 2

Comparative Analysis of URDPFI standards and

Proposed Gross Density in Haryana towns
Table 1: Comparative Analysis of URDPFI standards and Proposed Gross Density in Haryana towns

Sr. No. Town Population Gross Density (pph)

SMALL TOWNS
1 Gual-Pahadi 19000 53
2 Beri 28000 70
3 Nuh 30000 57
4 Talwandi Rana and Behbalpur 32500 85
5 Agroha 40000 53
6 HSIIDC Estate at Alipur 42300 62
7 Ferozepur Jhirkha 46000 53
8 Hathin 46000 62
Average 61.875
URDPFI Standard 75-125

MEDIUM TOWNS
9 Naraingarh 50000 70
10 Meham 51000 67
11 Kalanaur 52000 85
12 Mansa Devi Urban Complex 60000 96
13 Uchana 66000 109
14 Samalkha 67200 89
15 Indri 75000 133
16 Saha 75000 81
17 Dadri 75000 63
18 Assandh 79000 74
19 Gharaunda 80000 95
20 Ganaur 85000 55
21 Safidon 90000 106
22 Bawal 100000 30
23 Dabwali 100000 114
24 Mahendragarh 100000 112
25 Ratia 114500 158
26 Prithla 122000 34
27 Panchkula Extension 124085 102
28 Nilokheri – Taraori 125000 65
29 Farukh Nagar 125000 133
30 Kharkauda 125000 40
31 Narwana 127000 74
32 Shahabad 130000 50

iv

 33 Hansi 150000 82
34 Gohana 150000 32
35 Hodal 170652 126
36 Pataudi-Haily mandi 190000 131
37 Dharuhera 200000 104
38 Tohana 214200 130
39 Kot-Behla 231400 104
40 Narnaul 250000 111
41 Fatehabad 270000 80
42 Sampla 335000 57
43 Bhiwani 360000 99
44 Sirsa 390000 100
45 Palwal 400000 121
46 Rewari 450000 90
47 Taoru 450000 86
48 Kaithal 465000 130
49 Bahadurgarh 484000 102
Average 91
URDPFI Standard 100-150

LARGE CITIES
50 Jhajjar 500000 90
51 Pinjore-Kalka 500000 131
52 Jind 517000 134
53 Sonipat 576364 80
54 Sohna 640000 90
55 Panipat 700000 115
56 Kurukshetra 750000 110
57 Karnal 900000 112
Average 108
URDPFI Standard 100-150

METRO CITIES
58 Hisar 1000000 125
59 Ambala City and Cantonment 1024000 173
60 Yamunagar-Jagadhri 1150000 163
61 Rohtak 1300000 89
62 Manesar Bawal Investment Region 3315000 124
63 Faridabad 3886407 113
64 Gurgaon-Manesar Urban Complex 4250000 128.8
Average 131
URDPFI Standard 100-150
Source: Development Plans of Haryana

v

 ANNEXURE -3

Comparative Analysis of URDPFI standards and

%age of different Landuses in Haryana towns
Table 1: Comparative Analysis of URDPFI standards and %age of different Landuses in Haryana towns
Sr. Town Population Landuse (%age)
No.

Communicatio

Public Utilities

Public/Semi-

Agri/Special
Commercial

Open Space
Transport &
Residential

Industrial

Public

Zone
n
SMALL TOWNS
1 Gual-Pahadi 19000 21.0 0.0 15.4 8.4 42.7 12.6 0.0 0.0
2 Beri 28000 32.6 7.0 7.0 7.0 12.4 12.4 19.4 2.3
3 Nuh 30000 18.4 6.1 8.0 12.7 7.6 16.5 30.9 0.0
Talwandi Rana and
4 32500 34.0 6.0 0.0 21.0 6.0 15.0 18.0 0.0
Behbalpur
5 Agroha 40000 43.8 8.3 9.5 2.2 5.4 20.2 10.7 0.0
HSIIDC Estate at
6 42300 25.0 1.1 44.0 7.7 0.0 17.7 4.4 0.0
Alipur
7 Ferozepur Jhirkha 46000 26.5 5.0 12.3 18.1 6.2 10.8 21.1 0.0
8 Hathin 46000 30.3 5.5 15.4 20.7 3.8 7.0 17.2 0.0
Average 28.9 4.9 13.9 12.2 10.5 14.0 15.2 0.3
URDPFI Standard 45-50 2-3 8-10 10-12 - 6-8 12-14 Balance

MEDIUM TOWNS
9 Naraingarh 50000 36.6 6.1 8.03 7.7 4.01 7.22 30.34 0
10 Meham 51000 31.18 5.3 24.94 14.02 2.11 1.88 20.57 0
11 Kalanaur 52000 34.03 4.96 11.7 21.1 4.45 6.81 16.95 0
Mansa Devi Urban
12 60000 45 5.16 0 10.8 1.29 1.93 6.45 29.14
Complex
13 Uchana 66000 44.12 5.82 6.02 17.71 7.29 5.01 14.04 0
14 Samalkha 67200 47.47 6.37 19.91 14.86 3.32 1.99 6.08 0
15 Indri 75000 41.52 8.91 8.76 13.29 3.45 6.11 17.96 0
16 Saha 75000 35 4 29 10 2.2 3.3 16.5 0
17 Dadri 75000 55.9 6.79 17.24 4.73 4 8.82 2.49 0
11.0
18 Assandh 79000 37.65 10.23 17.34 3.8 3.99 15.93 0
6
19 Gharaunda 80000 46.42 5.97 18.14 7.16 6.92 7.64 7.75 0
20 Ganaur 85000 45.49 3.71 27.58 12.32 2.89 4.96 3.05 0
21 Safidon 90000 36.9 6.67 15.48 10 5.48 4.52 20.95 0
22 Bawal 100000 16.67 2.08 43.19 14.86 2.36 7.78 13.06 0
23 Dabwali 100000 52.63 9.94 12.29 9.39 2.23 9.16 4.36 0
24 Mahendragarh 100000 49.83 4.72 11.48 11.13 6.07 7.64 9.11 0
25 Ratia 114500 33.2 10.6 17.84 13.36 6.39 3.24 15.34 0

vi

 2
26 Prithla 122000 11.29 1.52 35.49 40.59 2.29 1.32 7.49 0
27 Panchkula Extension 124085 31.1 1.59 8.25 8.64 0.33 6.16 2.32 41.48
28 Nilokheri - Taraori 125000 33 7.98 16.95 13.47 1.59 3.3 15.61 8.1
29 Farukh Nagar 125000 40 3.87 6.83 15.44 4.25 15.38 14.23 0
30 Kharkauda 125000 15.65 4.91 36.05 11.91 2.83 5.6 23.45 0
31 Narwana 127000 40.2 6.1 7.83 12.2 3.28 4.95 12.31 13.13
32 Shahabad 130000 33.9 9.23 11.77 18.27 2.63 3.95 18.74 1.51
33 Hansi 150000 54 4 12 18 5 2 5 0
34 Gohana 150000 37.22 5.01 11.56 14.72 2.19 3.82 25.48 0
35 Hodal 170652 39.72 4.63 12.86 19.34 3.1 4.19 13.16 3
36 Pataudi-Haily mandi 190000 40.69 8.52 5.5 26.67 4.12 5.22 9.28 0
37 Dharuhera 200000 37.85 4.54 32.69 13.11 1.93 0.79 9.09 0
38 Tohana 214200 51.69 4.64 7.91 14.24 5.15 4.69 11.68 0
39 Kot-Behla 231400 42 4.43 21.1 12.79 5.72 3.57 10.39 0
10.0
40 Narnaul 250000 44.23 9.64 4.64 7.51 3.54 20.43 0
1
41 Fatehabad 270000 38.74 4.68 3.66 10.53 5.85 4.53 24.41 7.6
42 Sampla 335000 26.93 3.53 9.65 17.53 2.81 8.97 30.58 0
43 Bhiwani 360000 45.5 5.5 12.5 9.3 7.13 11.5 8.36 0
44 Sirsa 390000 53.64 3.43 17.19 9.5 1.76 7.18 7.3 0
45 Palwal 400000 36.43 7.15 14.79 8.28 1.35 5.2 7.52 19.28
46 Rewari 450000 45.26 7.95 3.98 12.62 4.95 8.05 17.19 0
47 Taoru 450000 26.86 0.14 12.38 16.19 6.67 8.76 20 0
48 Kaithal 465000 50.84 6.92 11.27 6.36 10.79 3.45 10.37 0
49 Bahadurgarh 484000 35.98 5.1 18.54 12.97 4.55 6.29 16.57 0
Average 39.1 5.7 15.2 13.6 4.0 5.5 13.7 3.0
URDPFI Standard 43-48 4-6 7-9 10-12 - 6-8 12-14 Balance
LARGE CITIES
50 Jhajjar 500000 35.95 5.43 13.04 15 6.52 9.21 14.85 0
51 Pinjore-Kalka 500000 28.86 6.38 15.7 11.4 1.5 2.18 33.98 0
52 Jind 517000 45.14 5.4 11.7 12.5 2.61 8.1 14.61 0
14.5
53 Sonipat 576364 33.57 22.38 10.08 2.41 8.49 8.54 0
3
54 Sohna 640000 30.7 4.55 22.07 11.2 4.3 10.23 16.95 0
55 Panipat 700000 42.53 3.74 24.1 7.37 3.1 4.18 8.18 6.8
56 Kurukshetra 750000 35.09 8.12 9.35 16.45 4.31 12.04 14.64 0
57 Karnal 900000 44.3 5.32 6.76 8.94 1.78 19.5 13.4 0
Average 37.0 6.7 15.6 11.6 3.3 9.2 15.6 0.9
URDPFI Standard 36-39 5-6 7-8 12-14 - 10-12 14-16 Balance

METRO CITIES
58 Hisar 1000000 36.85 3.38 12.87 5.68 2.19 31.65 1.52 5.86
Ambala City and
59 1024000 56.18 4.2 13.36 4.5 3.16 7.97 8.77 1.86
Cantonment
60 Yamunagar-Jagadhri 1150000 47.5 4.6 19.3 7.4 3 5 13.2 0

vii

 61 Rohtak 1300000 28.81 4.06 14.84 16.45 4.85 10.96 19.36 0.67
Manesar Bawal
62 3315000 36.37 4.3 19.62 15.96 1.48 3.53 18.74 0
Investment Region
63 Faridabad 3886407 41.69 6.02 17.98 11.7 1.86 3.78 15.46 1.5
Gurgaon-Manesar
64 4250000 49 5 14 13.4 1.84 6.14 8.87 2.25
Urban Complex
Average 42.3 4.5 16.0 10.7 2.6 9.9 12.3 1.7
URDPFI Standard 36-38 5-6 7-8 12-14 - 10-12 14-16 Balance

viii

 ANNEXURE -4

Space Standards Recommended/Followed by different agencies

Table 1: Space Standards Recommended/Followed by different agencies.

Sr. Category Organization Sub- Category Population/ Plot Area ( Plot Area Access Max. Ground Max. Max. Remarks
No unit Sq.m) (ha) -ibility Coverage FAR Height

1 Health DDA Hospital A (501 5 lakh 25000 to 2.5 to 4.5 - 30% + 200 37 m. -
beds & above) 45000 additional 5%
for multi level
parking (not to
be included in
FAR)

URDPFI Intermediate 1 lakh 37000 3.7 - - - - -

Hospital (A) (200
beds )

HUDA Hospital (500 10 lacs 141640 14 - - - - -

beds)

DDA Hospital B (201 2.5 lakh 15000 to 1.5 to 2.5 - - - - -

beds to 500 beds ) 25000

URDPFI Intermediate 1 lakh 10000 1 - - - - -

Hospital (B) (80
beds )

NBC 2016 Intermediate 1 for 1 lakh 10000 1 - - - - -

Hospital (B) (80
beds )

DDA Hospital C (101 1 lakh 5000 to 0.5 to 1.0 - - - - -

beds to 200 beds) 10000

NBC 2016 Intermediate 1 for 1 lakh 37000 3.7 - - - - -

Hospital (A) (200
beds )

DDA Hospital D (Upto 1 lakh 2500 to 5000 0.25 to 0.5 - - - - -

100 beds)

HUDA Hospital (50 1 lakh 20234.28 2.02 - - - -

bedded)

DDA Other Health 1 per 0.5 1000 to 2000 0.1 to 0.2 - 30% 150 18m -
Facilities a. i) lakh as
Maternity Home required
(Upto 50 beds) ii) and
Nursing Home/ observation
Polyclinic/ beds only
Dispensary (Upto
50 beds)

NBC 2016 Nursing home, 1 for 45,000 2000 to 3000 0.2 to 0.3 - - - - -
child welfare and to 1,00,000
maternity center
(25 to 30 beds)

URDPFI Nursing home, 1 for 45000 2000 to 3000 0.2 to 0.3 - - - - -

child welfare and to 1 lakh
maternity center

HUDA Nursing home - 418 0.04 - - - - -

URDPFI Polyclinic 1 lakh 2000 to 3000 0.2 to 0.3 - - - - -

PUDA Polyclinic 1 for 1 lakh 10000 1 - - - - -

NBC 2016 Poly-clinic wih 1 for 1 lakh 2000 to 3000 0.2 to 0.3 - - - - -
some observation
beds

TCP Haryana Hospital 1 for 1 lakh 121406 12 - - - - -

ix

 TCP Haryana Hospital 1 for 30000 10117 1 - - - - -

PUDA Hospital 1 for 1 lakh 37000 3.7 - - - - -

ITPI, SPA & TCPO Hospital 1 for 50,000 20000 2 - - - - -

for Athani town

URDPFI Multi- Speciality 1 lakh 90000 9 - - - - -

Hospital

URDPFI Speciality Hospital 1 lakh 37000 3.7 - - - - -

NBC 2016 Multi- Speciality 1 for 1 lakh 90000 9 - - - - -

Hospital (200
beds)

NBC 2016 Speciality Hospital 1 for 1 lakh 37000 3.7 - - - - -

Urban Planning District Hospital 1 for 20000 2 - - - - -

and 2,50,000
Implementation
Manual Ethiopia

Urban Planning General Hospital 1 for 10 lakh 10000-11500 1-1.15 - - - - -

and
Implementation
Manual Ethiopia

URDPFI General Hospital 1 for 2.5 lakh 60000 6 - - - - -

NBC 2016 General Hospital 1 for 2.5 lakh 60000 6 - - - - -

TCP Haryana Dispensary 1 for 10,000 5059 0.5 - - - - -

to 15,000

URDPFI Dispensary 1 for 15000 800 to 1200 0.08 to 0.12 - - - - -

HUDA Dispensary 5059 0.5 - - - - 1 in each

sector

PUDA Dispensary 1 for 15000 2000 0.2 - - - - -

ITPI, SPA & TCPO Dispensary 1 for 5000 1000 0.1 - - - - -

for Athani town

NBC 2016 Dispensary 1 for 15000 800 - 1200 0.08 to 0.12 - - - - -

Urban Planning Health Post 1 for 5000- 1100 0.11 <1 km - - - -

and 7000
Implementation
Manual Ethiopia

Urban Planning Health Center 1 for 25000 4500 - 6000 0.45-0.6 <2km - - - -
and
Implementation
Manual Ethiopia

PUDA Health Center 1 for 50,000 6000 0.6 - - - - -

ITPI, SPA & TCPO Health Center 1 for 20,000 4000 0.4 - - - - -
for Athani town

URDPFI Family Welfare 1 for 50,000 500 to 800 0.05 to 0.08 - - - - -

Centre

NBC 2016 Family Welfare 1 for 50,000 500 to 800 0.05 to 0.08 - - - - -
Centre

x

 DDA b. i) Family 1 per 0.5 500 to 800 0.05 to 0.08 - - - - -
Welfare Centre ii) lakh
Pediatric Centre
iii) Geriatric Centre
iv) Diagnostic
Centre.

URDPFI Diagonistic Centre 1 for 50,000 500 to 800 0.05 to 0.08 - - - - -

NBC 2016 Diagonistic Centre 1 for 50,000 500 to 800 0.05 to 0.08 - - - - -

URDPFI Veterinary 1 for 5 lakh 2000 0.2 - - - - -

Hospital for pet
animals and birds

NBC 2016 Veterinary 1 for 5 lakh 2000 0.2 - - - - -

Hospital for pets
and animals

URDPFI Dispensary for pet 1 for 1 lakh 300 0.03 - - - - -

animals and birds

NBC 2016 Dispensary for pet 1 for 1 lakh 300 0.03 - - - - -

animals and birds

DDA a. Veterinary 1 per 5 lakh 2000 0.2 - 30% 150 - -

Hospital for pet
animals and birds

DDA b. Dispensary for 1 per 1 lakh 300 0.03 - 30% 100 15 m -

pet animals and
birds

HUDA Veterinary 1 for each 2023 0.2 -

Hospital town

DDA a. Medical College 1 per 10 lakh As per the As per the - - - - -

Medical Medical
Council of Council of
India/Ministr India/Minist
y of Health ry of Health
norms norms
(subject to (subject to
availability of availability
land) of land)

DDA b. Nursing and 1 per 10 lakh 2000 sqm 0.2 - 30% 150 18 m -
Paramedic (subject to
Institute Nursing
Council of
India,
Ministry of
Health
norms)

ITPI, SPA & TCPO District 1 for 10 to 20000 2 - - - - -

for Athani town Tuberculosis 20 lakh
Centre

2 Education TCP Haryana Creche 1 for 10,000 809 0.08 - - - - -

to 15,000

PUDA Creche 1 for 25,000 500 0.05 - - - - -

HUDA Creche/Nursery 2023 0.2 - - - - 1 in each

School sector

TCP Haryana Nursery School 1 for 2500 809 0.08 - - - - -

ITPI, SPA & TCPO Nursery School 1 for 1500 2000 0.2 - - - - -
for Athani town

ITPI, SPA & TCPO Basic Primary 1 for 3500 10000 1 - - - - -

for Athani town School

xi

 PUDA Nursery cum 1 for 5000 3000 0.3 - - - - -
Primary School

Urban Planning Pre- 1 for 1000- 70-175 0.007 to ≤ - - - -

and Primary/Nursery 2500 0.0175 400m
Implementation
Manual Ethiopia

URDPFI Pre- 1 for 2500 800 0.08 - - - - -

Primary/Nursery

NBC 2016 Pre- 1 for 2500 800 0.08 to be - - - -

Primary/Nursery locate
d near
a park

HUDA Primary School 4047 0.4 - - - - 4 in each

sector

Urban Planning Kindergarten 1 for 1000- 500-3000 0.05 to 0.3 ≤ 1km - - - -

and 2500
Implementation
Manual Ethiopia

Urban Planning Primary education 1 for 12,000- 15000 - 1.5 -2.5 ≤ 3km - - - -
and 18,000 25000
Implementation
Manual Ethiopia

URDPFI Primary School 1 for 5000 4000 0.4 - - - - -

NBC 2016 Primary School 1 for 5000 4000 0.4 - - - - -

DDA Primary 5000 2000 0.2 - 30% 120 15 m -

School/Middle
School

TCP Haryana Primary School 1 for 5000 4047 0.4 - - - - -

TCP Haryana High School 1 for 10,000 20234 2.02 - - - - -

to 15,000

Urban Planning Secondary 1 for 10,000 25000 - 2.5-6 3-5 km - - - -

and education to 15,000 60000
Implementation
Manual Ethiopia

URDPFI Sr. Secondary 1 for 7500 18000 1.8 - - - - -

School

NBC 2016 Sr. Secondary 1 for 7500 18000 1.8 - - - - -

School

DDA Sr. Secondary 10000 6000 0.6 - 35% 150 18m -

School

HUDA Higher Secondary 20234 2.02 - - - - 2 in each

School sector

PUDA Higher Secondary 1 for 15,000 16000 1.6 - 40% 1 15 m -

School

ITPI, SPA & TCPO Higher Secondary 1 for 15,000 20000 2 - - - - -

for Athani town School

Urban Planning Post Sec. 1 for 10,000 25000 - 2.5-6 3-5 km - - - -

and education or to 6,00,000 60000
Implementation specialized high
Manual Ethiopia schools

URDPFI Integrated School 1 for 90,000 35000 3.5 - - - - -

without hostel to 1 lakh
facility

xii

 NBC 2016 Integrated School 1 for 90,000 35000 3.5 - - - - -
without hostel to 1 lakh
facility

URDPFI Integrated School 1 for 90,000 39000 3.9 - - - - -

with hostel facility to 1 lakh

Integrated School 1 for 90,000 39000 3.9 - - - - -

with hostel facility to 1 lakh

DDA School for 1 lakh 2000 0.2 - 50% 120 12.5m -

Mentally/Physicall
y Challenged

URDPFI School for 1 for 45,000 7000 0.7 - - - - -

Physically
Challenged

NBC 2016 School for 1 for 45,000 7000 0.7 - - - - -

children with
disabilities

URDPFI School for 1 for 10 lakh 2000 0.2 - - - - -

Mentally
Challenged

NBC 2016 School for 1 for 10 lakh 2000 0.2 - - - - -

children with
intellectual and
developmental
disabilities

HUDA School for 1 for 5 lakh - - - - - - 1 in each

handicapped sector

URDPFI Technical 1 for 10 lakh 40000 4 - - - - -

Education Centre

NBC 2016 Technical 1 for 10 lakh 40000 4 - - - - -

Education Centre

ITPI, SPA & TCPO Technical 1 for 50,000 50000 5 - - - - -

for Athani town Institution

DDA Vocational 5 lakh 4000 0.4 - 35% 150 26m -

Training Centre:
ITI/ Polytechnic/
Vocational
Training Institute/
Management
Institute/ Teacher
Training Institute
etc.

DDA General College 5 lakh As per norms As per - 35% 150 26m -
of the norms of
concerned the
professional concerned
governing professional
bodies. governing
bodies.

TCP Haryana College 1 for 1 lakh 60703 6.07 - - - - -

HUDA College 1 for 1 lakh 40469 4.04 - - - - -

URDPFI College 1 for 1.25 50000 5 - - - - -

lakh

NBC 2016 College 1 for 1.25 50000 5 - - - - -

lakh

PUDA College 1 for 1 lakh 40000 4 - - - - -

ITPI, SPA & TCPO College 1 for 50,000 30000 - 3 to 4 - - - - -

for Athani town 40000

xiii

 URDPFI Professional 1 for 10 lakh 60000 6 - - - - -
College
(Engineering
college)

NBC 2016 Professional 1 for 10 lakh 60000 6 - - - - -

College
(Engineering
college)

DDA Professional 5 lakh As per the As per the - 35% 150 26m -
College AICTE norms. AICTE
(Engineering norms.
college)

NBC 2016 Other Professional 1 for 10 lakh 20000 2 - - - - -

Colleges

URDPFI Medical College 1 for 10 lakh 150000 15 - - - - -

NBC 2016 Medical College 1 for 10 lakh 150000 15 - - - - -

URDPFI Nursing and 1 for 10 lakh 2000 0.2 - - - - -

Paramedical
Institute

NBC 2016 Nursing and 1 for 10 lakh 2000 0.2 - - - - -

Paramedical
Institute

URDPFI University 100000 - 10 to 60 - - - - -

Campus 600000

NBC 2016 University 100000 - 10 to 60 - - - - -

Campus 600000

DDA University 4 sites in 200000 Upto 20 - 30% 120 33m -

Campus urban
including extension.
International
Education Centre
(IEC)

3 Sports DDA Divisional Sports 10 lakh 300000 30 - - - - -

Facilities Centre

URDPFI Divisional Sports 10 lakh 200000 20 - - - - -

Centre

NBC 2016 Divisional Sports 10 lakh 200000 20 - - - - -

Centre

DDA District Sports 5 lakh 100000 10 - - - - -

Centre

URDPFI District Sports 1 lakh 80000 8 - - - - -

Centre

NBC 2016 District Sports 1 lakh 80000 8 - - - - -

Centre

DDA Community 1 lakh 30000 3 - - - - -

Sports Centre

DDA Neighborhood 10,000 10,000 1 - - - - -

Play area

URDPFI Neighborhood 15,000 15,000 1.5 - - - - -

Play area

NBC 2016 Neighborhood 15,000 15,000 1.5 - - - - -

Play area

DDA Housing Area Play 5,000 5,000 0.5 - - - - -

Ground

URDPFI Residential unit 5,000 5000 1 - - - - -

play area

NBC 2016 Residential unit 5,000 5000 1 - - - - -

play area

HUDA Stadium/Sports 1 for 2.5 to 5 40,469 4 - - - - -

xiv

 Complex lakh

4 Communica DDA Head Post Office 10 lakh 2500 0.25 - 30% 120 26m -
tion with
Facilities Administrative
office & with /
without delivery
office.

ITPI, SPA & TCPO Post and 1 for 10,000 1000 0.1 - - - - -
for Athani town Telegraph office

NBC 2016 Post office 1 for 15000 85 0.0085 - - - - -

counter without
delivery

NBC 2016 Head Post Office 1 for 5 lakh 2500 0.25 - - - - -

and
Administrative
office

NBC 2016 Head Post Office 1 for 250000 750 0.075 - - - - -

with delivery
office

TCP Haryana Sub Post Office 1 for 10,000 40 0.004 - - - - -

to 15,000

PUDA Sub Post Office 1 for 25,000 80 0.008 - - - - -

TCP Haryana Telephone 1 for 1 lakh 4047 0.4 - - - - -

Exchange

DDA Telephone 10 lakh 2500 0.25 - 30% 120 26m -

Exchange

PUDA Telephone 1 for 1 lakh 8000 0.8 - - - - -

Exchange

NBC 2016 Telephone 1 for 4 lakh 40000 4 - - - - -

Exchange

DDA RSU (Remote 1 for 3Km 300 0.03 - 30% 100 12.5m -
Subscriber Unit) radius

NBC 2016 RSU (Remote 1 for 3Km 300 0.03 - - - - -

Subscriber Unit) radius

NBC 2016 Radio/TV Station 1 for 5 to 8 1700 0.17 - - - - -

lakh

5 Security DDA Police Post 1.0 lakh 1000 0.1 - 35% 120 15m -
Facilities

TCP Haryana Police Post 1 for 30,000 4047 0.4 - - - - -

URDPFI Police Post 1 for 40,000 1600 0.16 - - - - -

to 50,000

NBC 2016 Police Post 1 for 40,000 1600 0.16 - - - - -

to 50,000

HUDA Police Post 2023 0.2 - - - - 1 in each

sector

PUDA Police Post 1 for 30,000 2000 0.2 - - - - -

DDA Police Station 2.5 lakh 5000 0.5 - 30% 120 26m -

TCP Haryana Police Station 1 for 1 lakh 8094 0.8 - - - - -

URDPFI Police Station 1 for 90,000 15000 1.5 - - - - -

NBC 2016 Police Station 1 for 90,000 15000 1.5 - - - - -

HUDA Police Station 1 for every 4 8094 0.8 - - - - -

sectors

xv

 PUDA Police Station 1 for 1 lakh 8000 0.8 - - - - -

ITPI, SPA & TCPO Police Station 1 for 10,000 2000 0.2 - - - - -
for Athani town

ITPI, SPA & TCPO Police Station 1 for 50,000 8000 0.8 - - - - -
for Athani town (major) (including
staff
quarters)

DDA District Office and 1 for each 10000 1 - 30% 120 26m -
Battalion administrati
ve zone

URDPFI District Office and 10 lakh 48000 4.8 - - - - -

Battalion

NBC 2016 District Office and 10 lakh 48000 4.8 - - - - -

Battalion

DDA Police Lines 1 for each 20000 2 - - - - -

administrati
ve zone

URDPFI Police line 20 lakh 40000 - 4 to 6 - - - - -

60000

NBC 2016 Police line 20 lakh 40000 - 4 to 6 - - - - -

60000

DDA District Jail 25.0 lakh 50000 5 - 30% 120 24m -

URDPFI District Jail 10 lakh 100000 10 - - - - -

NBC 2016 District Jail 10 lakh 100000 10 - - - - -

DDA Police Training City level (to 50000 5 - 30% 120 26m -
Institute / College be located
in fringe
area)

URDPFI Police Training City level (to 50000 5 - - - - -

Institute / College be located
in fringe
area)

NBC 2016 Police Training 1 at City 50000 5 - - - - -

Institute / College level (to be
located in
fringe area)

DDA Police Firing City level (to 100000 Upto 10 - 12.5% 25 9m -

Range (temporary be located
structures only) in fringe
area)

URDPFI Police Firing City level (to 100000 Upto 10 - - - - -

Range (temporary be located
structures only) in fringe
area)

NBC 2016 Police Firing City level (to 100000 Upto 10 - - - - -

Range (temporary be located
structures only) in fringe
area)

DDA Police camp City level (to 100000 Upto 10 - 12.5% 25 9m -

(temporary be located
structures only) in fringe
area)

URDPFI Police camp City level (to 100000 Upto 10 - - - - -

including be located
CPO/Security in fringe
forces area)

xvi

 NBC 2016 Police camp City level (to 100000 Upto 10 - - - - -
including be located
CPO/Security in fringe
forces area)

NBC 2016 Police booth (to - 10 to 12 0.001 to At - - - -

be provided by 0.0012 major
transport road
planners) interse
ctions

DDA Traffic and police As per As per As per - - - - -

control room requirement requirement requiremen
(temporary t
structures only)

URDPFI Civil defence and 10 lakh 20000 2 - - - - -

home guards

NBC 2016 Civil defence and 10 lakh 20000 2 - - - - -

home guards

6 Safety (Fire) DDA Fire Station 5 to 7 km 10000 1 - 30% 120 26m -

Facilities radius

TCP Haryana Fire Station 1 for 1 lakh 8094 0.8 - - - - -

URDPFI Fire Station 1 for 2 lakh 10000 1 ha with - - - - -

resi.
Accomodati
on

NBC 2016 Fire Station 1 for 2 lakh 10000 1 ha with 1 - - - -

resi. within
Accomodati 5 to 7
on km
radius

HUDA Fire Station 1 for 2.5 - - - - -

lakhs 8094 0.8
1 for 2.5 to 5 10117 1
lakhs 10117 1
1 for more
than 5 lakhs

ITPI, SPA & TCPO Fire Station 1 for 50,000 8000 0.8 - - - - -
for Athani town

NBC 2016 Sub fire 6000 0.6 1 - - - -

station/fire post within
a
radius
of 3 to
4 km

TCP Haryana Grid Sub-station 1 for 1 lakh 5059 0.5 - - - - -

HUDA Grid Sub-station 1 for 2.5 lakh 8094 0.8 - - - - -

ITPI, SPA & TCPO Electricity Sub- 1 for 50,000 2000 0.2 - - - - -
for Athani town station

NBC 2016 Electrical Sub- 1 for 15000 500 0.05 - - - - -

Station (11 kv)

NBC 2016 Electrical Sub- 1 for 100000 6000 0.6 - - - - -

Station (66 kv)

NBC 2016 Electrical Sub- 1 for 500000 40000 4 - - - - -

Station (220 kv)

xvii

 DDA Disaster One in each 10000 1.0 Ha along - 30% (on 120 26m -
Management Administrati with building area
Centre ve Zone suitable only)
open area
(2Ha) for
soft parking,
temporary
shelter,
parade
ground etc

URDPFI Disaster One in each 10000 1.0 Ha along - - - - -

Management Administrati with
Centre ve Zone suitable
open area
(2Ha) for
soft parking,
temporary
shelter,
parade
ground etc

NBC 2016 Disaster One in each 10000 1.0 Ha along - - - - -

Management Administrati with
Centre ve Zone suitable
open area
(2Ha) for
soft parking,
temporary
shelter,
parade
ground etc

DDA Fire Training City level 30000 3 - 30% 120 26m -

Institute / College (one site in
urban
extension)

URDPFI Fire Training City level 30000 3 - - - - -

Institute / College (one site in
urban
extension)

NBC 2016 Fire Training City level 30000 3 - - - - -

Institute / College (one site in
urban
extension)

7 Distributive DDA Milk Booth /Milk 1 per 5000 - - - Permitted in all zones as per -
Services and Fruit & population approved layout plan
Vegetable Booth

NBC 2016 Fruit and 1 booth for 250 0.025 - - - - -

vegetable every 5000
distribution booth population

URDPFI Milk Distribution 1 per 5000 150 0.015 - - - - -

population

NBC 2016 Milk Distribution 1 per 5000 150 0.015 - - - - -

population

HUDA Milk booth 12 0.0012 - - - - 2 in each

sector

URDPFI LPG godown/ Gas 1 for 40,000 520 0.052 - - - - -

Godown to 50,000

NBC 2016 LPG godown/ Gas 1 for 40,000 520 0.052 - - - - -

Godown to 50,000

DDA LPG godown 3 LPG - - - - - - -

including booking Godowns
office per 1 lakh
population

DDA SKO / LDO outlets As per - - - - - - -

standard
design of
the
concerned
department

xviii

 ITPI, SPA & TCPO Filling Station 1 for 15,000 500 0.05 - - - - -
for Athani town

ITPI, SPA & TCPO Filling cum 1 for 25,000 1000 0.1 - - - - -
for Athani town Service Station

8 Socio- DDA Multipurpose 10000 2000 0.2 - 30% 120 20m -

Cultural Community Hall
Facilities which may
include provision
for marriages,
small public
gathering,
function, eating
joint, and library
etc

URDPFI Anganwadi 1 per 5000 200-300 0.002 to - - - - -

population 0.003

NBC 2016 Anganwadi 1 per 5000 200-300 0.002 to - - - - -

population 0.003

URDPFI Community room 1 per 5000 750 0.075 - - - - -

population

NBC 2016 Community room 1 per 5000 750 0.075 - - - - -

population

URDPFI Community hall 1 for 15,000 2000 0.2 - - - - -

NBC 2016 Community hall 1 for 15,000 2000 0.2 - - - - -

TCP Haryana Community 1 for 10,000 8094 0.8 - - - - -

Centre/Club to 15,000

HUDA Community 8094 0.8 - - - -

Centre/Club/Janj 1 for each
Ghar sector

PUDA Community 1 for 30,000 6000 0.6 - - - - -

Centre

HUDA Dharamshala 1672 0.16 - - - - 1 for 5

sectors

DDA Banquet Hall 1.0 lakh 800 0.08 - 33.33% 75 15 m -

DDA Community 1.0 lakh 2000 0.2 - 25% 100 26m -

Recreational Club

URDPFI Recreational Club 1 lakh 10,000 1 - -

NBC 2016 Recreational Club 1 lakh 10,000 2 - -

DDA Recreational Club 5.0 lakh 5000 0.5 - -

DDA Socio-cultural 1.0 lakh 1000 0.1 - 30% 120 18m -

activities such as
auditorium,
music, dance &
drama centre/
meditation &
spiritual centre
etc.

URDPFI Socio-cultural 10 lakh 150000 15 - - - - -

centre/exhibition
cum fair ground

NBC 2016 Socio-cultural 10 lakh 150000 15 - - - - -

centre/exhibition
cum fair ground

URDPFI Music, Dance and 1 lakh 1000 0.1 - - - - -

Drama Centre

xix

 NBC 2016 Music, Dance and 1 lakh 1000 0.1 - - - - -
Drama Centre

URDPFI Meditation and 1 lakh 5000 0.5 - - - - -

Spiritual Centre

NBC 2016 Meditation and 1 lakh 5000 0.5 - - - - -

Spiritual Centre

DDA Exhibition –cum- 2 sites in 400000 Upto 40 ha - 20% 20 Subject -

Fair Ground new urban each to
extension statutory
clearanc
es

URDPFI Science Centre 10 lakh As per As per - - - - -

requirement requiremen
t

NBC 2016 Science Centre 10 lakh As per As per - - - - -

requirement requiremen
t

URDPFI International City level As per As per - - - - -

Convention requirement requiremen
Centre t

NBC 2016 International City level As per As per - - - - -

Convention requirement requiremen
Centre t

HUDA Public Library More than 8094 0.8 - - - - -

10 lakhs

HUDA Auditorium 1 for each 20234 2 - - - - -

town

ITPI, SPA & TCPO Auditorium 1 for 20,000 4000 0.4 - - - - -

for Athani town

ITPI, SPA & TCPO Cinema 1 for 20,000 2500 0.25 - - - - -

for Athani town

ITPI, SPA & TCPO Community hall 1 for 25,000 7500 0.75 - - - - -
for Athani town and Library

ITPI, SPA & TCPO Open Air Theatre 1 for 50,000 8000 0.8 - - - - -
for Athani town

9 Other DDA a) Old Age Home 5 lakh 1000 0.1 - 30% 120 26m -
Community b) Care Centre for
Facilities Physically-
Mentally
challenged
c) Working
women- men
hostel d) Night
Shelter
e) Adult Education
Centre
f) Orphanage/
Children’s centre.
(one each)

URDPFI Orphanage/Childr 10 lakh 1000 0.1 - - - - -

en’s centre. (one
each)

NBC 2016 Orphanage/Childr 10 lakh 1000 0.1 - - - - -

en’s centre. (one
each)

URDPFI Care Centre for 10 lakh 1000 0.1 - - - - -

Physically-
Mentally
challenged

xx

 NBC 2016 Centre for support 10 lakh 1000 0.1 - - - - -
services for
persons with
disabilities

URDPFI Working women- 10 lakh 1000 0.1 - - - - -

men hostel

NBC 2016 Working women- 10 lakh 1000 0.1 - - - - -

men hostel

HUDA Working women 1 for each 4047 0.4 - - - - -

hostel town

URDPFI Adult Education 10 lakh 1000 0.1 - - - - -

Centre

NBC 2016 Adult Education 10 lakh 1000 0.1 - - - - -

Centre

URDPFI Old Age Home 5 lakh 1000 0.1 - - - - -

NBC 2016 Old Age Home 5 lakh 1000 0.1 - - - - -

HUDA Old Age Home 1 for each 4047 0.4 - - - - -

town

URDPFI Night Shelter 10 lakh 1000 0.1 - - - - -

NBC 2016 Night Shelter 10 lakh 1000 0.1 - - - - -

DDA Religious - 35% 70 15m -

a) At 5000 400 0.04 includin
neighbourhood 5 lakhs 40000 4 g
level shikhara
b) At sub city level
in urban
extension

URDPFI Religious - - - - -
a) At 5000 400 0.04
neighbourhood 10 lakhs 40000 4
level
b) At sub city level
in urban
extension

NBC 2016 Religious - - - - -

a) At 5000 400 0.04
neighbourhood 10 lakhs 40000 4
level
b) At sub city level
in urban
extension

TCP Haryana Religious building 1 for 10,000 809 0.08 - - - - -

to 15,000

ITPI, SPA & TCPO Religious building 1 for 3000 1000 0.1 - - - - -
for Athani town

HUDA Religious sites 836 0.08 - - - - 2 in each

sector

PUDA Religious sites 1 for 15,000 1000 0.1 - - - - -

HUDA Taxi stand 4047 0.4 - - - - 1 for 2

sectors

HUDA Dhobi ghat 1 for 3 lakh 8094 0.8 - - - - -

HUDA Orphanage 1 for 5 lakh 12140 1.21 - - - - -

10 Cremation DDA Cremation 1 per 5.0 10000 1 - - - - -

Ground, Ground Lakh
Burial
Ground and
Cemetry

xxi

 NBC 2016 Cremation 1 per 5.0 25000 2.5 - - - - -
Ground Lakh

HUDA Cremation/Burial 1 for 5 lakh 24281 2.4 - - - - -

Ground

DDA Burial Ground and 1 per 10.0 10000 1 - - - - -

Cemetry lakh
population

NBC 2016 Burial Ground 1 for 5 lakh 40000 4 - - - - -

NBC 2016 Electric 1 for large 20000 2 - - - - -

Crematorium size towns

11 Open URDPFI Housing Area Park 5000 5000 0.5 - - - - -

Spaces

URDPFI Neighbourhood 15000 10000 1 - - - - -

Park

ITPI, SPA & TCPO Neighbourhood 1 for 5,000 8000 0.8 - - - - -

for Athani town Park

ITPI, SPA & TCPO Neighbourhood 1 for 1,000 2000 0.2 - - - - -

for Athani town Playground

URDPFI Community Park 1 lakh 50000 5 - - - - -

URDPFI District Park 5 lakh 250000 25 - - - - -

URDPFI Sub city Park 10 lakh 1000000 100 - - - - -

URDPFI Sub city level 10 lakh 80000 8 - - - - -

multipurpose
ground

URDPFI District level 5 lakh 40000 4 - - - - -

multipurpose
ground

URDPFI Community level 1 lakh 20000 2 - - - - -

multipurpose
ground

HUDA Children Park 2023 0.2 - - - - 2 in each

sector

ITPI, SPA & TCPO Children Park 1 for 2000 2000 0.2 - - - - -
for Athani town

ITPI, SPA & TCPO Tot Lot 1 for 500 500 0.05 - - - - -
for Athani town

ITPI, SPA & TCPO Total area 1 for 1000 15000 1.5 - - - - -
for Athani town required for Parks,
Playground and
Open spaces

xxii

 ANNEXURE -5
Growth rate of towns – Haryana

Table 1: Growth rate of towns – Haryana

Sr. no. Name of town Population Population %
2001 2011 Increase/Decrease
1 Ambala 168316 195153 16
2 Ambala Cantt. (CB) 61748 55370 -10
3 Ambala city 139279 104974 -25
4 Asan Khurd (CT) 8066 6873 -15
5 Assandh (MC) 22707 27125 19
6 Ateli (MC) 5673 7619 34
7 Babiyal (CT) 21644 26412 22
8 Bahadurgarh 131925 170767 29
9 Barwala (MC) 33132 43384 31
10 Bawal (MC) 12144 16776 38
11 Bawani khera (MC) 17424 20289 16
12 Beri (MC) 16162 15934 -1
13 Bhiwani 169531 196057 16
14 Bilaspur (CT) 9621 11733 22
15 Buria (CT) 9830 10903 11
16 Charkhi Dadri (MC) 44895 56337 25
17 Cheeka (MC 32128 38952 21
18 Chhachhrauli (CT) 9710 10533 8
19 Dharuhera (MC) 18892 30344 61
20 Ellenabad (MC) 32795 36623 12
21 Farakhpur (CT) 8740 9569 9
22 Faridabad (M Corp) 1055938 1414050 34
23 Farrukhnagar (MC) 9521 13513 42
24 Fatehabad 59917 70777 18
25 Ferozepur jhirka (MC) 17755 24750 39
26 Ganaur (MC) 29006 35603 23
27 Gharaunda (MC) 30172 37816 25
28 Gohana (MC) 48532 65708 35
29 Gurugram 228820 886519 287
30 Hailey Mandi (MC) 17081 20906 22
31 Hansi 75747 86770 15
32 Hassan Pur (MC) 9090 11569 27
33 Hathin (MC) 10916 14421 32
34 Hisar 263186 307024 17
35 HMT Pinjore (CT) 4199 3873 -8
36 Hodal (MC) 38309 50143 31
37 Indri (MC) 14511 17487 21
38 Jagadhri 101290 124894 23
xxiii

 39 Jhajjar (MC) 39002 48424 24
40 Jhakal Mandi (CT) 6895 7788 13
41 Jind 135855 167592 23
42 Julana (MC) 13635 18755 38
43 Kaithal 117285 144915 24
44 Kalanaur (MC) 16853 23319 38
45 Kalanwali (MC) 25163 22095 -12
46 Kalayat (MC) 17051 18660 9
47 Kalka (MC + OG) 30830 34134 11
48 Kanina (MC) 10195 12989 27
49 Kansepur (CT) 14952 18909 26
50 Kardhan (CT) 9579 18662 95
51 Karnal 221236 302140 37
52 Kharkhoda (MC) 18763 25051 34
53 Ladrawan (CT) 8008 6905 -14
54 Ladwa (MC) 22339 28887 29
55 Loharu (MC 11421 13937 22
56 Maham (MC) 18174 20484 13
57 Mahendragarh (MC) 24323 29128 20
58 Mandi Dabwali (MC) 53811 52873 -2
59 Mustafabad (CT) 8516 9042 6
60 Nagal Chaudhry (CT) 7368 8538 16
61 Naraingarh (MC) 18210 22832 25
62 Narnaul 62077 74581 20
63 Narnaund (MC) 15116 17242 14
64 Narwana (M Cl) 50435 62090 23
65 Nilokheri (MC) 16405 17938 9
66 Nuh (MC) 11039 16260 47
67 Palwal 100722 131926 31
68 Panchkula 140925 211355 50
69 Panipat 354148 295970 -16
70 Panipat Taraf Ansar (CT 31279 42877 37
71 Panipat Taraf makhdum 35155 67998 93
Zadgan
72 Panipat Taraf Rajputan (CT 18815 28803 53
73 Pataudi (MC) 16085 20418 27
74 Pehowa (MC) 33564 38853 16
75 Pinjore (MC) 29609 35912 21
76 Punahana (MC) 13179 24734 88
77 Pundri (MC + OG) 17018 33484 97
78 Radaur (CT) 11737 13690 17
79 Raipur Rani (CT) 7031 9028 28
80 Rania (MC 20961 25123 20
81 Ratia (MC) 23826 37152 56
82 Rewari 100684 143021 42
xxiv

 83 Rohtak 294577 374292 27
84 Sadaura (CT) 13176 14818 12
85 Safidon (MC) 27541 34728 26
86 Samalkha (MC + OG) 29866 39710 33
87 Shahbad (MC) 37289 42607 14
88 Sirsa 160735 182534 14
89 Siwani (MC) 15850 19143 21
90 Sohna (MC) 27570 36552 33
91 Sonipat 225074 289333 29
92 Taoru (MC 17328 22599 30
93 Taraori (MC) 22201 25944 17
94 Thanesar 122319 155152 27
95 Tilpat (CT) 6369 20514 222
96 Tohana (M Cl) 51519 63871 24
97 Tosham (CT) 11272 15559 38
98 Uchana (MC) 14111 16815 19
99 Uklana Mandi (CT) 10937 13219 21
100 Uncha Siwana (CT) 10610 8922 -16
101 Yamunanagar 306740 217071 -29

xxv